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1995 05-09 MERIDIAN PLANNING & ZONING COMMISSION AGENDA TUESDAY, MAY 9, 1995 - 7:30 P.M. CITY COUNCIL CHAMBERS MINUTES OF PREVIOUS MEETING HELD APRIL 11, 1995: (APPROVED) TABLED APRIL 11, 1995: PRELIMINARY PLAT FOR CENTRAL VALLEY CORPORATE PARK PHASE 5 BY RON NAHAS: (TABLED UNTIL JUNE 13, 1995 MEETING) 2. FINDINGS OF FACT AND CONCLUSIONS OF LAW FOR ANNEXATION AND ZONING REQUEST TO C-G BY MICHAEL PRESTON: (APPROVED FINDINGS OF FACT AND CONCLUSIONS OF LAW; RECOMMEND TABLE) 3. FINDINGS OF FACT AND CONCLUSIONS OF LAW FOR ANNEXATION AND ZONING TO R-4 BY PNE/EDMONDS CONSTRUCTION (PACKARD SUBDIVISION): (APPROVED FINDINGS OF FACT AND CONCLUSIONS OF LAW; FAVORABLE RECOMMENDATION) 4. PRELIMINARY PLAT FOR PACKARD SUBDMSION BY PNE/EDMONDS CONSTRUCTION: (TABLED UNTIL JUNE 13, 1995) 5. FINDINGS OF FACT AND CONCLUSIONS OF LAW FOR CONDITIONAL USE PERMIT FOR MANUFACTURING AND SALE OF SPECIALTY CANDY BY THE LITTLE CHIPMUNK: {APPROVED FINDINGS OF FACT AND CONCLUSIONS OF LAW; PASS ON FAVORABLE RECOMMENDATION) 6. FINDINGS OF FACT AND CONGLUSIONS OF LAW FOR A CONDITIONAL USE PERMIT FOR A QUICK SERVICE RESTAURANT BY McDONALD'S INC.: (APPROVE FINDINGS OF FACT AND CONCLUSIONS OF LAW; PASS ON FAVORABLE RECOMMENDATION) 7. FINDINGS OF FACT AND CONCLUSIONS OF LAW FOR TWO DRIVE-THRU RESTAURANTS BY RICK THOMAS: (APPROVE FINDINGS OF FACT AND CONCLUSKNS OF LAW; FAVORABLE RECOMMENDATION) 8. PUBLIC HEARING: REOUEST FOR ANNEXATION AND ZONING OF 73.5 ACRES TO C-G BY LANGLY AND ASSOCWTES: (TABLED UNTIL JUNE 13,1995} r~ 9. PUBLIC HEARING: REQUEST FOR A CONDITIONAL USE PERMIT FOR AN APPROXIMATELY 700,000 SQUARE FOOT RETAIL PROJECT BY LANGLY AND ASSOCIATES: (TABLED UNTIL JUNE 13, 1995) 10. PUBLIC HEARING: REQUEST FOR ANNEXATION AND ZONING OF 20.67 ACRES TO C-G BY W.H. MOORE COMPANY: (CITY ATTORNEY TO PREPARE FINDINGS OF FACT AND CONCLUSIONS OF LAW) 11. PUBLIC HEARING: REQUEST FOR ANNEXATION AND ZONING OF .65 ACRE TO C-G BY LEEANN LONGSON: (CITY ATTORNEY TO PREPARE FINDINGS OF FACT AND CONCLUSIONS OF LAW) 12. PUBLIC HEARING: REQUEST FOR ANNEXATION AND ZONING OF 42.02 ACRES TO R-4 FOR WHITESTONE ESTATES SUBDIVISION BY WHITESTONE PARTNERSHIP: (TABLE UNTIL JUNE 13, 1895) 13. PUBLIC HEARING: REQUEST FOR A PRELIMINARY PLAT FOR WHITESTONE ESTATES SUBDIVISION, 145 LOTS BY WHITESTONE PARTNERSHIP: (TABLE UNTIL JUNE 13, 1995) PLANNING & ZONING COMMISSION AGENDA TUESDAY, MAY 9, 1995 - 7:30 P.M. CITY COUNCIL CHAMBERS MINUTES OF PREVIOUS MEETING HELD APRIL 11, 1995: 1. TABLED APRIL 11, 1995: PRELIMINARY PLAT FOR CENTRAL VALLEY CORPORATE PARK PHASE 5 BY RON NAHAS: +a, ~~}( ~i;~rtin i3 , i9~.j~'~.rF_ 2. FINDINGS OF FACT AND CONC~SIONS OF LAW FOR ANNEXATION AND ZONING REQUEST TO C-G BY MICHAEL PRESTON: ~.c,=za i=r r_,-_ 3. FINDINGS OF FACT AND CONCLUSIONS OF LAW FOR ANNEXATION AND ZONING TO R-4 BY PNEIEDAI~ONDS CONST~2UCTION (PACKARD ,;~ SUBDIVISION): ~,;I~~,r yF-r,JCL ~~ T~'~.~~~, ~^~~ r~. ~rt.~ti-u.,.~u~ 4. PRELIMINARY PLAT FORPACKARD SUBDIVISION BY PNE/EDMONDS CONSTRUCTION jr::1-~~~~ ~ r,~ `~c...n,; ~ 3~~a'35 5. FINDINGS OF FACT AND CONCLUSIONS OF LAW FOR CONDITIONAL USE PERMIT FOR MANUFACTURING AND SALE OF SPECIALTY CANDY BY THE LITTLE CHIPMUNK: ~~~~'~ t~ i,'~z1 1= r ~/ ~ ;~,' ~X> cw'~ G-_- 6. FINDING` OF FACT AND CONCLUSIONS OF LAW FOR A CONDITIONAL USE PER1M~IT FOR A QUICK S~RVICE RESTAURANT BY McDONALD'S INC.: i / „{j7j'L~'~"-~L~ f"r f C. L.` ~-C..~)~<Y1 ~~GL-il,`£^1~ahC1~ .i~u2.C~`lv,.-r~:~~t~c1.c:J~-YZ°~.. ~..\U ~!(_ 7. FINDINGS OF FACT AND CONCLUSIONS OF LAW FOR TWO DRIVE-THRU RESTAURANTS BY RICK THOMAS. ,~~~'~~~~'~ I r I C ~, - ~x~ `~'~~ C~ ~ 8. PUBLIC HEARING: REQUEST FOR ANNEXATION AND ZONING OF 73.5 ACRES TO C-G BY LANGLY AND ASSOCIATES: 1 E~.~~~ ~n~~~' ~~~' ' `~ t'}~:~ 9. PUBLIC HEARING: REQUEST FOR A CONDITIONAL USE PERMIT FOR AN APPROXIMATELY 700,000 SQUARE FOOT RETAIL PROJECT BY LANGLY AND ASSOCIATES:'Lt~, _ 7,~ Gt.,~,I,~h' Sr.,-vu~ ~ ~ 7 i`i N ~` ~`~^w~-~_~...~. 10. PUBLIC HEARING: REQUEST FOR ANNEXATION AND ZONING OF 20.67 ACRES TO C-G BY W.H. MOORE COMPANY: L'~~,.,, .-( #-#r~~ r~~~ 4~ 11. PUBLIC HEARING: REQU~ST`F~R ANNEXATION AND ZONING OF .65 ACRE TO C-G BY LEEANN LONGSON: C,, ~cn-~ ~, , 12. PUBLIC HEARING: REQUEST FOR ANNEXATION AND ZONING OF 42.02 ACRES TO R-4 FOR WHITESTONE ESTATES SUBDIVISION BY WHITESTONE PARTNERSHIP: -`i;n ~r~5 ~ ~ j4~'r~St ~'~, ! `I -5 Y~`''i' ~°'~~~ ~~ 13. PUBLIC HEARING: REQUEST FOR A PRELIMINARY PLAT FOR WHITESTONE ESTATES SUBDIVISION, 145 LOTS BY WHITESTONE PARTNERSHIP: ~,' L'A ~ +e_, . ~lx,-.~ ~ '. 1495 VYtiCC~-~ ~\ CITY OF MERIDIAlV~ ~~%~` '~~ ~~ v ~CeG~ ~~~rS ~~- 3(5 ~ ~~ ~~~ a PUBLIC MEETING SIGN-UP SHEET ~ CITY OF MERIDIAN PUBLIC MEETING SIGN-UP SHEET ~~~.._.r ~,;~..___ ~,.. ~- - ~~~Ln ~,_ 9 ~ y P8 ~ - ~6// ~'~7 /~q' MERIDIAN PLANNING & ZONING COMMISSION MAY 9 1995 The regular meeting of the Meridian Planning and Zoning Commission was called to order by Chairman Jim Johnson at 7:30 P.M.: MEMBERS PRESENT: Tim Hepper, Charlie Rountree, Jim Shearer, Moe Alidjani: OTHERS PRESENT: Wayne Crookston, Gary Smith, Anna Doty, Leeann Longson, Helen Sharp, James Thomberry, Billie Premoe, Jim Rogers, Pam Rogers, Mary Lou Koga, Dawn Winebarger, Allan Winebarger, Brian Rayl, David Lewis, Craig and Roberta Thompson, Pam Haynes, Marcene and Ryan Blunck, Dale Sharp, Elaine Scrivner, Charlotte Sparks, Greg Korn, Virginia Jaunison, Ray and Carol Holaday, K.L. and Barbara Davis, Jim Ballantyne, Dave Robert Cox, Mike Kruse, C. Allen, Cameron McGough, David Hey, Donna McDonald, Wilma McBride, Malcolm MacCoy, Glen Colson, Dorothy Colson, Robert Ridgeway, Adrian Gowans, Robet Honstein, Kenneth Higgs, Marge Higgs, Gayhard and Marilyn Ruschman, Becky Bowcutt, Russel Keithly, Karen Gallagher, Katherine Booney, Bob Mitdiell, Randy Schindel, Kimberly Keller, Winston Moore, Charles Eddy, Tom Eddy, Jim Hihath, Tim McFarland, John Ambrose, Gary Fors, Larry Van Hees: MINUTES OF PREVIOUS MEETING HELD APRIL 11, 1995: Johnson: Are there any corrections, additions or deletions? Alidjani: Mr. Chairman I make a motion that we approve the minutes from the previous meeting held April 11, 1995. Rountree: Second Johnson: It has been moved and seconded that we approve the minutes as written, all those in favor? Opposed? MOTION CARRIED: All Yea ITEM #1: TABLED APRIL 11, 1995: PRELIMINARY PLAT FOR CENTRAL VALLEY CORPORATE PARK PHASE 5 BY RON NAHAS: Johnson: We have a request to table that item again. Shearer: Mr. Chairman, I move we table this until the next meeting. Johnson: A date certain would be June 13. Rountree: Second Johnson: We have a motion and a second to table item #1 until our next regularly Meridian Planning & Zoning Commission May 9, 1995 Page 2 scheduled meeting on June 13, 1995, all those in favor? Opposed? MOTION CARRIED: All Yea ITEM #2: FINDINGS OF FACT AND CONCLUSIONS OF LAW FOR ANNEXATION AND ZONING REQUEST TO C-G BY MICHAEL PRESTON: Johnson: Any discussion or changes regarding these findings of facts. as prepared by the City Attorney? Is there a motion regarding the findings? Rountree: Mr. Chairman, I move that the Meridian Planning and Zoning Commission hereby adopts and approves these findings of fact and conclusions. Alidjani: Second Johnson: We have a motion and a second to approve the findings of fact and conclusions of law as prepared by the City Attorney, this is a roll call vote. ROLL CALL VOTE: Hepper -Yea, Rountree -Yea, Shearer -Yea, Alidjani -Yea MOTION CARRIED: All Yea Johnson: Any decision or recommendation you wish to pass onto the Ciry Council at this time? Rountree: Mr. Chairman I move the Meridian Planning and Zoning Commission hereby decides that the application shall be tabled to allow the Applicant to provide the Commission additional information before making a recommendation to the City Council. Shearer: Second Johnson: A motion and a second to approve the decision as stated in the findings of fact and conclusions of law, all those in favor? Opposed? MOTION CARRIED: All Yea ITEM #3: FINDINGS OF FACT AND CONCLUSIONS OF LAW FOR ANNEXATION AND ZONING TO R-4 BY PNE/EDMONDS CONSTRUCTION (PACKARD SUBDIVISION): Johnson: Any discussion regarding these findings of fact? We need a motion. Meridian Planning i~ Zoning Commission May 9, 1995 Page 3 Shearer: Mr. Chairman, I move the Planning and Zoning Commission hereby approves and adopts these findings of fact and conclusions. Rountree: Second Johnson: We have a motion and a second to approve the findings of fact and. conclusions as prepared by the City Attorney, roll call vote. ROLL CALL VOTE: Hepper -Yea, Rountree -Yea, Shearer -Yea, Alidjani -Yea MOTION CARRIED: All Yea Johnson: Is there a recommendation you wish to pass on to the City Council? Shearer: Mr. Chairman, I move the Meridian Planning and Zoning hereby recommend the application for annexation and zoning to be granted under the terms and conditions in the findings of facts and conclusions of law and any other requirements set by the City Council. If the applicant shall not meet these conditions the application shad be denied or the land shall be de-annexed. Rountree: Second Johnson: A motion and a second to pass a recommendation onto the City Council as stated, all those in favor? Opposed? MOTION CARRIED: All Yea ITEM #4: PRELIMINARY PLAT FOR PACKARD SUBDIVISION BY PNE/EDMONDS CONSTRUCTION: Johnson: This is the plat, any comments or discussion, any recommendation? Rountree: Mr. Chairman, I have a question for City Engineer, Gary, preliminary plat for Packard have the questions you had previously been resolved? Smith: Mr. Chairman, Commissioner Rountree, I have not heard from the applicant, I don't know whether my assistant has or not. Rountree: Mr. Chairman, I would move to table the preliminary plat recommendation until such time that we know that the City's concerns and issues have been addressed. Meridian Planning & Zoning Commission May 9, 1995 Page 4 Alidjani: Second Johnson: Its moved and seconded that we table this i#em regarding the preliminary plat for Packard Subdivision until such information requested from the applicant is confirmed as being received all those in favor? Opposed? MOTION CARRIED: All Yea ITEM #5: FINDINGS OF FACT AND CONCLUSIONS OF LAW FOR CONDITIONAL USE PERMIT FOR MANUFACTURING AND SALE OF SPECIALTY CANDY BY THE LITTLE. CHIPMUNK: Johnson: Any discussion regarding these findings of facts? Rountree: Mr. Chairman, 1 move the Meridian Planning and Zoning Commission adopts the findings of fact and conclusions. Alidjani: Second Johnson: It is moved and seconded that we adopt the findings of fact and conclusions of law as prepared by the City Attorney, roll call vote. ROLL CALL VOTE: Alidjani -Yea, Shearer -Yea, Rountree -Yea, Hepper -Yea MOTION CARRIED: All Yea Johnson: Recommendation for the City Council? Rountree: Mr. Chairman, I move that we pass on a favorable recommendation onto the City Council for approval of the conditional use permit. Shearer: Second Johnson: It is moved and seconded that pass a favorable recommendation onto the City Council all those in favor? Opposed? MOTION CARRIED: All Yea ITEM #6: FINDINGS OF FACT AND CONCLUSIONS OF LAW FOR A CONDITIONAL USE PERMIT FOR A QUICK SERVICE RESTAURANT BY MCDONALD'S INC.: Meridian Planning & Zoning Commission May 9, 1995 Page 5 Johnson: Any discussion or comments, any corrections to these findings of fact? Alidjani: Mr. Chairman, I make a motion that the Meridian Planning and Zoning Commission hereby adopt and approve these findings. Rountree: Second Johnson: We have a motion and a second to approve the findings of fact and conclusions of law as prepared, roll call vote. ROLL CALL VOTE: Hepper -Yea, Rountree -Yea, Shearer -Yea, Alidjani -Yea MOTION CARRIED: All Yea Johnson: Any decision or recommendation you wish to pass onto the City Council? Alidjani: Mr. Chairman, I would like to make a motion that the Meridian Planning and Zoning Commission hereby recommends to the Meridian City Council that they approve the conditional use permit requested by the applicant for the property described in the application with the conditions set forth in the findings of fact and conclusions of law. Rountree: Second Johnson: Moved and seconded to pass the recommendation onto the City Council as written, all those in favor? Opposed? MOTION CARRIED: All Yea ITEM #7: FINDINGS OF FACT AND CONCLUSIONS OF LAW FOR TWO DRIVE-THRU RESTAURANTS BY RICK THOMAS: Johnson: Any discussion regarding the findings of fact as prepared by the City Attorney? Hepper: Mr. Chairman, 1 move the Meridian Planning and Zoning Commission hereby adopts and approves these findings of fact and conclusions. Rountree: Second Johnson: It has been moved and seconded that the findings of fact and conclusions of taw be accepted as written, roll call vote. Meridian Planning & Zoning Commission May 9, 1995 Page 6 ROLL CALL VOTE: Hepper -Yea, Rountree -Yea, Shearer -Yea, Alidjani -Yea, MOTION CARRIED: All Yea Hepper: Mr. Chairman, 1 move 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 applicant for the property described in the application with the conditions set forth in the findings of fact and conclusions of law. Rountree: Second Johnson: It has been moved and seconded we pass a recommendation onto the City Council as stated, all those in favor? Opposed? MOTION CARRIED: All Yea ITEM #8: PUBLIC HEARING: REQUEST FOR ANNEXATION AND ZONING OF 73.5 ACRES TO C-G BY LANGLY AND ASSOCIATES: Johnson: twill now open the public hearing, if there is a representative for the developer or Langly and Associates would they please come forward and present their plan to the Commission at this time. Russell Keithly, 999 Lake Drive, Suite 300, Issaquah, WA, was sworn by the City Attorney. Keithly: As already indicated I am with Langly and Associates, I am one of 2 shareholders, Langly is a real estate development company that was formed in 1984. My partner and 1 have commenced working together in the 70's early 80's as real estate developers with another firm. We have had a long term interest in the Boise valley, we looked here in the late 70's for some opportunities. I was raised in the Nampa area and get back frequently visiting family. So we have kept an eye on the Boise valley. With what has been happening recently with the growth in Boise and watching the Eagle interchange which we consider a very prime intersection for development and with St. Luke's happening and bringing sewer closer to the interchange we decided last fall it was a good time to look at Boise again and commenced looking for property which we could do a commercial development. We recently have worked on a couple commercial developments retail development which are similar to the one we are proposing. With your indulgence I would like to show you about 15 slides the City staff suggested because we are an unknown quantity it might be of interest to you the type of projects we have done historically, how we have done them, etc. I think I can run through these in 3 or 4 minutes. (SLIDE PRESENTATION) This is a project we did in the early 80's in Kirtin, Washington it is called Meridian Planning & Zoning Commission May 9, 1995 Page 7 Kirfin Park Place and I am showing it because it uses some of the metal roof characteristics we are going to use. It was a very innovative mixed use project at that point about 1/4 million square feet. Same project, there is a look at the office. We have a development company that typically does our project in joint venture with major financial institutions. We did this with the Warehouser Venture Company and subsequently sold it to a pension fund. Although not terribly related, just an idea of some of the quality of projects we do. This is a project we did in Denver, Colorado a 20 story elderly housing project which we completed in 1988. We did that with a group of pension funds that were represented by First Chicago Investment Advisors. Getting closer to what we are doing now this is really a small center with some of the types of tenants and I will try to focus that a little. This is a tenant who is not in the Boise marketplace yet, The Good Guys .Electronics, it is something similar to the future shop. Next is a store that again isn't in the Boise marketplace yet, Barnes and Noble Booksellers and Cafe which is an extraordinary .place to buy books and have an espresso or whatever Again this project is under construction, it is not yet completed. This is looking down from Barnes and Noble at the balance of it. Again, the architecture characteristic of this is not similar to what we are proposing but I wanted to show you, I think it is a quality architecture. This was actually an infill site where we refiabed a mega food store an old grocery store. Just to show you the similarity between another project we are currently doing and what we are proposing this is I-90 Corporate Center outline is 138 acres right on an interchange, 15 miles from downtown Seattle about 8 miles from Bellevue which is a town very similar in size to Boise and the town Issaquah which is a town that has many similarities to Meridian and it is primarily a bedroom community that has had limited retail. As a business park we constructed this building in 1990 at which time the market softened in Seattle, financing began having a problem and we converted it to a retail project again still under construction called pidcering place. That is a Costco, the back of Costco behind it, again many similarities, Overland will be 5 lanes at our property. This is a commuting street SE 56th Street that at where you are looking at it is actually 7 lanes and it is a minimum of 6 lanes. I am showing you this project primarily because our architectural concept while we are using a different architect in Boise this was an agrarian community and we have decided the rural agrarian architectural style is appropriate for Meridian. This is all built out of brick as I indicated we use a lot of metal standing seam roofs, I think that is probably the most attractive Costco in their chain. This is more in the heart of the existing office building in back, I am sorry there is a little too much light to read it welt, but you can see some of the metal roofs and brick and weather on the left. The blue roof building yet to be opened is Blockbuster Music as opposed to Blockbuster Video, on the far right the building you can barely see is a 9-plex cinema and Kachina Kachina is a Seattle based restaurant. This is Barnes and Noble in this project yet to be opened, they don't have their signage up, whatever, again some similar architectural characteristics as contemplated here. We do a lot of things even with parking lots, we broke up the parking lot with a lot of landscaping with a red walkway. We are standing and taking this picture at a computer Meridian Planning & Zoning Commission May 9, 1995 Page 8 store called Ballard Computer. Again it is a little too light but very rural nature of architecture. This is a tenant you have in Boise, again we tried to make it agrarian and some interesting architectural characteristics for a box store. There has been a great deal of concern by the staff of how we handle loading near the freeway and whatever. If you look on the right hand side that is a truck going by on Interstate 90 that is how close we are to the freeway. The loading dock is totally isolated and we have done a separate building to make it look like a farm building with metal siding. So when you drive by you don't feel you are looking at a retail store. A major tenant that is now in Denver and Salt Lake and the Seattle marketplace that is not yet in Boise, there is a lot of confusion over this because there was an Eagle Hardware and Garden in Boise apparently but this is unrelated it is Eagle Hardware and Garden. The store you are looking at is 140,000 square feet which is comparable to the Home Depot that just opened in Boise. Again I apologize we can't see it a little better but there is a lot of architectural detail in that building. twill walk you through the site plan, this has been in your packet I know in a reduced version so I will just point out some of the highlights. 1 apologize to the people behind, has anybody figured out a way to let you and the audience see? Johnson: Not really.. Keithly: Our plan right now is to have the larger tenants on the east side of the property, relatively the overall scope those tenants usually like to own the property so those will probably be land sells. We will have architectural control guidelines, we will have an architecture review committee to assure, even though somebody else is building those the architectural characteristics is consistent with the balance of the project and consistent with what we just showed you. We have, I won't go through all of the buffers and whatever but relative to the Meridian codes we have exceeded them dramatically. A 4 foot landscape buffer is required between parking lots and commercial residential uses. We have a minimum of 12 feet and 18 to 24 feet depending on where we are on the property. We are not just throwing in a fence we are putting in a 2 to 3 foot to 4 foot landscape berm with a fence on top of that. Your codes require depending on what part of the code it is a 4 to 6 foot fence and we are putting in a 2 to 3 foo# berm plus a 4 to 6 foot fence. So, we understand the concern of theneighbors without them telling us, we expected that. We are going to provide as much buffering as we possibly can. We have done lots of projects in residential neighborhoods the science of cut off lighting and whatever and the ability to have good designers to the parking lot so it doesn't intrude in any way on the adjoining residential is very positive now. You can see on nature A we put the loading as far as we could from the residential neighborhood and again relative to the freeway it has a wall so when they are there can't be seen from the freeway. We like in our projects, we don't like one tree landscaping things in parking lots, they tend to get destroyed and not make much of an impact, you will see we have consolidated our landscaping in rows and put more landscaping and consolidated places is what we find that does is when you are on one Meridian Planning & Zoning Commission May 9, 1995 Page 9 side of the project you actually get a screen and you don't see the whole parking lot at once and we find that is very effective. Our entry road is approximately 400 feet long, we are paying a lot of attention to that both in screening from the neighbors on both sides of that will be a 3 to 4 foot berm plus a rock wall, a divided median, there is going to be a double left hand tum into that and a divided median makes that work much better so it is a very significant road with very significant walls and landscaping. Johnson: What was the height of those walls along the freeway there, you probably said it and I missed it. Keithly: Along the freeway, we are still negotiating, what the City wants basically, but we are proposing a 2 to 3 foot berm plus a 4 to 6 foot wall and again those are wood walls so it could be a minimum of 6 feet and t think we need to look at that as we go and if more works better adding a couple feet to a berm or wall is very simple. So we need to do elevation studies and studies from the freeway to see how that works. Right now our emphasis and in all candor more on the neighborhood surrounding and we want to buffer them. The freeway is a visual buffer and we think it is very important when you go by on the freeway you see decent architecture and we will show you we have done some rear elevations of the building. So you do have to design the bads of a building we are just doing a project that none of the buildings have backs effectively so we had to design them all, they all are on streets and facing office buildings and neighborhoods. We think the building architecture is the most important thing from the freeway, from the freeway it is obviously a commercial center and vre don't perceive that as being negative. We have not done all of our storm water counts and whatever, but if you noticed the lake in the project that we did in Seattle that is a storm water detention/retention pond. That is a very pragmatic way to create a lake. Unfortunately your water table is such that we can't easily create a lake here, but we think we can create some grassy park like areas and until we have these tenants we are not going to overcertain if they want to do individual ones on their site so there are a number of these or it will enlarge this one so there is one large park like area. Again we are inclined to break it up with more detention/retention fields and grass and we are also doing some of that on this corner of the building. The flow is in this direction and to the creek. Johnson: Becky do you want to just tum that around for the audience. Keithly: Building heights generally will not exceed 30 feet, the zoning ordinance allows 40 feet. Typically the only thing that will be in excess of 30 feet will be parafoot walls that are used for screening and/or architectural features so we should not come close to your 40 foot maximum in this zone. Before I turn to the elevations, are there any questions on the site plan or would you like to do it all at once? Meridian Planning & Zoning Commission May 9, 1995 Page 10 Johnson: Any questions at this point or should we wait? Keithly: These are conceptual at this point in time, we think a project should not be monotonous as you saw in the other project there were a lot of architectural forms and that is what we are proposing here. We've had the architect take a spot kind of on the east side of the project backing to Eagle and show you a conceptual design with hypothetical tenants. We have effectively used metal siding on the fronts of building again obviously a rural agrarian feel which works well. It is a little hard to see but we have got supports which on the columns which have a very rural feel. The whole thing is covered so you have an entire covered walkway, again the metal roofs obviously tend to be rural in nature. The agrarian theme is our theme of this project, we plan to build it in split face concrete masonry units principally. Most people when they see it think it is brick and we usually use brick highlights, but it is a very rich material that we think we get very good product on. We tend to vary the color of the metal roofs and whatever and vary the color of the masonry. The masonry comes in a significant variety of colors, we like the predominantly what they call rose or red color which is reminiscent of brick, but we tike to mix it with beiges and lots of other colors and create lots of visual interest. The back of the building again, you can see the peak roof behind, we are using patterns and whatever in the brick. Your requirements, probably the most d~cult requirement you have is tfie amount of large trees that are required, 1 for 1500 square feet of parking and that is going to give us an awful lot of screening that will be pretty mature when we put in 3 inch caliper trees. We really haven't shown that as thick as it will be because we wouldn't see the buildings real well if we showed that. Somewhat for the education of the audience but also to explain a little bit to you about how we came to our decision that this was an appropriate use for this site. We did study your 1993 Comprehensive Plan, one of the six key community values is to expand the commercial industrial development within the. community so obviously we felt we met that. Most of our property, virtually all of it is designated mixed planned use development area. I think it is important to understand and I will just read the things that are allowed in that, specially retail commercial, variable density residential, offices, motels, industrial is allowed in that area, services commercial and public uses so there is a great variety that is allowed and we believe what we are doing is probably the least impacfful and economically most beneficial to the community. We found it interesting and I think it is a little gutsy on the City of Meridian's part something we haven't seen before on the part of a comp plat, 28-51-50 and F will just read it, "the mixed use area in the vicinity of Overland Road, Franklin Road, Eagle Road, I-84 Interchange," exactly where we are,"is a priority development area." So, we were encouraged, we don't like to battle with municipalities so we like to go to areas where we believe we are wanted and everything we read in the comp plan lead us to believe this was an appropriate concept that was actually a priority for the City of Meridian. I really think I would rather entertain questions at this point. Meridian Planning & Zoning Commission May 9, 1995 Page 11 Johnson: That is fine, any questions of the Commission? Rountree: Do you have traffic projections? Keithly: Yes, relative to traffic and traffic studies, we submitted to Ada County Highway Department just last week and that was behind our schedule. tt was partly behind our schedule we are using Bell Walker, a gentleman named Gary Funkhouser to do the traffic analysis and he had a difficult time getting a handle on traffic for this type of project. We actually approached Costco to find out where their traffic comes from at their store and how much of it comes from Canyon County and etc. and they shared some of that information with us to help in that modeling. I guess in traffic engineering and I call it the black boxes which I don't understand, and that is they take a type of development and they put it in the black box, but unfortunately the black box in this case the Ada County Planning Association put together assumes the traffic is going to come within generally a 4 mile radius. We consider for this type of project and I am glad you asked that because I wanted to mention this, our market is the entire area. We consider it to be 450,000 to 500,000 trade area. So we think we will draw from Ontario to Mountain Home to Camas County, it is a large trade area. It is not a frequent visit it is relatively infrequent visit but it is a relatively long visit. The people do come from a sign cant distance to make, so you are drawing dollars into your community heavily from out of the community as well as providing services that don't currently exist in your community. I actually have the traffic study with me, the County has asked, as you know I am not sure what their current position is they initially asked that you hold off on this hearing until they have had a chance to hear it. I think they subsequently asked that you continue it which is obviously fine with us. We think this warrants a couple of hearings and they are reviewing the numbers that we have presented to them. My recollection on an average day this generates something in the vicinity of 23,000 to 25,000 trips. Johnson: Any other questions? Rountree: I would assume then that you are considering improvements on Overland in terms of lane capacity as well as signalization? Keithly: As I understand it a relatively recent occurrence has been that improving Overland Road to 5 lanes from Cloverdale to Eagle is now in the County's 5 year plan. So that is going, and they are actually out doing surveying and acquisition and stakes and whatever. So, Overland is going to happen to 5 lanes, I doubt that it is going to happen in time to serve our project. So our plan is and it is more detailed in the traffic study we have to make a double left turn lane off of Eagle which we would do and improve Eagle to 5 lanes past our property while we wait for the County to catch up from the other direction. And then as you get a 100 feet past our property our entry Overland will then Meridian Planning & Zoning Commission May 9, 1995 Page 12 gradually go back down to its current configuration until the County comes from the other direction. We think it is going to be sooner than later. Our intersection is definitely signalized, double left in, right hand acceleration lane irt. tt is a fairly significant complex intersection. Hepper: Has the Highway Department made any comments about this being one entrance to this project, because I could see where there would potential conflicts there with emergency vehicles or something if something were to happen. Keithly: Emergency is not an issue, because when this road went in the State Highway Department basically took away the Eagle access to these property owners. When they did that and I think you are probably aware of it about 100 feet from this intersection they provided an access into the property, are all of you aware that its exists? We plan to keep that open for emergency access, you have to have a project of this magnitude 2 points of entry and exit for emergency vehicles. That will be only emergency vehicles so if there is ever a problem at this intersection and that gets blocked emergency vehicles will have ingress and egress. Hepper: Will that be a gravel road or paved road? Keithly: Whatever the fire chief wants and the emergency people, it is currently a very good gravel road. I think they are probably going to want, I talked to the fire chief today and he indicated ha would probably want grass barriers and whatever to keep it just for his use so we don't get the public using it. That will be up to whatever they desire, we are happy to pave that. I am not sure it warrants that or it may attract too many people wishing to use it if that is paved. It is a difficult site, our entry is only 1200 feet from the intersection and while a single entry into a project of this type is not optimum, 2 entries, 2 signalized entries within 1200 feet our traffic engineers don't feel is pragmatic or practical and you would get more conflicting reports. We initially worked with a Seattle traffic engineer and subsequently worked with bell Walker and think that they believe, all of their studies show that it operates easily under worse case conditions that level of service. It is a concern, we are meeting with them on May 26th after they have had a chance to digest our traffic study to review that. Johnson: Any other questions? Rountree: Have you had an opportunity to review the comments from the City staff, do you have any concerns or problems with those comments? Kei#hly: No, I have. talked to the fire chief of his comment abou# needing potentially a fire site and station and he said it is a generic comment. He wanted the Council to know that Meridian Planning & Zoning Commission May 9, 1995 Page 13 St. Luke's is happening and we are happening and there is more stuff proposed south of us that quadrant is probably going to require in the foreseeable future a fire station in his view. He specifically said he felt there probably too much traffic at the Eagle and Overland intersection to put it there. He would want it someplace where there is less traffic congestion and ingresslegress fire station for the vehicles. Hepper: What would your time frame be on this in your phasing? Keithly: An optimum time frame would be under construction by Spring and have some stores open by Christmas 1996, that is optimum. Likely it is 2 phases with the first phase sometime between Winter and Fall of 1996, open between Fall of 1996 and Fall of 1997 and hopefully all of it open by 1998 or 1999. Hepper: Would you have to have tenants before any buildings were built or would you build the buildings first and then try to seek tenants? Keithly: No, with these types of tenants we absolutely have to have tenants first. These are very custom buildings. Each of these type tenants and most of them now have hundreds of stores the national ones that we are talking to and they have a prototype and it has to be exactly 130 feet wide and not 120 feet wide and whatever. So they really are build to suits, even when we are building in line they are build to suits. Shearer: Do you have some potential commitments? Keithly: That is proprietary and they ask us not to talk about that,. we have a marketing director who is working virtually full time on it. We are in contact with scores of retailers. We don't have firm commitments yet and we will not, I can promise you we won't announce firm commitments and really have them firm until we have been through the annexation and zoning process. You have to understand in many parts of the country like where we do business regularly that process sometimes takes several years. So, retailers are generally very and say we like the concept and let's keep talking, but we will. formalize things when you are through with your City process. We have very significant interest from national retailers who are not here yet. People are very aware of the growth that is happening and is projected in Boise and the Boise valley. Johnson: Any other comments? We will give you an opportunity to answer anything that might come up throughout the public hearing as a rebuttal. We would like to do that at the end if that is alright. This is a public hearing, anyone else like to address the Commission on this application. Robert Cox, 3780 East Overland, was sworn by the City Attorney. Meridian Planning i~ Zoning Commission May 9, 1995 Page 14 Cox: I have been living in this community for 15 years, I work at Hewlett Packard and I design printer circuit boards for them. So you know who f am, I live in the Jewell Subdivision. I am not good at talking in public so I will do the best I can. This is a summary, I will give you a copy of it, I am going to read it. This is a summary of the issues pertaining to the proposed strip mall in Meridian at Eagle Road and Overland. The intention of this document is to review the pros and cons for an objective presentation to Ada County, the proposed developers and the existing neighborhood residents. Property developer issues. Logistically the interstate accessibility is fairly good. When looking at the intersection of Eagle and Overland it makes business sense. Logistically the parcel of property proposed for development is in the worse possible area of the interchange due to the eastbound t~4 on ramp. The choice of property location seems questionable when several alternate sites exist at both southeast and southwest comers of Eagle and Overland. This property seems much more appealing to the developers due to cost. The proposed single entry/exit limited to Overland is not only poorly thought out but makes absolutely no sense. The basic infrastructure necessary to support this type of development dce snot exist within the City of Meridian or Ada County. The basic proximity to I-84 for supplying businesses makes good sense. This property is cut in half by Five Mile Creek. I believe this is a federal creek and the federal government may have something to say about this. The proposed strip mall layout was so badly designed it was unbelievable. It is painfully obvious that whoever did this layout did not understand the logistics of this property or the logistics of this area of the county. City and County government issues. The level of improvements required to Overland to provide adequate safety for the residents of Ada County would be sign cant. Recently accidents on Overland between Eagle Road and Cloverdale have gotten significantly worse. In the past 2 months there have been two serious accidents. This past weekend there was an accident at Eagle and Overland and an accident at Cloverdale and Overland. The level of traffic increase would be substantial to the point that Overland would have to be widened to five lanes to accommodate the traffic between the intersections of Eagle Road and Cloverdale. Sidewalks would be an absolute necessity when Overland is widened between Eagle Road and Cloverdale. The speed limit needs to be reduced on Overland now as it is. The Meridian Sewer District does not extend into this area of the county. A malt of this size would surely require the addition of septic drainage connecting into the main sewers approximately now located one mile east of Overland past Locust Grove. The county, in general, must capitalize on the opportunity to get the sewers in when Overland is widened. The county must capitalize on the widening of the road between Eagle and Locust Grove when the main sewer line is connected. Current power lines supplying Overland are barely adequate to support the small requirements of the community and frequently loss of power is common. The increase on the electrical grid the proposed malt will require is not adequately supported by the current infrastructure. Sewage and drainage due to the extremely high water table in most of this area should be thoroughly understood. with an environmental impact statement done to review the Meridian Planning & Zoning Commission May 9, 1995 Page 15 possibility of the following issues: Existing private septics and private wells must be protected from the possibility of loss due to septic flooding or wells with sand. Several wells in this area have gone bad and some septics have had problems due to the high water table. Adequate drainage in the form of storm drains for run off must be provided as to insure adjacent property owners from being flooded. The slope of the drainage from the proposed mall appears to slope directly into the Jewel Subdivision. Has the developer looked at the flood plain map for 100 and 500 years? My guess is you are going to be paying flood insurance premiums for many years to come. This may be very costly to everybody. All added wells, drains and septic systems must have adequate safeguards to eliminate the possibility of children drowning. The five mile federal drainage will be destroyed by the creation. of this proposed development. Significant wildlife habitat will be lost or permanently altered forever. The effect of the lighting coming from the parking lot will destroy the beautiful view of the stars at night and the Bogus Basin Mountains. This will be a permanent loss unless parking lot lights are tumed off during evening hours as part of the mall grand scheme. (End of Tape) Police and Fire department support in this area of the county is minimal. At what cost to the county taxpayers does Ada County feel it should be spending to promote corporate profits? Costs in general for this kind of development seem prohibitive due to the basically inadequate inftastructure. Road development, increased traffic, major sewage overhaul, major power distribution changes, cost for increased police, fire, disposal services not to mention the money that it is going to cost just to complete all the studies needed to justify the development. Where are the funds coming from to correct the problems that are going to be created in Jewell Subdivision and on Rolling Hills Drive when the wells go bad and septic systems fail due to the significant changes proposed? Summary to the proposed owner/builder of this devdlopment. The idea of placing a major shopping center near the corner of Eagle and Overland seems to be basically a sound idea for a large twsiness to naturally evolve in the Boise valley. The actual piece of property that you have selected has so many negative connotations associated with it regarding impact to the surrounding community. It is my belief that you are buying a lemon. My suggestion is that if you really want to do this in away that will cause far less grief and be looked upon as responsible you should re- considerthe choice of property and entertain the southeast or southwest corners of Eagle Road and Overland. This will allow for multiple entrances on Eagle and Overland keeping traffic problems to a minimum. Most likely the profitability for your cooperation will be much greater due to the elimination of many of the costly challenges you will face othervvise. Summary to the sellers of the acreages in question. The fifty three acre parcel between the Jewel Subdivision and I-84 is possibly the worst place to put this kind of development for many of the reasons given. It is my suggestion that the City of Meridian annex this property and it be turned into a city park. There are no city parks in this area of town and the location of this property seems to ideally located. To do so would regain and maintain the beautiful panoramic view of Bogus Basin Mountains for generations to come. The current single access to this piece of property is perfect for placing. a parking Meridian Planning & Zoning Commission May 9, 1995 Page 16 lot on the west end leaving the remainder of the property to be used for Meridian. residents in this area to enjoy. The mall developers could participate in this process and it might be to their benefit to have a major city park directly across from this type of retail outlet mall complex. It is my opinion that the cost to the citizens of the community versus the profit you might make could just as easily be attained if this was sold, traded or donated to the city of Meridian or Ada County. In summary, the City of Meridian and Ada County have obligations to their citizens for balanced development.. With the new hospital being built north of I-84 this area is most certainly in need of a more comprehensive plan balancing the citizens needs along with business growth. They must go hand in hand if a development of this size must go into this area then lets be responsible to all parties involved. Common sense dictates this is the wrong location. Johnson: Thank you very much, any questions? Crookston: I just have one Mr. Cox, is that map or drawing still up here, would you grab that. Maybe this doesn't have what you were talking about, you said the southeast or southwest corner. Cox: I am talking about the two 80 acre parcels that are open fields in both of these quadrants that are not shown on the map. For everybody out here I am talking about the quadrant that is here and the quadrant that is over here. They are huge parcels. Crookston: Are you talking about the intersection of Overland and Eagle, those quadrants? Cox: Yes Johnson: Any other questions? Thank you, anyone else from the public that would like to address the Commission at this time? Jim Rogers,. 1115 Rolling Hills Drive, was sworn by the City Attorney. Rogers: 1 like that idea about the park, that will probably happen about the time that place that we heard about in Sunday school freezes over. I represent about 40 residents on the Rolling Hill/Jade/Onyx/Topaz area. We have a petition and a written statement. 1 would like to present that to the chairman right now. I am also not a good public speaker so bear with me. First I would like to thank the neighbors who are here showing support, many of who signed the petition are here. In Idaho's Centennial Year, 1993, the Gity of Meridian adopted and updated Comprehensive Plan and in early 1994 put into place a greatly revised Zoning and Development Ordinance. A common theme of both documents is the desire to manage growth and enhance Meridian's quality of life for all residents. Although the neighbors who have signed this petition are not residents of Meridian all reside within Meridian Planning & Zoning Commission May 9, 1995 Page 17 the impact area boundary. Many have property abutting the development site, and most are within 1000 feet of the property boundary. Every homeowner represented by this petition, living on Rolling Hills Drive, Jade, Onyx, Topaz and Overland will be severely impacted by a retail mall development approaching the size of the existing Boise Town Square mall; and the subsequent surrounding commercial development which will take place because of the mixed/planned use development designation shown on the generalized land use map in the Meridian Comprehensive Plan. The combined square footage of the available commercial space in the vicinity of Overland and Eag-e, shown on the land use map could and very probably will produce a developed area equal the size to that which already exist in the Milwaukee/Franklin area. this is certainly not in keeping with the managed grown vision of Meridian. Neighbors who signed this petition are united in their opposition to Langly Associates, an out of state developer, application for annexation, zoning or granting of a conditional use permit for the property generally located on the SE corner of I-84 and Eagle Road Interchange. There are many reasons for opposition to this development. Some of those reasons will be discussed in this petition, other have been, or will be discussed during the meeting tonight. I have made an attempt to list issues that were discussed in our neighborhood meeting last week. The numerical order of these issues do not indicate priority. All of us, both long term time residents (+10 years) have those who have recently moved here place a high value on the open aspect of the area. The ability to watch a beautiful Idaho sunset, still be able to see stars, watch and listen to wildlife such as Canadian geese, pheasants or an occasional fox. Some of us personally knew the lady, now deceased, who owned the subject property, and often took time from her irrigation work to chat about her farm and living in the area. She enjoyed the land as much as we enjoyed having her as a neighbor. The property is stilt being farmed. Today grain is growing, last year it was sugar beets, in other years com. If this development is approved a quality of life which we cherish will be gone forever, as well as the elimination of a very productive piece of high quality farm land. Southwest Ada County has one of the lowest crime rates in the County. The developer, in his proposal has listed what he considers positive. aspects of the development. Let's discuss some of the negative impacts. Boise Town Square Matl has experienced all of the following: professional thieves who work the mall every day, perverts, mall rats, including organized and unorganized gangs, vandalism, bomb threats, massive traffic congestion. This will certainly place an additional workload on the Meridian Gity Police as well as other emergency response groups. One of the stated objectives in the Comprehensive Ptan is the preservation of the Meridian Old Town Business District. Not only should the Old Town area be preserved but also the existing business entities already located in Meridian. As a point of interest; not many weeks ago on the TV show 60 Minutes a story ran: about communities who are now attempting to zone out stores such as Wal Mart which can come into a community and devastate the existing business infrastructure. If they decide the store is un-profitable they Gose stop and leave. Is the community a better place because of this? It appears if the developer achieves the stated goal of annexation and rezoning Meridian Planning & Zoning Commission May 9, 1995 Page 18 he will attempt to sell off parcels to other developers, and perhaps or perhaps not develop the remainder of the property himself. This will result in piecemeal development with lost of control by the City of Meridian to achieve a quality development. Last, but the most important, is the massive impact of traffic, light, noise, and air pollution. Unfortunately, the only way to discuss the impact of traffic is through the use of statistics and numbers which I know can be very boring. I'll try to use comparisons of the thing we know the most about, the Boise Town Square Mall. The information I am using is from a report titled MaII Area Action Plan -Phase 1, prepared by The Hoyt Company for the Ada Planning Association in August 1994. When the Boise Town Square Mall was constructed in 1986, the amount of spin-off retail and office development was originally projected at 1.1 million square feet. That has in realty become approximately 2 million square feet, with a future development potential for an additiona12.0 to 2.8 million square feet. I can't even visualize this much space. What this means from a traffic point of view is the roadway standard level of service has declined from a LOS "C" to "D" or "E", about as bad as it can get. The costs of addressing this traffic congestion from a traditional roadway construction approach has been projected at just under $60 million dollars. These costs would be above and beyond the $80 million already programmed; and are the equivalent of 25% of the entire ACHD capital budget over the next 20 years. If Meridian approves a development of the same size which has the potential to turn into another Town Square mall, from a traffic point of view several things can happen. The cost of improving Overland and Eagle over the next 5 to t0 years to accommodate this amount of traffic could result in a huge license and registration increase on every car owner in Ada County just to pay for the future combined cost of this proposed development and the Boise Town Square mall. The cost of maintaining bo#h Boise Town Square and the proposed Eagle Interchange infrastructure would result in a loss of dollars available to maintain the roads in the rest of the county. We have already seen many of the county subdivision roads starting to deteriorate. Perhaps Meridian and Boise city residents should be required to pay a larger share of road maintenance and improvement cost. They, after all benefit the most from Sales Tax Revenues. It is our understanding the Idaho State Highway Department has refused this proposed development access to Eagle Road. This means the entire traffic burden will be placed on Overland Road with a single entrance approximately 1000 feet from the Overland Eagle Intersection. Existing traffic counts in the vicinity of the Boise Town Square mall indicates approximately 30 to 35 thousand vehicles daily use the area, which as 4 entry and exit locations on three major roads. In the May 1, 1995 draft report titled: I-84 Power Center Traffic Impact Analysis prepared by Bell Walker Engineers of Boise; in review process by ACHD, and not yet accepted for public use, a projected vehicle per day count of 24,885 wilt enter and exist onto Overland Road. This appears to be on the low side, as the national average trip rates for shopping centers which are based on gross leasable area indicate that nationally, the smaller shopping center, the higher the trip rate per 1000 square feet of gross leasable area. Can you imagine approximately 25,000 to 30,000 vehices daily using a single entrance into the proposed mall. In discussions with Meridian Planning & Zoning Commission May 9, 1995 Page 19 Ada County Highway Department, they show no work planned for the next 5 years on the section of road between Cloverdale and Eagle. We realize the developer has stated most traffic would use the existing 1-84/Eagle Road Interchange, so there should be minimal impact on local roads. This is like saying when the Boise Town Square was developed in 1988 there would be no impact on Franklin or Milwaukee past the mall. Southwest Ada County is developing at an unprecedented rate. Traffic generated by this and other developments, both commercial and residential, will be using S-Mile, Overland, Cloverdale, Victory, and Eagle. In short every road in southwest Ada County will bring traffic to the area. Overland and the surrounding roads are not designed for this traffic burden, nor do we believe it is realistic to spend Ada County tax dollars for the sole purpose of accommodating developers. I'm almost finished here, but let me take a brief moment of time to discuss noise, fight, and air pollution which will tie generated in a very small area. The proposed development is surrounded on two sides by single family homes which were constructed sometime between approximately 1963 and 1975. Acxording to the developer, homes adjoining the developmen# are, almost without exception a significant distance from the subject property separated from the development by pastures. Let me state, even though some of us have small pastures, most of our homes are within 100 to 200 feet of the development parking lot or proposed structures. Some of the neighbors who live on the south side of the development have even less space separating their home from the developers property line. I guess we differ with the developer in what would be considered a significant distance. Hardly enough to provide a buffer. Nor, do many of us desire a wall constnxted at the back our our property. We will have parking lights glaring in our back yards; at all hours of the night there will be trucks moving through the parking areas loading and unloading freight; during the winter, in the early hours of the rooming we will hear snowplows scraping against asphalt and ,because of prevailing wind all of the auto exhaust and dust caused by traffic movement will blow right into our homes. Even now, when the wind is blowing out of the northwest, traffic noise from 1-84 is almost intolerable. Residents of this area are not anti-development. We believe there are better places where this development can be located. On Eagle Road, between Fairivew and Franklin are several tracts of land for sale, with the infrastructure already in place. Meridian has been trying for years to get a mall to locate at I-84 and Meridian Avenue. Both areas are suitable, will have little impact on existing single family homes, and still bring the perceived benefits to the City of Meridian. Develop these areas first. The south side of 1-84 is not the place for this type of development. Because we live within the Meridian impact area boundary, the Ada County Commissioners have indicated that by agreeing to the impact area boundaries in 1993, they no longer represent County residents in Planning or zoning issues. We are unable to vote or have a political voice in the selection of the Meridian City Council or Planning and Zoning Commission. In essence, we have been dis-enfranchised from the political process. Members of the Planning and Zoning Commission: You, after consideration of the developers proposal, input from other interested groups, and the neighbors viewpoint, have the responsibility of making a recommendation to the Meridian Meridian Planning & Zoning Commission May 9, 1995 Page 20 City Council concerning this development. We would urge, that while you are making this decision, please keep in mind you have the additional responsibility of being the only political representation that we and other county residents living within the impact area boundaries have. Decisions you make will have a lifelong impact on the quality of life for everyone now living and who will eventually relocate into this area. Thank you Johnson: Thank you, any questions? Thank you very much, any one else? Karen Gallagher, 318 E. 37th, Garden City, ACHD, was sworn by the City Attorney Gallagher: Mr. Chairman and members of the Commission, the Ada County Highway District Commission voted last Wednesday to have a representative from the District come over and request that you table this until they have been able to thoroughly review this and make some recommendations and forward them onto you to include in your consideration. We have just received the traffic study as the applicant stated last Friday. There are several issues that we have not even delved into at this point. Just on the surface as they stated we have 24,885 vehicle trips per day being produced or generated from this site. We have a 2 lane road currently that they are being serviced on. Currently a 21ane road would have a level of service capacity "C" at 14,000 vehice trips. Currently Overland Road has 7,000 vehicle trips on it. The soonest we would be able to get a report to our Commission for them to take action on it would be June 14th. 1 am not sure if they would be able to ad on it that night or if it would need to be continued from that point. So we are requesting that you table it until at least June 14th so we can, by that point we should know what time frame we are on and when we can get a finished report to you. Thank you. Johnson: Karen, our next regularly scheduled meeting obviously is the 13th, do you ever hold special meetings for situations that might be considered critical like this? Gallagher: Yes we have and I have not had a chance to discuss that. That is most definitely an option. We would probably be able to hold or be ready for a meeting by June 7th but seeing as that was usually or it would be a noon meeting was why we opted for June 14th, but I can definitely go back and request that they hold a special meeting on this. Johnson: I think it would warrant that if it was in your consideration to do that. Gallagher: The soonest, I know that we are planning on meeting with the applicant at this pant and the staff time that we anticipate needing at this point would be at least until may 26th that we can sit down in our usual tech review meeting and discuss the issues at hand with the applicant. So it would be some time the last week in May I would imagine if not Meridian Planning & Zoning Commission May 9, 1995 Page 21 probably the first week in June. Johnson: Thank you, any questions of Karen? Thanks for coming over this evening. Did you have a question? (Inaudible) Johnson: You have to address all questions through the Commission, it just gets clumsy and we can't transcribe the text if we don't. If you can hang on we will see how the testimony goes. If you decide to leave let me know. Anyone else from the public? David Lewis, 1494 Tanager Way, Boise was sworn by the City Aftorney. Lewis: My name is David Lewis, I support the I-84 Power Center. I live at 1494 Tanager Way, immediately adjacent to Overland Road, approximately one and a quarter mile east of the proposed I-84 Power Center. Many of us who live out there call this in-between southwest area a "no man's land". According to some planners who are suppose to know we're some 17,000 strong, big enough to be a city in itself, but we're not. We call this area "no man's land" because it's not in Boise thankfully and yet it's not in Meridian. And like so many here tonight who might have an opposing viewpoint neither I nor they can vote in Meridian's politics. But regardless, through various taxing entities we still have paid and will continue to pay the price to live out here and hope our voice is heard elsewhere. It is of our choosing. As a single person and while living in this "no man's land" among all the other taxes I pay, for the last 20 years some odd years I've paid my school taxes to the Meridian school district. And over that same 20 year period 1've consistently voted for the various school bonds and their overrides. I believe in educating the young. Whether those young belong to those who have long since resided here in the valley, the new commers coming in or, yes, even those other less than discriminate people who view procreating as their god given right to produce their numerous offspring but then cry foul when the subject of a head tax arises. Ahead tax for educating these their youth who continue to add to the burden of the already over-crowded an over taxed school system. Mind you, what some do with their spare relaxing moments is their personal business. But ff those same individuals are going to stand up tonight to voice their complaints against a tax producing entity like the I-84 Power Center with its annual tax contributions funneled into the coffers of the City of Meridian then their personal/private business becomes my taxing concerns. For those ones here tonight not familiar with the history of the Eagle road I-84 Interchange or Meridian's Comprehensive Plan I would like to briefly background this approximate $7 million interchange and the taxing potential it represents to the City of Meridian via the Meridian Comprehensive Plan. There is an ancient adage, so credited to a Roman philosopher, who once stated "when crossroads come together, henceforth springs commerce". The Eagle Road interchange falls under the auspices of the City of Meridian Planning & Zoning Commission May 9, 1995 Page 22 Meridian, and thankfully not under the thumb of the City of Boise who so desperately yearned to control and own this commerce crossroads. In 1989 after a long and hard fought battle with the Mayor of Boise, over which of the two cities Boise or Meridian would control this vital interchange the Idaho State Transportation Board Members reached a sound common sense decision based on irrefutable logic. The shortest distance between 2 points is always a straight line, alias the coupling of Interstate I-84 and State Highway #55. And this logic and the previous referenced Roman adage of crossroads coming together was re-affirmed by them Chairman of the Idaho State Transportation Board Mr. Carl Moore. When stated, "The I-84 Eagle Road Interchange will not only become the hub of the Boise Valley, but will become the massive transportation jugular vein of the State of Idaho. The only connector joining Interstate East-West I-84 with State Highway #55. Which is the only direct NorthlSouth route through the center/core of the State of Idaho." Thus, the City of Meridian n~ceived a goose with its golden sought after/commerce egg the I-84 Eagle Road Interchange. Subsequently, in 1993 via the public hearing process, Meridian notified the need to update its Comprehensive Plan. The strategic importance of the Eagle Road Interchange was specifically noted in that document. This final plan resulted in the mixed/planned use classification identified around the Eagle Road Interchange area. As such, the area was considered a high priority area for the encouragement of mall development and/or for commercial, retail, service centers, technical, businesses, etc. all of which would provide a strong tax base to the City of Meridian. To those of you who participated in Meridian's fight for the Eagle Road Interchange or through the Planning process, offered input into Meridian's final Comprehensive Plan, I say goody, goody, goody for you. To those of you who are transplants from such places as New Jersey or Connecticut or California or some other state who have finally arrived at your utopian garden spot as a Johnny come lately. Or those who did not become or did not take the time to become involved in the planning process, you're certainly not in a position now to holler the skies are falling, the skies are falling, the skies are falling. And I might add a 5 acre ranchero with a denuded horse pasture in the summertime which becomes a mud bath in the winter time along the roadside is considered by some to be visual blight, not a utopian sight. Already the Eagle Road Interchange has attracted the St. Luke's West Medical Complex which obviously selected the Eagle Road Interchange site due to present and future demands/needs for medical services in this southwest area. This medical building is the first of a six phase development. This first phase, presently under construction consists of a $14 million four story, 100,000 square foot west medical complex presently scheduled for door opening ceremonies in December 1995. Understandably and so recognized in the Meridian's Comp Plan, the Eagle Road Interchange area is becoming the crossroads of service and commerce. For commerce like the on-going St. Luke's West Medical Complex. For commerce like this proposed I-84 Power Center, which would negate the need to traverse the miles toward distance shopping. Or would those critics prefer to have a mass saturation of people and their little peoples occupying that same interchange corner Meridian Planning & Zoning Commission May 9, 1995 Page 23 instead? Given the nature of its strategic location onto Interstate 84 and the easy access throughout the valley, under multiplelmixed use. Theoretically that 73 acre site could be assaulted with a medium density number of 20 units to the acre of three story townhouses/condominiums; which after allowing for common ground usage a reduction of some 20°k would allow some 1200 units on site. Figuring approximately 3.2 to the family who would average 2 automobiles to each unit, some 3800 people could be daily driving some 2400 cars into that interchange comer. Not a dime for commerce, or revenue generating purposes. Just an overload on the already overloaded which is a taxing thought to an already taxing situation. I support the proposed I-84 Power Center located on the Southeast comer of the I-84 Eagle Road interchange. I offer this written statement for inclusion in the record. Thank you. Johnson: Any questions of Mr. Lewis? I saw a lady with her hand up. Katherine Mooney, 479 Main Street, Boise, was sworn by the City Attorney. Mooney: Mr. Chairman, I have written support from the property owner of the southwest corner of Eagle road and Overland. The gentleman who so graciously supported development on that corner isn't here now. I do have Mr. Griffen's written support of this and I also have a copy that I would like to give to the record. With that being part of the public record I don't have any other statements. Crookston: Excuse me, can I ask you a question, Mr. Griffin, what is his first name? Mooney: James Griffin owns the southwest comer, 80 acres. Pam Haynes, 1235 Rolling Hills Drive, was sworn by the City Attorney. Haynes: I will be very brief I did not intend on speaking at this meeting but there has been a couple of comment that 1 feel I would like to address. 1 was born and raised in Boise as was my father, his father came with his father on the immigrant train from Kansas in the early 1900's. So Mr. Lewis I am not a transplant. I also do not have children, so I am not prolrferating rapidly in my spare time. I will be brief I just have a couple more things. This proposed development does indeed border our property that we purchased some 11 years ago, my husband and myself. I feel it would have a very definite impact on us. The gentleman here told us tonight that their bottom line is protecting the homeowners in the area. It is my belief that the bottom line here is profit. I would ask that the Planning and Zoning Commission not approve the application for this proposed development. Thank you. Johnson: Thank you, yes sir. • Meridian Planning & Zoning Commission May 9, 1995 Page 24 Cameron McGough, 1360 Rolling Hills Drive, was sworn by the Ciry Attorney. McGough: I too did not plan on speaking, I will make it brief. I agree with ACHD I would like to see this tabled just because of the recency of the delivery of a draft transportation study. So I would like to see 8 and 9 on the agenda tonight be tabled until the June meeting. ACHD and ITD work very well with the developers and the homeowners and business folks. I have been very impressed since I deal with that on the side as a job. I think given that length of time to review and work with the developer, work with the homeowners, something will work out whatever it may be. I strongly urge you not to go forth on any decision other than a postponement tonight. Additionally Mr. Langly or his representative here maybe with just mis~mmunication. The section of Overland between Locust Grove and Cloverdale those 2 miles are not in the 5 year plan. They will remain at 2 lanes, we have not begun the transportation improvement program therefore as it stands right now it is going to be a 2 lane road only. Additionally in the transportation plan that was mentioned the transportation study looking trough the trip generation manual the estimates it is reasonable engineering practices but they did choose the low end. We could be looking at anywhere from 25,000 to 45,000 vehice trips and that is not including, I urge you to also look with a lot of forethought at the southwest and southeast comers because spinoff is going to occur. So we can't just have one access and if it does happen we need to have an additional access because a single access won't work especially when you start looking with forethought with what is going to happen in the spin off. Thanks. Johnson: Thank you Virginia Jennison, 4511 North Linda Vista, Boise was sworn by the City Attorney. Jennison: My name is Jennison, my single name was Oliason. 1 am sure some of you are familiar with Dorothy Oliason my sister who was my sister she passed a year ago. I am sure if she was here today she would be speaking also. So this is sort of personal as well as emotional and financial. My parents came to Idaho in 1919 in a model T Ford on their honeymoon. They bought the farm at that time. We had a beautiful farm out there. Then one day the freeway came along and took a portion of our farm which really hurt because we had a beautiful farm and nice level fields. Then came along the on ramp to the freeway which totally wiped us out. We had a gorgeous house out there, beautrful hard wood floors and barns and chicken houses that my dad built. That hurt a lot, we stood out there and kxied while the bull dozer pushed them down. The people in the subdivision, I can feel for them a little, but I drive down that road frequently on Overland and there is an old barn out there that was there when I was little. It is all buried, 1 think barn and the house, it is all buried in a bunch of dead trees and garbage and fallen down and it looks like an eye sore to me. If these people are so proud of their subdivision I suggest they get out there and do Meridian Planning & Zoning Commission May 9, 1995 Page 25 something to clean it up because it looks terrible. You'd think they could get that out of there and put another house or 2 in there, it looks bad. This would be a financial thing for us also, we all worked very hard out there on our farm and we went to court and we almost lost our shirt which was not fair. So I think that it is time that we realize something from our place, because it was all taken from us. Excuse me, it is very emotional for me, because it was our home a long time and everything is just gone. So if these people want to live out there they can live there, but I think that it would help the tax base in Meridian it would do a lot of the community. The hospital is going up out there, it is going to be a beautiful facility and I think this would be very advantageous to the City of Meridian. It might not happen tomorrow or a month from now but I think it is a thing that is going to come. Personally I hate to go out there to the mall where it is, it is such a crazy mixed up bunch of traffic and this would be just straight off the road right into this property. They have plans for a beautiful thing and I think we might have a plan for something for my family as a tribute to them since they have lived there since 1919. My dad worked hard out there, and my brother farmed and my sister. A lot of back breaking work has gone into that place and I think it is fair that we have the right to realize something from it whenever that comes. That is what I hope and pray for, thank you. Johnson: Thank you for your testimony, is there anyone else from the public that would like to address the Commission at this time? Kenneth Higgs, 3330 East Overland, was sworn by the City Attorney. Higgs: I speak in favor in support of the t-84 Power Center. I am retired and I live in the Meridian School District. I believe that taxes raised by this power center will help the City of Meridian and keep retired people taxes from increasing for school bonds all the time. Thank you. Johnson: Is there anyone else? Bob Mitchell, 4642 North Zimri Place, Boise, was sworn by the City Attorney. Mitchell: I am also a privileged individual who doesn't live in either Boise or Meridian. My kids attend Meridian schools and I am very anxious to see new things come in that can broaden the tax base. 1 have an interesting perspective on this, I had the privilege of serving as a general manager of Boise Town Square for seven years. 1 was able to see some of the things that the developers of the mall did to soften the impact to neighboring homeowners. As you remember there were 7 or 8 homes literally 30 or 40 feet from the mall boundaries and by the creative use of landscaping, evergreen trees and I think meticulous care that some of those areas actually saw an improvement. In that seven year period we never got a single complaint from any homeowner for noise in the parking lot, Meridian Planning & Zoning Commission May 9, 1995 Page 26 late night hours or anything. So I would certainly hope that the Commission would take that into consideration that some of the great things that were done there. 1 am familiar with the developer a little bit, I have seen one of the projects they have done and I think it would be a great addition to the City of Meridian. Thank you. Johnson: Thank you, did 1 see another hand? Randy Schindel, 1005 Rolling Hills Drive, was swum by the City Attorney. Schindel: My biggest concern is, I moved to Idaho 8 years ago, almost nine. I grew up in the town of San Dimas, Calffornia that was basically the size of Meridian is now. Now there are over a million people in that town. I moved here for the quality of life, when moved here there were more people moving out than moving in. I just hope that the City Planners can see to keep this growth to whatever it needs to be. Keep it to where we have a nice place to live without the crime and everything else that goes along with it. That is basically all I have to say. Johnson: Okay, thank you. (End of Tape) Kimberly Keller, 1545 Jade, was sworn by the City Attorney. Keller: I did not plan to speak, I signed the presentation that Mr. Rogers gave. I served for 2 years as Mr. Mitchell's secretary and I am very concerned about the crime issue that comes to a facility of this size. As a secretary you take the buff of all of the people that come through that door. When their stereos have been ripped off, when women and children have been exposed to men exposing themselves in the parking lot or in the mall and the professional thieves, when the purses are taken, when purchased property is stolen on a daily basis. This happens every single day. 1 don't want that in my backyard. Bob Mitchell knows that one entrance will not do it, anybody that has been to Boise Town Square during Christmas shopping knows that 3 entrances, 4 entrances on 3 roads doss not do it. One entrance won't do it Mr. Langly Associates so you had better go back to the drawing board. Johnson: Is there anyone else? Jim Ballantyne, 10250 Whispering Cliffs Drive, Boise, was swum by the City Attorney. Ballantyne: It seems like part of the credentials this evening is when your ancestors came in or when you came into the valley yourself. I can affirm that when my Great Grand dad Meridian Planning & Zoning Commission May 9, 1995 Page 27 road in here before Boise was even formed in 1862 he didn't really want to see any of you folks here. He didn't want any roads built, he didn't want any fences stretched and time moves on. My great grand dad, my grand dad, my dad and myself have seen all of this happen. It certainly is a different valley than what we were raised in. I do feel for the people in the subdivision, but I feel sorry for the people that truly see their lives impacted by development, but it is certainly coming, it is nothing we can do about it. I certainly hope the City of Meridian will make a wise decision as far as traffic patterns are concerned so it makes the least impact possible on the community. Thank you. Johnson: Thank you, is there anyone left that would like to testify? Seeing no one then I will close the public hearing unless there are some closing remarks by the developer? Keithly: The main thing I wanted to address was ACHD's comments. We have no objections to their request, and I don't know how you gentlemen wish to handle it for a continuation. We acknowledge we got our traffic study in late and we acknowledge it is a complex issue. We had worked with them and actually had scheduled to be in front of their technical committee on May 26th on the premise that it would be in front of their Commission on June 7th, so there would not be a problem getting it to you. So I was a bit surprised that all of that had slipped to June 14. Because the 26th date was predicated on getting it to the next Commission meeting. There was, relative to whether Overland is a 2 lane road and the statistics on that obviously Overland at this intersection will not work as a 2 lane road and we are prepared to upgrade it to a 5 lane road with fuming lanes. I am sorry if my advice is incorrect relative to the 5 year plan on this, my advice came from Gary Funkhouser of Bell Walker who said it was a relatively recent occurrence that section had been moved to the 5 year plan and 'rf that is incorrect I apologize for that. That was the information we had. Thank you. Johnson: Any further discussion by the Commission? Okay the public hearing is closed, what would you like to do Gentlemen? Rountree: We have some confusing dates here, if we table it to a date certain it would be our next regularly scheduled meeting and we still don't know if we wi-I have comments from ACHD. Johnson: We have the option of doing that, however we can also table it additionally if there is no information with a date. We need to table it to a date certain. Rountree: Do we have the option to start the findings of fact conditioned upon receipt of the comments from ACHD? Johnson: That would be an option. Meridian Planning & Zoning Commission May 9, 1995 Page 28 Rountree: And table it if we don't get that at the next meeting? Crookston: I would like to have those comments well in advance of having to have the findings of fact prepared for this particular application. Rountree: Sounds like July would be the soonest. Johnson: Unless the 26th fits with the 7th instead of the 14th, there seems to be some mis-understanding there. The chances I think are great that the input from ACHD is material and that anything we did with respect to findings of fact would have to be either amended or re-written anyway. Time does not seem to be a super critical issue in terms of one week or one month. Rountree: Mc Chairman, I move that we table this item until our next regularly scheduled meeting. Shearer: Second Johnson: It has been moved and seconded that we table this item until our next regularly scheduled meeting which is June 13, 1995, all those in favor? Opposed? MOTION CARRIED: All Yea FIVE MINUTE BREAK ITEM #9: PUBLIC HEARING: REQUEST FOR A CONDITIONAL USE PERMIT FOR AN APPROXIMATELY 700,000 SQUARE FOOT RETAIL PROJECT BY LANGLY AND ASSOCIATES: Johnson: Because this has been noticed we need to handle. this item as welt even though it is connected with number 8. 1 would only be interested if someone has new testimony and not repetitive testimony for number 8 because those will be incorporated. At this time I will open the public hearing, Langley and Associates has advised me they have no further testimony at this time. Is there anyone that would like to address the Commission? Jim Rogers, 1115 Rolling Hills Drive, was sworn by the City Attorney. Rogers: All I am asking is that this be tabled in the like with item #8. Thank you.. Johnson: Thank you, is there anyone else? Seeing no ane then t will close this public hearing. We need to address #9 officiatly. Meridian Planning & Zoning Commission May 9, 1995 Page 29 Rountree: Mr. Chairman, I make a motion that we table this item until our next regularly scheduled meeting June 13, 1995. Shearer: Second Johnson: It is moved and seconded that we table this item until' our next regularly scheduled meeting on June 13, 1995, all those in favor? Opposed? MOTION CARRIED: All Yea ITEM #10: PUBLIC HEARING: REQUEST FOR ANNEXATION AND ZONING OF 20.67 ACRES TO C-G BY W.H. MOORE COMPANY: Johnson: I will now open that public hearing and invite the applicant to come forward and address the Commission. Becky Bowcutt, Briggs Engineering, 1111 South Orchard, Boise, was sworn by the City Attorney. Bowcutt: This particular item before you this evening is an annexation of property just west of tuna-Meridian Road and on the north side of Overland. It adjoins I-84. On our west boundary is Mountain View Equipment, to the east of us is an undeveloped parcel currently zoned general commercial or C-G and within the Gity limits. And then adjoining that particular parcel to the east is the Sandman Motel and the JB's Restaurant. This parcel is within Ada County's jurisdiction right now but within your area of impact and contiguous to the City limits. The particular parcel as you can see from this map here is right here is currently zoned C-2. Under Ada County jurisdiction that is a highway commercial zone, i# is comparable to your C-G, the fact is that it has a few uses that could be designated as more intensive than what your C-G allows. My client Mr. Moore is purchasing this C-2 parcel which we are annexing. and rezoning this evening. He has also purchased this existing C-G piece that is approximately 18.5 acres. So basically our intent is we have a particular parcel of ground that is split between Meridian and Ada Countys jurisdiction. They are both zoned commercial, all we want to do is annex this 20.67 acres so that it is consistent with this eastern portion. I have worked on these parcels for about the past 3 years, they were owned by Tower and Associates. They at one time owned the entire comer and they sold this for the Sandman Motel and just recently we came through with a cohvenient store application and a motel addition for this comer here. The parcel has existing sewer, the intersecter runs along its boundary, it comes across and bores I-84 and runs parallel with the creek and comes out and goes south out to the Elk Run Subdivision and. also goes in an easterly direction. City water is also available on Overland Road, it is right here at this point, it is approximately 13 feet to the west from the property Meridian Planning & Zoning Commission May 9, 1995 Page 30 line that lies right here. We feel that our application is reasonable, it does comply with the Comprehensive Plan. This is designated as a mixed use area under the Comp Plan which references it eligible for offices, retail, and other higher uses because of the close proximity to I-84, major arterials and collectors and also the interchange of Kuna-Meridian Road. Do you have any questions? Johnson: Thank you Becky, any questions of Ms. Bowcutt? Alidjani: Any specific use at this time? Bowcutt: The uses I would like Mr. Winston Moore to address the particular uses. Winston Moore, 11665 Thomas Drive, Boise, was sworn by the City Attorney. Moore: The question was as to uses, Mr. Chairman and Commissioners, at this time we don't have a spec use in mind. I have talked about this parcel with over the last couple of years when I was debating whether or not to acquire it with the Mayor and others in City Hall as to what they felt the best use of that parcel should be or would be. The information that I have is the City would like to see it developed on a commercial basis, hopefully with shopping which seems to be under built in Meridian now. We are exploring and frankly you have probably heard enough of shopping centers tonight, but we are exploring the possibility of a shopping center there. It depends on the market. My experience in real estate development in the valley is that we don't have the luxury quite often of saying this is exactly what we are going to do with a given piece of property, commercial property until we have gone to the market, talked to the perspective tenants and really evaluated the market. We are in the process of doing that now. We believe that the highest and best use for that parcel based on the growth your good City is having and the availability of a retail facility in the area is probably retail. Whether the tenants will agree with remains to be seen, I really don't know. I am further presuming and I have read your zoning ordinance quite thoroughly and it is not clear in my mind if a shopping center is allowed in a C-G zone. If it is not and we determine that the market in fact will support a shopping center then will we come back to you with the appropriate conditional use request or otherwise. It appears to us that the fall back so to speak use of the land in the event it does not become predominantly retail or a shopping center might be things such as a moving picture theater, your community according to the Idaho Statesman, sometimes the accuracy it a little dubious but 35,500 is the number they had in there the other day in an article about the Meridian and to my knowledge and our research shows you do not have a moving picture theater within the City limits of Boise. The nearest one is about 4 1/2 miles away which is Overland and Five Mile. It has been as you are all well aware at least one automobile dealer has felt that intersection and the interchange is a good location for an automobile dealership. Our sincere objective and I heard the guy fro Langly a little s ~ Meridian Planning ~ Zoning Commission May 9, 1995 Page 31 while ago take a whipping for profit and so on. As trite as it may sound sure we make a living doing this, but our sincere objective will be to create a use for that property, project on that property that will be in the best interest of the community. If it isn't it will fail and we've had some level of success I guess of doing this very thing of researching the market and deciding what is best suited for a piece of property. I am sorry to ramble but my bottom line is I really don't know at this time, but our direction will be towards a shopping center much smaller than the one you just heard. Johnson: Well, it sure took you a long time to say that. But after waiting for so long it is perfectly understandable. Thanks Winston, any questions of Mr. Moore? 1 jabbed you a little bit there, I bought my first shotgun from you at Inlet Sports at about 1958 I think it was. To tell you how long ago that was it was a Browning A5 and I paid $153.50 fora 3 inch magnum so you know that was a while ago. Anyone else? No interest in that one I will close the public hearing. What would you like to do? Rountree: Mr. Chairman, I move that we have findings of fact and conclusions of law prepared on this agenda item. Hepper: Second Johnson: It is moved and seconded to have findings of fact and conclusions of law prepared by the City Attomey, all those in favor? Opposed? MOTION CARRIED: All Yea ITEM #11: PUBLIC HEARING: REQUEST FOR ANNEXATION AND ZONING OF .65 ACRE TO C-G BY LEEANN LONGSON: Johnson: I will now open the public hearing and invite the applicant or a representative to address the Commission. Lee Longson, 3497 Hull Drive, Eagle, was sworn by the City Attomey. Longson: Mr. Chairman and Commissioners, I have reviewed the comments that were made by the Assistant City Engineer Mr. Bruce Freckleton, and we do not have any problem with complying with these at a future date. He has requested on different issues of that we connect to the sewer, water and make proper access into Fairview Avenue. I would like to Garity just for the records the actual use of the structure that we have there. It is an old farmhouse and we intend on doing very light remodeling which. we have basically just kind of cleaned it up a little bit. We are going to use it for a small business, very few employees, there will be very few entrances and exits onto Fairivew, probably Meridian Planning 8~ Zoning Commission May 9, 1995 Page 32 maybe 10 a day at the most. I know the report is based on 150. We will have no more impact on that area than it would be if it were rented as a home. We will not have any of what you would consider as consumer traffic of people coming in and out of the business because that is not the type of business that we intend on putting there. I would just like to recommend that we be given some special consideration there 1 guess as far as what we can use with the property. If the existing well or septic tank for example were to fail I would then connect to the major utilities that are available. But until the time that we actually do something with the property whether it be another commercial building, that we knock down the existing farm house or whatever at that time we would comply with whatever the City has recommended for us to do so. Thank yau. Johnson.: Thank you, Mr. Crookston you might want to address the issue of being required to connect to City services. Crookston: Our ordinances require connection to City sewer and water if the property is within 300 feet, I have no idea where the 300 feet is but that is our ordinance. Johnson: 300 feet of existing sewer and water utilities then you have to connect there are no options. If you get annexed, otherwise we don't annex you. Leeann Longson, 2497 Hull Drive, Eagle, was sworn by the City Attorney. Longson: Initially we are in the impact area with Ada County. Initially I made I appealed to them so that we could be commercial. They said that we are far ahead of our time for them so we should hit Meridian. The only thing that I would say is that. we are within the 90 feet of the wafer, 1 know, I don't know how far the sewer is. Actually we would have loved to have gone through the County but 1 don't know why they thought we were ahead of their time. So maybe you could shed a little light on that if you know. Johnson: Well, you are just in our impact area, so and you are requesting annexation and zoning to the City of Meridian. Longson: Yes, but initially we were not. Johnson: But since you did that is why you are here. Longson: Okay, so you want me to just pay the fee and sit down, okay. Johnson: No, you can sit down and then send the check. Is there anyone else that would like to address the Commission on this issue? There is a procedure for requesting a variance and we normally turn those down. Meridian Planning & Zoning Commission May 9, 1995 Page 33 Crookston: We don't address variances. Johnson: We don't the City Council does, that is your other avenue. Seeing no else I will close the public hearing at this time. What would you like to do with this, these people that are being forced to come to Meridian. Hepper. Mr. Chairman, I move we have the City Attorney prepare findings of facts on this parcel. Rountree: Second Johnson: We have a motion to have the City Attorney prepare findings of fact and conclusions of law, all those in favor? Opposed? MOTION CARRIED: A-I Yea Johnson: We will have those available at our next regularly scheduled meeting which is the 13th. Once we act on those then you are welcome to a copy of them. ITEM #12: PUBLIC HEARING: REQUEST FOR ANNEXATION AND ZONING OF 42.02 ACRES TO R-4 FOR WHITESTONE ESTATES SUBDIVISION BY WHITESTONE PARTNERSHIP: Johnson: I will now open the public hearing and ask the Applicant or a representative. to address the Commission and present their plan. Charles Eddy, 1345 South Timridge, Boise, was sworn by the City Attorney. Eddy: (Inaudible) As stated this property is generally located in the east 1 /2 of Section 14, Township 3 North, Range 1 East, more specifically this parcel is south of West Franklin Road, west of South Linder Road and adjacent to the Landing Subdivisions and north of Primrose Subdivision. The existing zoning for this particular parcel is RT which allows for 5 acre lots. The developer requests that this property be annexed into the City of Meridian and rezoned to R-4 to alkwv for single family development.. Currently property to the east is zoned R-4 and adjacent properties are zoned R-1 and RT. The rezoning of this parcel to R-4 would comply with the recommendations of the Comprehensive Plan which. allows for single family residential. development in this particular area. The existing utilities are near this property in (inaudible) right here and has been identified by us as able to continue on to serve this piece of property. In the single family residential that we have proposed here with the Whitestone Subdivision we would be able to pick up approximately 5 to 8 parcels along the south of the property that are currently on the septic and well Meridian Planning & Zoning Commission May 9, 1995 Page 34 system with the design that we will be proposing in the future those properties directly adjacent to the south property line would be able to be hooked up to central sewer and central water. Thank you Johnson: I have a question regarding your application, it might be an oversight, item #10 on page 2, if you have that, it talks about other amenities that might be beneficial to the City of Meridian and that is actually item #12. It is written in there yes, and then I am searching for those, what did you have in mind when you put that in there since there doesn't appear to be a well site or a fire department site or a school site. What did you have in mind when you checked that yes? Do you have a copy of that? Eddy: Yes I do, filling. out the application, my understanding. of that particular item was yes or no answer to water supply. And my interpretation would be I guess incorrect. Johnson: That is a catch all question, in other words what is in it for the City of Meridian, are you going to donate some land for a well site or a fire department or a park or something. You check yes and what you really meant to say was no? Eddy: That would be con'ect. Johnson: Thank you, any other questions from any of the Commissioners? Hepper: What is the minimum square footage of the homes that you have planned for that area? Eddy: The R-4 zone allows for 8,000 square foot minimums. Hepper: That is on the footage of the lot. Eddy: Oh, the homes excuse me, 1350 is the minimum square footage of the structures. Hepper: Okay, the minimum square footage for Meridian, the Meridian ordinance is 1400 square feet. Eddy: If it would please the Commission I would like to have Mr. Larry Van Hees which is part of the partnership who is doing the development to address the minimum square footages on the houses. (Inaudible) Johnson: Let's see if there are any other questions, it has been changed to 1400, it has Meridian Planning & Zoning Commission May 9, 1995 Page 35 been that way for awhile. Eddy: One of the concerns I guess from us is not necessarily the size of the house guarantees a well kept yard. A 1200 or 1300 square foot house cah have an extremely amenable looking yard and landscaping as well as a 1600 or 1800 square foot house. tf that is an item that we definitely hard and fast on. So if the Commission is requiring 1400 square feet that is something we will have to addfess. Hepper: Have you seen the comments from the City Engineer? Eddy: Briefly, I received them today. Hepper: Do you have any problem with them? Eddy: Basically we find most of the comments to be fine, one in there, the cul de sac exceeding 450 feet I believe it is item #16, the culdesac is 457.72 feet but we have decided we can draw that back 7.72 feet to comply with the maximum culdesac length. The requirement of donating or creating a 20 foot wide landscape tot to be owned and maintained by the homeowners association that is something that we don't have a problem with and we can work that into the subdivision design. Item, I don't know what the item number is but it is in that group of items, but concerning the length of the blocks along Block 1, 2 and 5. Just to clarify, Block 1 is here, it was our understanding that by adding this pedestrian pathway here broke up the block length to comply with the minimum 1000 feet. So it is less than 1000 feet from here to here and also from here to here. We understand that Block 2, which is here exceeds the 1000 foot maximum. We have come up with a plan of shifting this particular entrance down to the middle of Azurite Street here which would create a rectangular tuning fork shaped entrance here and this would comply then to the minimum 1000 feet. The remaining portion was block 5 which is here. What we have discussed is breaking this block up by allowing for a pedestrian walkway along what is now Kennedy Lateral which is planned to be tiled. So in that tiling process we would also allow for a pedestrian walkway. Johnson: Any other questions? Hepper: Well, I guess I have a question for Gary Smith, is a pedestrian walkway considered a break in the block length? Smith: Mr. Chairman, Commissioner Hepper, 1 think that Shari Stiles sat in a meeting with Tom Eddy, Mr. Van Hees and myself and we talked about that but I am not certain of that. I think it was considered at that time as a break in the block length, I don't know for certain. Meridian Planning & Zoning Commission May 9, 1995 Page 36 Johnson: That is something, we can look that up that is not that difficult. Hepper: I think also there is, which one was it here, one of these calls for a street stub. Johnson: Are you talking on Bruce's comments? Hepper: On item 16 yes, it says street stub should be extended to the west through Block 5 in the vicinity of south of the Kennedy Lateral. Did you have a comment about that? Eddy: It was my understanding the street stub was to alleviate the length of that block to be under 1000 feet, so in lieu of stubbing the street out we would provide for the pedestrian walkway. Johnson: I have a question again, we don't ask our questions real well on some of these applications, but page 3, the value of the property, you put a $500,000 to $700,000 I think what we are trying to ask you there is the range of houses market value, market price. Eddy: Oh, I understand, $110,000 to $140,000. Johnson: Any other questions? Rountree: Have you submitted a traffic study to ACRD? Eddy: We are currently in the process of having a traffic study done by Mr. Pat (inaudible) that should. be completed this week and a copy will be given. to ACRD. Johnson: Anyone else on the Commission? Did you want to add something before we went into the public hearing? We may catch you later then. This is a public hearing, who would like to address the Commission first? Gayhard Ruschman, 1915 Waltman, was sworn by the City Attorney. Ruschman: I have some pictures that I would like to present to you people. Johnson: You don't get them back. Ruschman: My talk is in consideration of Waltman Road, on the pictures 1 and 2 that is between the addresses of 2035 WaRman and 2185 Waltman on 1 and 2. Four to 5 years ago this one house on picture 2 was put in the Spring. Our road is really a ginger road, it is a BST road and was built in the early 70's. It doesn't have much base under so when the concrete trucks, the lumber trucks, and I don't want to mention gravel trucks at all did Meridian Planning & Zoning Commission May 9, 1995 Page 37 the work there this is what happened to this section of road. I just thought I would bring these pictures. On picture 4, we are looking to the west of the house that is on picture 2 and you can see how the road is broke up pretty good right there at the first on the lower right. And then on picture 3, this is turned around looking to the east, taking the picture Gear back down to the big tree on the left here is Linder, the condition of the road. Where there hasn't been construction traffic on this road for the construction. My concern is, why I have brought these is this is what happens to this ginger road during development. I just thought I would take some pictures and show what the road looks like now and I really don't want to have to live on a road that is in picture 2 when we have had such a nice road. I have been there since 1972 and it has been a good road, it has held up. The other concem is I think the density of the homes is really dense compared to where we live on 1 acre lots. That is all I have. Johnson: Thanks Gary, any questions of Mr. Ruschman? Crookston: What is a BST road? Ruschman: What they do is they put down gravel, they come along and shoot oil down like about a 1/4 inch thick and then they put rock on it and that is your paved road. They did it when we were there five years they came in and redid it. So it has 2 coats on it. My understanding at that time was is that every 10 years it would be done. Then of course that has not been done. Crookston: Thank you Johnson: Any questions? Apparently not, thanks Gary. Next, who would like to come forward? Tony Searcy, 1955 Waltman, was sworn by the City Attorney. Searcy: Most of the people in the subdivision are not opposed to the new subdivision coming in. Most of the homeowners I have talked to, if I could approach this picture, most of the people live on (inaudible) this traffic coming out of here. The road cannot handle that and most of this traffic is coming out of here. (Inaudible) and we aH know how Linder and Franklin is during rush hour traffic. There is no other way to get out to Franklin except Linder. Our concern is rf they want to build a subdivision just punch another road up to Franklin to come bade on from Franklin and Linder in this area. We are kind of wncemed, I am not sure which way they are facing, are they going to be facing on Waltman so they are entering on Waltman or are they coming out here or where are they coming from. I can't tell if these houses are facing Waltman or are they facing the other side. Meridian Planning & Zoning Commission May 9, 1995 Page 38 Johnson: And you are talking about homes on the extreme east, extreme south. Searcy: We would like to see some setbacks on this road. Actually what I would like to see is not even that road come on Waltman and have them come down to Franklin. The traffic just can't handle this coming from Linder to Franklin. The roads can't take it and if you folks have ever been there during rush hour traffic or when school is going in or when people are going to work it is backed up coming home from work at 5:00 it is backed up at least a mile to the gas station on Franklin. Johnson: Thank you, is there anyone else that would like to address the Commission? (End of Tape) Jim Hihath, 1985 Waltman, was sworn by the City Attorney. Hihath:. Can I address Whitestone with a question? Johnson: You can ask questions through the Commission, we will give them an opportunity to respond to your question. We will make a note of it, if we miss let us know before we close the hearing. Hihath: What I would like to know is does he own this property here, because I know the people that own this right here because I have lived here all my life, 42 years. My dad owns this place right here which is 6 acres and 1 live here. The south and the east is 40 acres over here that is still in hay, it has to drain down a barrow ditch down (inaudible). We don't know if any of this is going to be piped, what is going to be done. There is impacted area here. My dad has a valley in his pasture here and this drains through here. Now there are going to be houses, I don't know if it is going to be piped or is there going to be some kind of sediment control for this. What kind of impact is is going to have on my father's place. There are certain areas, do we have to have a subdivision with this many lots at one time. If he has this property why can't he put access off of Franklin and bring it down half way. I mean Meridian is already hit with enough schools the way it is with our tax base. These are some questions that I have. Johnson: We appreciate your questions, we can address some of that now. I will have Gary Smith, since he is here talk about our ordinance with respect to tiling. If you would do that Gary please. Smith:. Mr. Chairman, any live water or drainage ditch that crosses a subdivision by ordinance needs to be tiled. The piping of the ditch has certain conditions, certain requirements by ordinance as far as the location of clean out structures, an entrance weed Meridian Planning & Zoning Commission May 9, 1995 Page 39 grade and if the ditch is not under the jurisdiction of a drainage or irrigation district than the users of the ditch need to approve of the plan that is being offered to pipe the ditch whether it is irrigation or drainage. Johnson: Are you familiar with this speck ditch? Smith: No I am not. Johnson: Anything to add to that Wayne? Crookston: It is my understanding that we are talking about the Kennedy Lateral. Smith: Mr. Chairman, in the case of the Kennedy Lateral that was just to the east of this project required to be piped by the Landing Subdivision NO. 7 1 believe it was. It is a 48 inch diameter pipe. Johnson: Thank you, is there anyone else that would like to talk to us? Tim McFarland, 2215 Waltman, was sworn by the Ciry Attorney. McFarland: I live in the Primrose Subdivision and we have gone around the subdivision talking with the other homeowners in that subdivision. We have also decided to go talk to people in the Mallard Landing Subdivision which is right off the road. Here I have over a hundred signatures of people who live in that area whoa re concerned and somewhat opposed to the amount of houses that will be going in this 42 acres. A lot of the concerns they are having of course are the impact on the roads in the area. The roads are very fragile. We in the Primrose Subdivision all live in one acre parcels and that is why we moved out there because we like the open spaces. 1 know that in the City of Eagle they have set aside some areas where there are open areas like that where there are a minimum of 1 to 2 houses per acres. We realize that you are not going to stop progress, we knew that when we moved out there that eventually there would be some houses down the road and such. We would like to see less houses we would like to see that area remain open. The people in the Mallard Landing Subdivision agree with us also and they are in basically a subdivision where there are basically more houses to an acre and they moved out there because of the surrounding areas. But not only that the impact on the roads, there is basically only one access into that area, 'rf there as a bad accident there on Linder and Franklin it would be real difficult to get emergency vehicles in there. Getting out of the subdivisions now is something you have to kind of time yourself and hope that you beat it or get out behind the traffic. Tonight coming home 1 noticed that the traffic was backed up clear to the gas station there on Franklin. But I wanted to present the signatures just to let the Commission know that there are a lot of people in that area that Meridian Planning & Zoning Commission May 9, 1995 Page 40 have a lot of concerns. We would like to see some impact studies, I know that in the Primrose subdivision we have no desire to be annexed into the City. I understand that they want to annex this particular piece of land. We don't want to be on sewer, we don't want to be on the City water, that is why we moved out there. We like it the way it is out there. If they are going to do that, put this subdivision in we would like to maybe see some concessions in regards to along Waltman maybe a berm like they have done down Linder Road. They put a berm there and set the houses back a ways and it doesn't look too bad. At first I was a little bit upset about that subdivision but I have learned to live with it and it is really not bad. at all. Access to Waltman, if you have ever been on Waltman Street it is not going to take long for Waltman Street to go away as far as the street itself. Basically less houses and for this Commission to really take a hard look at what it is going to do to that area and really study the situation before they give these people the go ahead to do that. That is all I have to say, thank you. Johnson: Is there someone else that would like to come forward at this time? Ron Hohnstein, 1655 Waltman, was sworn by the City Attorney. Hohnstein: The only thing I would like to re-emphasize, like I said before, I live on the comer of Waltman and Linder, Lot 2. The traffic has increased there dramatically and I think if this subdivision is approved that a long hard look needs to be taken at where all the traffic is going to go. Another access out to Franklin I think would be badly needed, that is about all I have to say. Thank you. Johnson: Thank you, is there anyone else? Mike Downer, 969 Lilac, was sworn by the City Attorney. Downer: 1 have basically the same concerns except for maybe even one or 2 more that I came up with recently. 1 see a street here off to the (inaudible) dies into nowhere so apparently someone is going to want to build. some more houses further on down through there. Watman is going to get impacted even more. We have on the west side of this proposed subdivision there are a couple of new houses which Gary showed where the road was tom up and they have 1 plus acre lots also. So that means they will go around those houses and then come in from the back side of those houses which will put even more use on Waltman. Eventually there is nowhere else to go. That is the one more major one that I saw. Johnson: Thank you Kathy Searcy, 1955 Waltman, was sworn by the City Attorney. Meridian Planning & Zoning Commission May 9, 1995 Page 41 Searcy: I just have one question/clarification as to the type of water source we will have at this subdivision or that they are proposing at that subdivision. I understand that it is City water system but it is my understanding that the subdivision next to us that is across the way in Mallard Landing Subdivision has a high pressurized irrigation well versus a city system. I wanted to know if that was going to be something that would be happening in this subdivision. Also how would that impact me as having a, I've got a well on my property that supplies my water source from my home and who would be responsible if my well went dry or someone else's runs dry. Johnson: Well, that is a couple of questions here. You said you only had one then you give us 3. Gary Smith will be glad to tell you the difference between pressurized irrigation, domestic water use and what might happen if your well runs dry. f don't know if he can address that one but he can try, he is our City Engineer by the way. Smith: Thank you Mr. Chairman, this subdivision is required as the lady said the Landing was required to provide a pressurized irrigation system to utilize water other than the water that the City of Meridian is providing for drinking water to irrigate the lawns. She is correct in the Landing Subdivision they do have a well that they use to provide water for their pressurized irrigation system, I don't know anything about that well other than 1 am assuming it is a relatively shallow well as your drinking water well probably is also. Johnson: Is that maintained by the homeowners association Gary? Smith: Yes sir it is. The systems that are being installed now are being installed under the guidelines that the Nampa Meridian Irrigation District has developed for pressurized irrigation systems. They are being done that way so that the Nampa Meridian. irrigation District takes over the operation and maintenance of the system. This is an agreement that has to be reached between the land developer and the irrigation district of course. I don't know what the details of this pressurized system will be, but 1 think that is the goal that the City would tike to see happen so that the homeowners association of the subdivision does not become an operator and maintainer of the system. As far as ifi this water is provided from a welt and if that affects your well, I can't tell you the legal ramifications of that, but from testimony I have heard from other meetings you have a permit for your well and you have a water right in your well and it is impacted by a new well as 1 understand it there is a legal recourse for you. There are a couple of ifs there. Johnson: Thanks Gary, does someone else want to come fonivard, the gentleman in the rear, 1 call you a gentleman because you have a tie on. John Ambrose, 2030 Waltman Street, was sworn by the City Attorney. Meridian Planning & Zoning Commission May 9, 1995 Page 42 Ambrose: If you were to look at Gary's pictures I am one of the newbys on the north side,. I would be on the west side of this subdivision. I think without re-hashing the concerns of the roadway the 5 years that I have lived there there was not a Fenway Park Subdivision, there was not a Mallards Landing Subdivision, there is now and there has been no improvement to those roads, Linder. That definitely is a concern. The other concern that I have, I feel that is even a larger one, is the impact it will have in the area on schools another high density subdivision. As you know the school bond did not pass in Meridian, when my children started Meridian Elementary school 5 years ago there were 17 children per class there are now over 30. I am hopeful that issue will change in the next year or so but I don't know when the proposed time frame for the subdivision should it be approved would and a permit be issued would start. But that definitely is a concern, the other concern is the traffic on Waltman Street. My children, there are no sidewalks on Waltman Street based on the Primrose Subdivision and the fact. of the zoning, they have to wait out there for a bus stop and with the increased traffic it would concern me immensely of having my children wait out there as traffic would increase. I don't know i# there is any plan or proposed plan to do any improvements on Waltman street in terms of putting sidewalks in there along that street, but that definitely is a concern of mine also. That is all I have to say. Johnson: I have a comment or a question, both, are you familiar with or do you know of any group in your area that has approached ACRD since they are responsible for those roads and the City of Meridian is not? Either Linder or Waltman, because we have no jurisdiction over the roads. Ambrose: No I do not, I know that Mallard Landing Subdivision there is another addition being added onto that and they have gone and torn up that section between Waltman Street and probably about 100 yards up or less heading north and put in sewers and have widened that somewhat and put some sidewalks in there. But I don't know if that part of Linder is part of Meridian Gity or not. There have been some things done and that is another concern too, is the fact that it seems to be when there are repairs done on that road it is mostly patch work and it is not well paved. The roadwork there are continually repairs that need to be made on that. Johnson: Well, I just know from experience and I think Gary will tell you also that organized groups have some effect on maintenance and repair schedules, is that not true? With respect to the roads and that is where you have got to go. You have to go to ACHD and do what you can. I think the pictures are great and that is the type of thing you need to go and take down there. Anyone else? Wilma McBride, 1855 Waltman, was sworn by the City Attorney. Meridian Planning & Zoning Commission May 9, 1995 Page 43 McBride: 1 have 2 concerns basically, the first one is I have an elderly mother and on an average some months I have the local paramedics and fire department rescue squad out 4 times a month, once a week every it has been, my concern is what the impact of all of these extra people and kind of reinforcing everybody's wish that maybe a straight through road to Franklin would help. In case of an accident there on Franklin, I see many myself, and I don't get out that much. My other concern is, with all of these people in here, all of these homes, I don't see any parks or any amenities for ~ildren. I haven't looked at it real closely. I am just wondering, our kids have acre lots and they can play and I have raised 5 daughters on mine and I am just concerned what are we going to do with that many kids. That is all. Johnson: That kind of sparked my fading memory of my other thought and that. was to just mention when you were talking about the schools that we have a letter from the district, Meridian School District with respect to this specific subdivision and how it would impact the schools. We are in receipt of that letter. Someone else? David McBride, 1855 Waltman, was sworn by the City Attorney. McBride: My biggest concern is access. If there is an accident at Ten Mile Drainage and Linder everybody down there is dead. You cannot get any emergency services through there is there is an accident. There is no other access for Mallard Landing and Primrose once you get past the Ten Mile Drainage. There is no way of getting anybody in or out of there if there is an accident. With that many more people coming in you are going to put 300 vehicles through there across that ditch daily plus Mallard. There has to be more access just strictly for emergency services. Johnson: That is a good point, I know with the Landing I may be a little off base here but these guys will correct me, they always do, with the growth there when it reaches a certain number of homes in that area I know ACHD has said you will have to have additional access out. 1 think we are approaching that point, I can't tell you exact numbers, I recall 200 homes, is that kind of what you recall? Smith: Mr. Chairman, I think the Highway District has a standard of 100 homes on a single access. However, the Landing has 3 access points as 1 remember onto Linder it is a tittle bit confusing to me that means that 300 homes could access onto. Johnson: I must have been mistaken I thought they were talking other than Linder for an access? Smith: For the Landing, well. there is a stub road thatrs planned out of the northeast comer of the Landing Subdivision as it develops that would eventually proceed to the east Meridian Planning & Zoning Commission May 9, 1995 Page 44 and connect to Meridian Road. But that goes though some land that the Landing Subdivision has no control over and it would be difficult to say when it would happen. One other thing I would like to mention if I could, the Highway District is under contract right now with a design engineer for improvements on Franklin Road from Linder to Meridian Road and that design is being done, right of way will be purchased this year as 1 understand. I have been told by the Highway District that construction will begin in early 1997 on the improvement of that road which would include an intersection at Franklin and Linder, signalized. Franklin would be a 4 lane with a center tum lane section. Johnson: I appreciate that information. McBride: That would all be good except still anything south of the Ten Mile Drainage, if there is an accident there coming out of Mallard Landing or coming in any (inaudible) we are all studs down there, Mallard, this proposed subdivision. You put another 300 vehicles there per day what are the odds, how high up are the odds going to go from more accidents to happen especially during the winter. Thank you. Johnson: Good point, anyone else? Gary Fors, 843 Lilac, was sworn by the Ciry Attorney. Fors: That access that Mr. McBride was just stating Ten Mile Drain, I think I am maybe a little bit confused about it. Gary Smith was just saying that so many hundred trips or houses or what it was to access road. Johnson: I think he was saying a hundred houses. Fors: Okay, well Mallard Landing when it is filled up it is going to have 400+, right. Johnson: I don't know the numbers but I know it is well in excess of a hundred. Fors: Yes, well there are over a hundred now and then plus this one and another 300 hundred there, we have 500 and some odd houses here Doming up to Linder and Franklin. Its a bunch, a big bunch. The other thing is irrigation water for, I think Meridian is requiring that right now to have pressurized irrigation water for lawns instead of using City water, correct. Johnson: They require that, there is also an option of paying into a trust fund as I understand it, its not there anymore? Smith: No sir. Meridian Planning & Zoning Commission May 9, 1995 Page 45 Johnson: Okay, it is mandatory, so it is required. Fors: Okay, what is pressurized irrigation water? Pressurized irrigation water is any water that the developer didn't desire. It is not irrigation water coming out of a ditch it is punching a well to his desire and going from there, correct? Johnson: Well, not exactly, it can be water coming out of a ditch, the problem is that comes seasonal because it is April 15th to whatever. Do you have any additional comments on that, definition of. Smith: It depends on what the availability of the water is to the land that is being subdivided. Fors: Well, all of this land Gary is got water rights to it. So it all has water rights, so depending on, Mallard Landing what they did was punched a well, now what happened that irrigation water I have no idea. The surface imgation water, 1 don't know what the developer did with that or whatever. What my concern is that 'rf you keep on punching wells. to water lawns what is going to happen with our water, our domestic water that we are on in the mean time. Smith: Your individual wells? Fors: Correll, what I am trying to do is I guess, what are you requiring? Are you requiring pressurized irrigation water or are you requiring the developer to drill a well? Smith: Mr. Chairman, the City requires a pressurized irrigation system that utilizes water other than the City's domestic water that is used for drinking purposes. That water that is put into the pressurized irrigation system where that water comes from depends on what the water conditions are on the land that is being subdivided. If there is a continuous flow of water in an open ditch across the land that is available to the land to be utilized on a regular basis then that water would be utilized. That is the intent of the irrigation district that surface water be utilized. Fors: On Mallard Landing (inaudible) but they drilled a well with that. Smith: And that goes back to the infancy of the pressurized irrigation systems in the City of Meridian, that was one of the first systems that was put in. That system, 1 don't have any background tonight, it has been too long ago. 1 don't know how it all happened, it is not under the jurisdiction of the irrigation district, it is operated more or less by the homeowners association. They have had some problems with it, but never the less that is the way it exists today. I can't tell you how the well came to ~, I don't know what Meridian Planning & Zoning Commission May 9, 1995 Page 46 happened to the surface water that was on the property. But it was my understanding that the irrigation district is requesting that surface water be used for the pressurized systems unless it is on such an intermittent level or schedule that it can't be utilized to irrigate a hundred lots for example on a rotation basis. Johnson: That is probably about as good an answer that we can give you right now. Hepper: Gary I might be able to help you a little too, a well cannot be drilled without a permit from the Department of Water Resources. Currently the Department of Water Resources will not issue a permit for a pressurized irrigation well that is drilled between 100 and 200 feet. The well has to be either less than 100 feet or more than 200 feet to try and protect the aquifer the most of the domestic. You know homeowners most people's wells not everyone, but most people's wells are between 100 and 200 feet. So the department of water resources will not allow a subdivision wells to be within that aquifer they have to be less than 100 feet or more than 200 feet. I don't know when that became effective but I know that is the way it is now. Fors: But you don't know on the effective date? Hepper: Well I know it is effective right now so these guys will have to go by that standard, but I don't know whether the Landing had to go by that standard because it may not have been effective at that time, but 1 know it is effective now. So that tends to help domestic wells, private wells, whether it helps everybody's well or not I couldn't say but I know they do have that in an attempt to try and preserve the aquifer for the domestic wells. Fors: I am probably getting out of bounds here, the Mallard Landing Subdivision is going to have to drill another well or 2 to support what they have got because they have over a hundred houses on it now. So, you are saying they are going to go below it or above. Hepper: It will either have to be less a hundred feet or more than 200 feet. Fors: Who regulates that? Hepper: That is the Department of Water Resources, by the State. Fors: The inspection of it? Hepper: I believe the state would be the inspector, they can't drill it without a permit and they have to get a permit from the state. The state would inspect it. Fors: So this would hold true to this new one going in too? Meridian Planning & Zoning Commission May 9, 1995 Page 47 Hepper: I believe so as far as 1 aware. Johnson: Anyone else that would like to talk to us tonight? Andrew Gowens, 1701 Waltman Street, was sworn by the City Attorney. Gowens: I am going to read mine, these are my thoughts that I put together in the last couple of days on this. My concerns on the proposed Whitestone Development project. 1 believe that there are existing problems in the area that need to be addressed before any development takes place otherwise the density of homes planned for the Whitestone wilt add to the existing complications in the area. The roads, the roads in this area are already well traveled and in need of widening and resurfacing. The intersection at Franklin and Linder Road is in need of a stop light for smoother more efficient traffic flow. The increase in traffic from another subdivision as well as the partially developed subdivision near Linder and Waltman Street will make this intersection congested and unsafe. The intersection also does not allow for any pedestrian traffic If these concerns are not. dealt with before the subdivision is approved a plan to re-route the traffic coming from these areas must be devised when that expansion does occur. I am sure the Mallard Landing would tike that it would probably go right through them. This is the only intersection allowing access to the area, by not properly preparing the roadways and intersections for future developments and increases in pedestrian and vehicx~lar traffic it will make this area very congested. There are no current plans to expand the roads, well I guess there was one but it is a ways away. In the area, if there are no plans to expand the roads in this area it is my opinion that the number of proposed homes to be built be considerable reduced, possibly one per acre. With the current development and the proposed Whitestone Subdivision I have to ask about our public services. The number of children coming to this area is going to increase even more. As everyone knows our schools have been a source of considerable attention, they are overcrowded and low on funds for expansions and new facilities. This does not make for a healthy teaming atmosphere. The future of Meridian is growth, this brings with it a greater need for police services, medical services, fire services, etc. It is my feeling that a push for a possible 10°k to 15% developer impact fee should be in place before any more developments occur. This will help with the increasing cost of all the public services provided by the City. Noise, as it stands now the Primrose Subdivision is already having to live with the increase in freeway traffic noise. The proposed Whitestone Development has only 2 entrances for the entire subdivision. One is on Waltman Street and one on Linder. The increase on traffic flow through Waltman Street will bring the noise level decibel up even more. Anew plan needs to be submitted that will route this traffic away from Waltman Street so as not to increase the noise levels even further. This could be acx:omplished with the addition of another entrance from the Whitestone Subdivision onto Franklin. I would like you gentlemen to please keep these concerns in mind and the c~ncems of my neighbors in mind and do not Meridian Planning & Zoning Commission May 9, 1995 Page 48 give your approval until these problems have been satisfactorily solved. Thank you. Johnson: Thanks, anyone else like to come forward? Ruschman: I have talked to Brian Keith with ACRD this morning about the traffic count. They do have a traffic count on the intersection. The traffic going northbound on Linder is 562, the traffic going west bound on Franklin. of Linder is 480 some. The traffic count for Linder going on the south of Franklin which would be Mallard Landing and Primrose subdivision is 880 today. So, I asked him what do you call a count, and he says you take 9 times the number of houses and that is what we use a number. So you take 9 times 145 homes we are talking increasing that intersection by 1230 some trips a day over what it now. And yes they did say they are going to re~tlo the intersection to 5 lanes. They would like to do it next year but they don't have the money in 1996. That is all I have. Johnson: That is important, I am glad you brought it up. Did you have one additional comment quickly? McFarland: One of the concerns that some of the people that live on Waltman was the houses proposed in this new subdivision that would be facing Waltman Street. If you look down Waltman Street now you don't see cars parked on the street mainly because Waltman is far too narrow to park you car on the street and feel good about it. We all have acre lots and we have places in the back to park our cars or vehicles and trailers and such. These smaller lots that they are proposing aren't going to have that kind of room for horse trailers and camp trailers and such. I just don't know where they are going to park their cars rf they don't park them on Waltman. I see that as being a real hazard and traffic problem that is all. Johnson: Would the developer or representative like to address any of the concerns expressed this evening? Eddy: A somewhat unusual gentleman dropped by his comments for me to give to the Commission (inaudible). The concerns raised by the people here tonight in this hearing are very legitimate and are not haven't gone unnoticed by the developer and myself. I will try to address as many of those concerns as I can and if I don't address them all I apologize. Concerning the road improvements part of ACRD requirements for any type of subdivision that especially abut against existing roads is the improvement of those existing roads to curb, gutter and sidewalks and adequate street section to take care of the traffic that is to be generated by the proposed development. On Linder Road we are required to improve half of the street and install a curb, gutter and sidewalk. Linder Road has to be improved to match the standards of a collector style street with (inaudible) design standards to match that. As I am sure the people here tonight have noticed the Meridian Planning & Zoning Commission May 9, 1995 Page 49 Landing has had to improve their half of Linder Road when they were subdivided. In that we will be improving, Whitestone will be improving the other side of the road although be it a portion of Linder Road not all of it, will be improved to a street section that complies with the collector style. So it is not going to alleviate all of the problem but it is going to move towards helping it in the future. Waltman, and this is my opinion is designated as a local street, which would require a 50 foot street section which would be I believe off the top of my head 28 feet bads to back improvements from bads of curb to back of curb. What that would do to Waltman would be to of course make it wider through the adjacent part of Whitestone and adding curb, gutter and sidewalk Which would somewhat address the concerns of parking on the street although not all of them. As far as the concerns the last gentleman had about trailers and or horse trailers or whatever, the restrictive covenants that would be supplied with the subdivision would address those types of issues and restrict that type of parking. On the lots that front Waltman there are 7 lots that will front Waltman. The waste ditch, if it serves existing property owners will have to be continued in that application and there will be no cutting off of any property owners that are down stream that will have to be addressed in the final sutxiivision design. The Kennedy Lateral as we have proposed will be piped through the subdivision as required the subdivision ordinance for the City of Meridian. The stub street there on the west property line is a requirement of ACHD in order to provide access for proposed future development to the west that is something that we had no control over it is something that they require. Pressurized irrigation, as required by your ordinance we will be supplying pressurized irrigation with trying to take as much of the existing water that the property has a right to and utilizing it for the proposed development. We haven't done the extensive engineering studies to completely understand how much water is going to be needed at this point but that will be something that will be addressed in the final design. On the subject of the pressure irrigation concerns were raised about drilling a well and what that effect would have on the adjoining lot owners (inaudible) all the wells drilled. Just from what 1 have read in the paper in the last several days I know that the Department of Water Resources lifted a moratorium on drilling farm wells which would be different than this one but they did lift a moratorium that has been in existence for 3 or 4 years due to the drought. They have just recently done that with (inaudible} ground water has come bade to where it is safe to drill wells again. Hopefully I have answered the questions that have come up tonight. I believe Mr. Van Hees would like to speak. Johnson: Before you leave, did you get you question answered with respect to the position of the houses. on Waltman? Larry Van Hees, 8850 Gadwall Lane, Boise, was sworn by the City Attorney. Van Hees: If you don't mind (inaudible). The main reason 1 am here is Charles asked if I would address the issue of ownership of the property. It seems to be a concern about Meridian Planning & Zoning Commission May 9, 1995 Page 50 who owns the property that is involved. Jim, my father Harlan Van Hees bought this 40 acres in 1947 and he sold your property your dad. (End of Tape) owned by Perry Kelly and was owned by his parents, Perry and Sally Kelly owned that property. We were both raised here in this area and (inaudible). Johnson: For the record, what part of the property are you talking about so we can get it in here, give me directions. Van Hees: Actually, my family home was on Linder road up here very close to Franklin and Perry Kelly's home was over here off of Franklin Road down towards the Ten Mile Drain. As far as addressing any of the issues of the ditches or whatever, I think that Charles already has handled and I will answer any other questions that you might have. Johnson: Does the Commission have any questions at this point? Thank you Eddy: During the process of this subdivision if any of the people here in attendance here tonight have any questions regarding it they can contact myself at our offices of Pacific Land Surveyors. Johnson: Where are you located? Eddy: 290 North Maple Grove, our phone number is 378381. Johnson: Thank you, does anybody have anything else before we close up here? (Inaudible) Johnson: You won't get all your answers here tonight. Our main function is to gather the testimony and it goes on from here to the City Planners and it goes to ACHD and to the City Council. Our main function is to get your concerns and that is what we tried to do tonight. Shearer: I think you ought to explain that we aren't going to make decision on the traffic study, ACRD is going to do that and then they are going to relay it to us. Nothing will be done on the traffic on any of these roads until the ACRD meeting and nothing will be approved until the ACHD meeting and then it will come back to us. Ruschman: I would just like to address it to the Eddy's and Van Hees's which I know. We are just mainly concerned about the density. It is our real thing, and we are not trying to stop you, I don't want to stop you no way, I have tried to get gravel pits holy smokes. Thanks. Meridian Planning & Zoning Commission May 9, 1995 Page 51 Johnson: Thanks Gary, okay I will now dose the public hearing officially. What would you like to do gentleman besides go home? Alidjani: Mr. Chairman, I make a motion we have the City Attorney draw findings of fact and conclusions of law. Shearer: We can't draw findings of fact until we get a traffic study (inaudible). (Discussion Inaudible) Crookston: It would be preferable to have ACHD's comments. Alidjani: Are we going to get them on time, any ideas? Rountree: They are not here to defend themselves. (Discussion Inaudible) Johnson: Lots of advice Moe you have a motion on the floor though. It perhaps may die for lads of a second. And we will assume that is what happened, is there another motion to be made? Shearer: Mr. Chairman, 1 move that we give the City Attorney to approve to draw findings of fact and conclusions when he receives the ACRD recommendation so he can include those in those findings. Rountree: Any discussion? Crookston: It does need to be seconded before you have discussion, or it can die for lack of a second. Rountree: Mr. Chairman, I move that we table this item until our next regularly scheduled meeting. Johnson: Okay, the other motion died for lack of a second, we have a motion now to table until our next regularly scheduled meeting on June 13th. Hepper: Second Johnson: And a second, all those in favor? Opposed? Meridian Planning & Zoning Commission May 9, 1995 Page 52 MOTION CARRIED: All Yea ITEM # 13: PUBLIC HEARING: REQUEST FOR A PRELIMINARY PLAT FOR WHITESTONE ESTATES SUBDIVISION, 145 LOTS BY WHITESTONE PARTNERSHIP: Johnson: I will now open this public hearing, and ask the applicant or his representative to address the Commission on the preliminary plat. Charles Eddy, 4345 South Timridge, Boise, was sworn by the City Attorney. Eddy: Just ditto, is that okay. I believe everything that has been discussed for the first item, item #12, there is no need to redo all of that everything we said for item #12 will stand for item #13. Johnson: Okay, thank you is there anyone else that would like to add something before f close this public hearing? Seeing no one then 1 will close this public hearing. What would you like to do? Rountree: Mr. Chairman I move we table this item until our next regularly scheduled meeting.. Shearer: Second Johnson: We have a motion for a table to June 13, 1995 all those in favor? Opposed? MOTION CARRIED: All Yea Johnson: Any further motions? Rountree: Mr. Chairman I move we adjourn. Shearer: Second Johnson: We have a motion and a second to adjourn, all those in favor? Opposed? MOTION CARRIED: All Yea MEETING ADJOURNED AT 10:50 P.M. (TAPE ON FILE OF THESE PROCEEDINGS) Meridian Planning & Zoning Commission May 9, 1995 Page 53 ATTEST: ice.--,~,~-~ WILLIAM G. BERG, JR., C~ LERK APPROVED: ,~~ JI JOH SO ,CHAIRMAN ~ `~~ ~ ,~x, ~,~ PETITION ~~'` `~ Q~kf 1 ~`~° ~ ~°~ o 'L P ~~~ Q~ wY We the people of Primrose Subdivision are opposed to the development of approximately 140 homes proposed to be built on the 42.02 acres of land located in the E 1/2 NE 1/4, Section 14, T.3N, R 1 W, Meridian, Idaho, and feel that one home per acre would fit into the conformity of the neighborhood. We are also opposed to the annexation of Primrose Subdivision into the city. NAME ADDRESS PHONE # SIGNATURE PETITION We the people of Primrose Subdivision are opposed to the development of approximately 140 homes proposed to be built on the 42.02 acres of land located in the E 1/2 NE 1/4, Section 14, T ~N, R1W, Meridian, Idaho, and feel that one home per acre would fit into the conformity of the neighborhood. We are also opposed to the annexation of Primrose Subdivision into the city. NAME ADDRESS PHONE # SIGNATURE '~ P~T~TION We the people of Primrose Subdivision are opposed to the development of approximat~iy 14d'fiomes proposed to be built on the 42.02 acres of land located in the E 1/2 NE 1/4, Section 14, T.3N, R.1W, Meridian, Idaho, and feel that one home per acre would fit into the conformity of the neighborhood. We are also opposed to the annexation of Primrose Subdivision into the city. N/lzt~•(s~us NAME ADDRESS PHONE # SIGNATURE. PETITION We the people of Primrose.Subdivision are opposed to the development of approximately 140 homes proposed to be built on the 42.02 acres of land located in the E 1/2 NE 1/4, Section 14, T.3N, R1W, Meridian, Idaho, and feel that one home per acre would fit into the conformity of the neighborhood. We are also opposed to the annexation of Primrose Subdivision into the city. NAME ADDRESS PHONE # SIGNATURE PETITION We the people of Mallard Landing- Subdivision and the people south of Franklin Road in Meridian who are affected by traffic patterns off Linder Road are opposed to the high impact develop- ment of approximately 140 homes proposed to be built on the 42.02 acres of land located in the E 1/2 NE 1/4, T.3N, R.l W, Meridian, Idaho. We are concerned about the impact it will have on our roads, schools, emergency services, and access to our homes. PRINT NAME ADDRESS PHONE # SIGNATURE PETITION We the people of Mallard Landing Subdivision and the people south of Franklin Road in Meridian who are affected by traffic patterns off Linder Road are opposed to the high impact develop- ment of approximately 140 homes proposed to be built on the 42.02 acres of land located in the E 1/2 NE 1/4, T.3N, R.1 W, Meridian, Idaho. We are concerned about the impact it will have on our roads, schools, emergency services, and access to our homes. PRINT NAME ADDRESS PHONE # SIGNATURE ~. PETITION We the .people of Mallard Landing Subdivision and the people south of Franklin Road in Meridian who are affected by traffic - patterns off Linder Road are opposed to the high impact develop- ment of approximately 140 homes proposed to be built on the 42.02 acres of land located in the E 1/2 NE 1/4, T.3N, R.1 W, Meridian, Idaho. We are concerned about the impact it will have on our roads, schools, emergency services, and access to our homes. PRINT NAME ADDRESS PHONE # SIGNATURE • PETITION We the people of Primrose- Subdivision are opposed to the development of approximately 140 homes proposed to be built on the 42.02 acres of land located in the E 1/2 NE 1/4, Section 14, T.3N, R.1 W, Meridian, Idaho, and feel that one home per acre would fit into the conformity of the neighborhood. We are also opposed to the annexation of Primrose Subdivision into the city. NAME ADDRESS PHONE # SIGNATURE A ms ~~~r° Go s~~ ~- ~~~ ~~«~ ~ ~s~~ ~l~ ~ ~.~y ~ .~~.~ /~i~ , /0/~0 836y~ s/s~,~ ~ ~~~ ~ ~ ~ ~ ~~~ ~ ~ ~~ ~ ~y~ s~ c ~lLOyDS~ ~"1 ~ ~ffk~t- s~~ ~G~-~u~ , v~~~- ~ ~ fir- ~~~~ ~ ~'~~. ` y~~~~ LAW OFFICES GARY G. ALLEN JOSEPH H. BAIRD p~ GIVENS PUASLEY Cx HUNTLEY CHRISTOPHER J. BEESON MICHAEL C. CREAMER SUITE 200, PARK PLACE ROY L. EIG UR EN 277 NO. 6TH STREET JEFFREY C. FEREDAY JULIE KLEIN FISCH ER POST OFFICE BO% 2720 RAYMOND D. GIVENS L. w. GRANT, III HOISE, IDAfIO 63]01 J. BART GREEN ROBERT C. HUNTLEY, JR. KARL T. KLEIN DAVID R. LOMBARDI KENNETH R. M~CLURE CHRISTOPHER H. MEYER L. EDWARD MILLER May 9 1995 PATRICK J. MILLER , J UDSON B. MONTGOMERY TERRY L. MYERS RAMONA 5. NEAL STEVEN L. OLS EN W. HUGH O'RIORDAN KENNETH L. PURS LEY GR EGORY J. VIETZ CONLEY WARD STEVEN R. WEEKB STEPHANIE C. WESTERM EIER Jim Johnson Chairman Meridian City Planning & Zoning Commission City Hall 33 East Idaho Street Meridian, Idaho 83642 ~ },~ JUDITH K. HOLCO MBE JAMES A. M~CL URE OF COUNSEL DAVID E. MAKE LEGISLATIVE SPECIALIST TELEPHONE (208) 342-6571 FACSIMILE (208)343-9492 WRITER'S DIRECT DIAL (208) 306-1237 Re: Langly & Associates I-84 Annexation and Conditional Use Permit Application Our File: 2515-18 Dear Chairman Johnson: I represent James Griffin who is the owner of an 80 acre parcel located on the Southwest corner at the intersection of Eagle Road and Overland. After close review of this conditional use permit application and the accompanying traffic analysis, Mr. Griffin has asked me to express his strong support of this development. The applicants are clearly strong and qualified developers and at this stage of development planning have done a good job in preparing their proposal. As a land owner on the Southwest corner of this same Eagle Road intersection, this application will directly affect my 80 acre property. I would, therefore, like to ask the commission to address a few considerations during its review process. Jim Johnson May 9, 1995 Page 2 • An effective pedestrian system should be designed and implemented at this location to allow access between the St. Luke's project and other future commercial and residential development in the Eagle and Overland vicinity. Provision should be made in the site design and access for this project for the ultimate anticipated width and configuration of Eagle Road to the south of I-84 and at the Eagle and Overland intersection. This should, of course, assume development in the area consistent with the uses and densities indicated in the Meridian Comprehensive Plan. Again, Mr. Griffin believes that this project is well planned and will be a great asset to the City of Meridian. Sincerely David R. Lombardi DRL:jao cc: James Griffin 2515\18MAERIDIAN.L01 This is a summary of the issues pertaining to the proposed strip mall ~~ .~1~~ in Meridian at Eagle Road and Overland. The intention of this document A~ ''~ is to review the pros and cons for an objective presentaion to Ada County,NtiV Q~^ the proposed developers and the existing neighborhood residents. ~i~d~ PROPERTY DEVELOPER ISSUES i f' 1.Logistically the interstate accessibility is fairly good. When looking 5~~~ at the intersection of Eagle and Overland it makes business sense. 2.Logistically the parcel of property proposed for development is in the worst possible area of the interchange due to the eastbound I-84 onramp. 3.The choice of property location seems questionable when several alternate sites exits at both southeast and southwest corners of Eagle and Overland. 4.This property seems much more appealing to the developers due to cost. 5.The proposed single entry/exit limited to Overland is not only poorly thought out but makes absolutely no sense. 6.The basic infrastructure necessary to support this type of development does not exist within the city of Meridian or Ada County. 7.The basic proximity to I-84 for supplying businesses makes good sense. 8.This property is cut in half by Five Mile creek. I believe this is a federal creek and the federal government may have sometihing to say. 9.The proposed strip mall layout was so badly designed it was unbelievable. It is painfully obvious that whoever did this layout did not understand the logistics of this property or the logistics of this area of the county CITY AND COUNTY GOVERNMENT ISSUES l.The level of improvements required to Overland to provide adequate safety for the residents of Ada county would be signifigant. Recently accidents on Overland between Eagle Rd and Cloverdale have gotten signifigantly worse. In the past two months there have been two serious accidents. This past weekend there was an accident at Eagle and Overland. There was also an accident at Cloverdale and overland. 2.The level of traffic increase would be substantial to the point that Overland would have to be widened to five lanes to accomodate the traffic between the intersections of Eagle Rd and Cloverdale. 3.Sidewalks would be an absolute necessity when Overland is widened between Eagle Rd and Cloverdale. The speed limit needs to be reduced on overland as it is now. 4.The Meridian Sewer District does not extend into this area of the county. A mall of this size would surely require the addition of septic drainage connecting into the main sewers approximately now located one mile east of Overland past Locust Grove. 5.The county, in general, must capatalize on the opportunity to get the sewers in when Overland is widened. The county must capatalize on the widening of the road between Eagle and Locust Grove when the main sewer line is connected. 6.Current power lines supplying Overland are barely adequate to support the small requirements of the community and frequently loss of power is common. The increase on the electrical grid the proposed mall will require is not adequately supported by the current infrastructure. 7.Sewage and Drainage due to the extremely high water table in most of this area should be thouroughly understood with an environmental impact statement done to review the possibility of the following issues: A. Existing private septics and private wells must be protected from the possibility of loss due to septic flooding or wells with sand. Several wells in this area have gone bad and some septics have had problems due to the high water table. B. Adequate drainage in the form of storm drains for run off must be provided as to insure adjacent property owners from being flooded. The slope of the drainage from the proposed mall appears to slope directly into the Jewel Subdivision. C. Has the developer looked at the flood plain map for 100 and 500 yrs? My guess is you are going to be paying flood insurance premiums for many years to come. This may be very costly to everybody. D. All added Wells, Drains, and Septic systems must have adequate safeguards to eliminate the possibility of children drowning. E. The five mile federal drainage will be destroyed by the creation of this proposed development. Signifigant wildlife habitat will be lost or permanently altered forever. 8.The effect of the lighting coming from the parking lot will destroy the beautiful view of the stars at night and the Bogus Basin Mountains. This will be a permanent loss unless parking lot lights are turned off during evening hours as part of the mall grand scheme. 9.Police and Fire Department support in this area of the county is minimal At what cost to the county taxpayers does Ada County feel it should be spending to promote corporate profits? l0.Costs in general for this kind of development seem prohibitive due to the basically inadequate infrastructure. Road development, increased traffic, major sewage overhaul, major power distribution changes, costs for increased police, fire, disposal services not to mention the money it is going to cost just to complete all the studies needed to justify the development. ll.Where are the funds coming from to correct the problems that are going to be created in Jewel Subdivision and on Rolling Hills Drive when the wells go bad and septic systems fail due to the Signifigant changes proposed? l~ SUMMARY TO THE PROPOSED OWNER/BUILDER OF THIS DEVELOPMENT. The idea of placing a major shopping center near the corner of Eagle and Overland seems to be basically a sound idea for a large business to naturally evolve in the Boise Valley. The actual piece of property that you have selected has so many negative connotations associated with it regarding impact to the surrounding community. It is my belief that you are buying a lemon. My suggestion is that if you really want to do this in a way that will cause far less grief and be looked upon as responsible you should re-consider the choice of property and entertain the Southeast or Southwest corners of Eagle Rd and Overland. This will allow for multiple entrances on Eagle and Overland keeping traffic problems to a minimum. Most likely the profitability for your corporation will be much greater due to the elimination of many of the costly challenges you will face otherwise. SUMMARY TO THE SELLERS OF THE ACREAGES IN QUESTION The fifty three acre parcel between the Jewel subdivision and I 84 is possibly the worst place to put this kind of development for many of the reasons given. It is my suggestion that the city of Meridian annex this property and it be turned into a city park. There are no city parks in this area of town and the location of this property seems so ideally located. To do so would regain and maintain the beautiful panoramic view of Bogus Basin Mountains for generations to come. The current single access to this piece of property is perfect for placing a parking lot on the west end leaving the remainder of the property to be used for Meridian residents in this area to enjoy. The mall developers could participate in this process and it might be to their benefit to have a major city park directly across from this type of retail outlet mall complex. It is my opinion that the cost to the citizens of the community versus the profit you might make could just as easily be attained if this was sold, traded or donated to the city of Meridian or Ada County. SUMMARY TO THE CITY OF MERIDIAN AND ADA COUNTY The City of Meridian and Ada County have obligations to their citizens for balanced development. With the new Hospital being built north of I 84 this area is most certainly in need of a more comprehensive plan balancing the citizens needs along with business growth. They must go hand in hand If a development of this size must go into this area then lets be responsible to all parties involved. Common sense dictates this is the wrong location. ~~ ~g,i`'~~`" ~ f STATEMENT AND PETITION IN OPPOSITION cc,,~~ ~,,II Iay TO THE PROPOSBD MALL DEVELOPMENT ~tl~ '\~ In Idaho"s Centennial Year, 1993, the City of Meridian adopted an updated Comprehensive Plan and in early 1994 put into place a greatly revised Zoning and Development Ordinance. A common theme of both docwnents is the desire to manage growth and "Enhance Meridian"s quality of life for all residents". Although the neighbors who have signed this petition are not residents o£ Meridian, all reside within the Impact Area Boundary. Many have property abutting the development site, and most are within 1000 feet of the property boundary. Every homeowner represented by this petition, living on Rolling Hills Drive, Jade, Onyx, Topaz and Overland will be severely impacted by a Retail Mall development approaching the size of the existing Boise Town Square Mall; and the subsequent surrounding commercial development which will take place, because of the Mixed/Planned Use Development designation shown on the Generalized Land Use Map in the Meridian Comprehensive Plan. The combined square footage of the available commercial apace in the vicinity of Overland & Eagle, shown on the Land Use Map could and very probably will produce a developed area equal in size to that which already exist in the Milwaukee/Franklin area. This is certainly nut in keeping with the "managed growth" vision of Meridian. Neighbors who signed this petition are united in their opposition to Langly Associates, an out-of-state developer, application for annexation, zoning or granting of a conditional use permit for the property generally located on the SE corner of I-84 and Eagle Road Interchange. There are many reasons for opposition to this development. Some of those reasons will be discussed in this petition, others have been, or will be discussed during the meeting tonight. I have made an attempt to list issues that have been discussed in our neighborhood meeting last week. The numerical order of these issues do not indicate priority. 1. All of us, both long time residents (+10 years) and those who have recently moved here place a high value on the open aspect of the area. The ability to watch a beautiful Idaho Sunset, still lie able to see stars, watch and listen to wildlife such as C:anadian Geese, Pheasants or an occasional Fox. Some of us personally knew the lady, now deceased, who owned the subject property, and often took time from her irrigation work to chat about her farm and living in the area. She enjoyed the land as much as we enjoyed having her as a neighbor. The property is still being farmed. Today grain is growing, last year it was Sugar Beets, in other years Corn. If this development is approved, a quality of life which we cherish will be gone forever, as well as the elimination of a very productive piece of high quality farm land. 2. Southwest Ada County has one of the lowest crime rates in the County. The developer, in his proposal has listed what he considers positive aspects of the development. Lets discuss some of the negative impacts- Boise Tvwn Square Mall has experienced all of the following: a. Px•ofessional thieves who work the mall every day. b. Perverts c_ Mall rats, including organized and unorganized gangs. d. Vandalism e. Bomb Threats f_ Massive traffic congestion This will certainly place an additional workload on the Meridian City Police, as well as other emergency response groups- One of the stated objectives in the Comprehensive Plan is the preservation of the "Meridian Uld Town Business District"_ Not only should the Old Town area be preserved, but also the existing business entities already located in Meridian. As a point of interest; not many weeks ago on the TV show, 60 Minutes a story ran about communities who are now attempting to ZONE OUT stores such as WalMart which can come into a community and devastate the existing business infrastructure. If they decide the store is un-profitable, they close stop and leave. Is the community a better place because of this? 4. It appears if the developer achieves the stated goal of annexation and rezoning, he will attempt to sell off parcels to other developers, and perhaps, or perhaps not develop the remainder of the property himself. This will result in piecemeal development with loss of control by the City of Meridian to achieve a quality development. Last, but the most important, is the massive impact of traffic, light, noise, and air pollution. Unfortunately, the only way to discuss the impact of traffic is through the use •af statistics and numbers, which I know can be very boring. I"11 try to use comparisons of the thing we know the most about, the Boise Town Square Mall_ The information I am using is fx•om a report titled MALL AREA ACTION PLAN - PHASE I, Prepared by THE HUYT COMPANY for the ADA PLANNING ASSOCIATION in August 1994. When the Boise Town Square Mall was constructed in 1988, the amount of spin-off retail and office development was originally projected at 1.1 million square feet- That has in realty become approximately 2 million square feet, with a future development potential for an additional 2.0 to 2.8 million square feet. I can"t even visualize this much space. What this means from a traffic point of view is the Roadway standard Level of Service has declined from a LOS "C" to "D or E", about as bad as it can get. The costs of addressing this traffic congestion from a traditional roadway construction approach has been projected at just under $60 million dollars- These costs would be above and beyond the $8U million already programmed; and are the equivalent of 25% of the entire ACHD capital budget over the next 20 years. If Meridian approves a development of the same size which has the potential to turn into another Town Square Mall, from a traffic point of view several things can happen. a. The cost of improving Overland and Eagle over the next 5 to 10 years to accommodate this amount of traffic could result in a huge license and registration increase on every car owner in Ada G'ounty just to pay for the future combined cost of this proposed development and the Boise Town Square Mall_ b_ The cost of maintaining both Boise Town Square and the proposed Eagle Interchange infrastructure would result in a loss of dollars available to maintain the roads in the rest of the county. We have already seen many of county subdivision roads starting to deteriorate. Perhaps Meridian and Boise City residents should be required to pay a larger share of road maintenance and improvement cost. They, after all benefit the most from Sale Tax Revenues It is our understanding the Idaho State Highway Dept. has refused this proposed development access to Eagle Road_ This means the entire traffic burden will be placed on Overland Road, with a single entrance approximately 1000 feet from the Overland-Eagle Intersection. Existing traffic counts in the vicinity of the Boise Town Square Mall indicates approximately 30 to 35 thousand vehicles daily use the area, which has 4 entry and exit locations on three major roads. In the May 1, 1995 draft report titled: I-84 Power Center Traffic Impact Analysis, prepared by Bell-Walker Engineers of Boise; in review process by ACHD, and not yet accepted for public use, a projected vehicle per day count of 24,885 will enter and exit onto Overland Road. This appears to be on the low side, as The National Average Trip Rates for Shopping C;entex•s, which are based on Gross Leasable Area indicate that nationally, the smaller the shopping center, the higher the trip rate per 1000 square feet of Gross Leasable Area. Can you imagine approximately 25,000 to 30,000 vehicles daily using a single entrance into the proposed mall. In discussions with Ada County Highway Department, they show no work planned for the next 5 years on the section of road between Cloverdale and Eagle. We realize the developer has stated most traffic would use the existing I-84/Eagle Road Interchange, so there should be ~ttinintal impact on local roads. This is like saying when the Boise Town Square was developed in 1988 there would be no impact on Franklin or Milwaukee past the Mall. Southwest Ada County is developing at an unprecedented rate. Traffic. generated by this and other development, both commercial and residential, will be using 5-Mile, Overland, Cloverdale, Victory, and Eagle. In short every road in Southwest Ada Caunty will bring traffic to the area. Overland and the surrounding roads are not designed £or this traffic burden, nar do we believe it is realistic to spend Ada County Tax dollars fox• the sole purpose of accommodating developers. I"m almost finished here, but let me take a brief amount of time to discuss Noise, Light and Air Pallution which will be generated in a very small area. The proposed development is surrounded on two sides by single family homes, which were constructed sometime between approximately 1963 and 1975_ According to the developer, homes adjoining the development are, almost without exception a significant distance from the subject property separated from the development by pastures. Let me state, even though some of us have small pastures, most. of our homes are Wlth7.i1 100 - 200 feet of the development parking lot or proposed structures. Some of the neighbors who live on the south side of the development have even less space separating their home from the developers property line. I guess we differ with the developer in what would be considered a significant distance. Hardly enough to provide a buffer. Nor, do many of us desire a wall constructed at the back of our property. We will have parking lights glaring in our hack yards; at all hours of the night there will be trucks moving through the parking areas loading and unloading freight.; during the winter, in the early hours of the morning we will hear snowplows scraping against asphalt and, because of the prevailing wind all of the auto exhaust and dust caused by traffic movement will blow right rota our homes. Even now, when the wind is blowing out of the Northwest, traffic noise from I-84 is almost intolerable- Residents of this area are not anti-development- We believe there are better planes where this development can be located. On Eagle Road, between Fairview and Franklin are several tracts of land for sale, with the infrastructure already in place. Meridian has been trying for years to get a Mall to locate at I-84 and Meridian Ave_ Both areas are suitable, will have little impact on existing single family homes, and still bring the perceived benefits to the City of Meridian. Develop these areas first. The South side of I-84 is not the place for this type of development. Because we live within the Meridian Impact Area Boundary, the Ada County Commissioners have indicated that by agreeing to the Impact Area Boundaries in 1993, they no longer represent County residents in Planning or Zoning issues. We are unable to vote or have a political voice in the selection of the Meridian City Council or Planning and Zoning Commission. In essence, we have been dis- enfranchised from the political proceas_ Members of the Planning and Zoning Commission: You, after consideration of the developers proposal, input from other interested groups, and the neighbors viewpoint, have the responsibility of making a recommendation to the Meridian City Council concerning this development_ We would urge, that while you are making this decision, please keep in mind; you have the additional responsibility of being THE ONLY POLITICAL REPRESENTATION that we and other county residents, living within the Impact Area Boundaries have_ Decisions you make will have a lifelong impact on the quality of life for everyone now living and who will eventually relocate into this area. 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C~I~~ MY NAME IS DAVID LEWIS. ~~ ~~~ ~ ~ S' I SUPPORT THE I-84 POWER CENTER. ~ ~~ I LIVE AT 1494 TANAGER WAY, IMMEDIATELY ADJACENT TO OVERLAND ROAD -APPROXIMATELY ONE AND A QUARTER MILE EAST OF THE PROPOSED I-84 POWER CENTER. MANY OF US WHO LIVE OUT TI-IERE CALL THIS HUGE IN - BETWEEN SOUTHWEST AREA "A NO MAN' S LAND". ACCORDING TO SOME PLANNERS -WHO ARE SUPPOSE TO KNOW - WE'RE SOME 17,000 STRONG. BIG ENOUGH TO BE A CITY IN ITSELF. BUT, WE'RE NOT. WE CALL THIS AREA... "NO MAN'S LAND".... BECAUSE IT'S NOT IN BOISE, ("T'HANKFi.JLLY") AND, YET, IT'S NOT IN MERIDIAN. AND LIKE SO MANY HERE TONIGHT -WHO MIGHT HAVE AN OPPOSING VIEWPOINT - NEITHER I NOR THEY CAN VOTE IN MERIDIAN'S POLITICS....... BUT REGARDLESS, THROUGH VARIOUS TAXING ENTITIES WE STILL HAVE PAID AND WILL CONTINUE TO PAY THE PRICE TO LIVE OUT THERE AND HOPE OUR VOICE IS HEARD ELSEWHERE. IT ..IS.. OF..OUR..CHOOSING... AS A SINGLE PERSON, AND WHILE LIVING IN THIS "NO MAN'S LAND" -AMONG ALL THE OTHER TAXES I PAY, FOR THE LAST 20 SOME ODD YEARS I'VE PAID MY SCHOOL TAXES TO THE MERIDIAN SCHOOL DISTRICT. AND OVER THAT SAME 20 YEAR PERIOD, I'VE CONSISTENTLY VOTED FOR THE VARIOUS SCHOOL BONDS AND THEIR OVERRIDES I BELIEVE IN EDUCATING THE YOUNG. WHETHER THOSE YOUNG BELONG TO THOSE WHO HAVE LONG SINCE RESIDED HERE IN THE VALLEY= THE NEW COMERS COMING IN OR YES, EVEN THOSE OTHER LESS-THAN- DISCRIMINATE PEOPLE WHO VIEW "PROCREATING" AS THEIR GOD-GIVEN RIGHT TO PRODUCE THEIR NUMEROUS OFFSPRING, BUT THEN CRY FOUL WHEN THE SUBJECT OF A "HEAD TAX" ARISES. AHEAD TAX FOR EDUCATING -THESE -THEIR YOUTH WHO CONTINUE TO ADD TO THE BURDEN OF THE ALREADY OVER- CROWED AND OVER-TAXED SCHOOL SYSTEM. MIND YOU -WHAT SOME DO WITH THEIR=SPARE= RELAXING MO~NTS IS THEIR PERSONAL BUSINESS. BUT IF THOSE SAME INDIVIDUALS ARE GOING TO STAND UP TONIGHT TO VOICE THEIR COMPLAINTS AGAINST A TAX- PRODUCING ENTITY LIKE THE I-84 POWER CENTER' S WITH ITS ANNUAL TAX CONTRIBUTION FUNNELED INTO THE COFFERS OF THE CITY OF MERIDIAN= THEN THEIR PERSONAL/PRIVATE BUSINESS BECOMES MY TAXING CONCERNS. FOR THOSE ONES HERE TONIGHT NOT FAMILIAR WITH THE HISTORY OF THE EAGLE ROAD I-84 IN`T'ERCHANGE OR MERIDIAN'S COMPREI-IENSIVE PLAN I WOULD LIKE TO BRIEFLY BACKGROUND THIS APPROXIMATE $7,000,000.00 DOLLAR INTERCHANGE AND THE TAXING POTENTIAL IT REPRESENTS TO THE CITY OF MERIDIAN VIA THE MERIDIAN COMPREI-IENSIVE PLAN. THERE IS AN ANCIENT ADAGE, SO CREDITED TO A ROMAN PHILOSOPHER, WHO ONCE STATED,..."WHEN CROSSROADS COME TOGETHER, HENCEFORTH SPRINGS COMMERCE..." TIC EAGLE ROAD INTERCHANGE FALLS UNDER THE AUSPICES OF THE CITY OF MERIDIAN, AND THANKFULLY, NOT UNDER THE 'I'Hi JMB OF THE CITY OF BOISE WHO SO DESPERATELY YEARNED TO CONTROL AND OWN THIS "COMMERCE CROSSROADS". IN 1989, AFTER A LONG AND HARD-FOUGHT BATTLE WITH THE MAYOR OF BOISE ,OVER WHICH OF THE TWO CITIES -BOISE OR MERIDIAN -WOULD CONTROL THIS VITAL INTERCHANGE, THE IDAHO STATE TRANSPORTATION BOARD MEMBERS REACHED A SOUND COMMON SENSE DECISION BASED ON IRREFUTABLE LOGIC..... ..."THE SHORTEST DISTANCE BETWEEN TWO POINTS IS ALWAYS A STRAIGHT LINE...."ALIAS, THE COUPLING OF IN'T'ERSTATE I-84 AND STATE HIGHWAY #55 AND THIS LOGIC AND THE PREVIOUS REFERENCED ROMAN ADAGE OF "CROSSROADS COMING TOGETHER" WAS RE- AFFIRMED BY -THEN -CHAIRMAN OF THE IDAHO STATE TRANSPORTATION BOARD, MR. CARL MOORE, WHEN HE STATED...." THE I-84 EAGLE ROAD INTERCHANGE WILL NOT ONLY BECOME THE "HUB OF THE BOISE VALLEY" BUT WILL BECOME THE MASSIVE TRANSPORTATION JUGULAR VEIN OF THE STATE OF IDAHO- THE ONLY CONNECTOR JOINING INTERSTATE EAST-WEST I-84 WITH STATE HIGHWAY #55 -WHICH IS THE ONLY DIRECT NORTH/SOUTH ROUTE THROUGH THE CENTER/CORE OF THE STATE OF IDAHO...." THUS, THE CITY OF MERIDIAN RECEIVED THE GOOSE WITH ITS =GOLDEN =SOUGHT - AFTER/COMMERCE EGG..."THE I-84 EAGLE ROAD INTERCHANGE" SUBSEQUENTLY, IN 1993 VIA THE PUBLIC HEARING PROCESS, MERIDIAN NOTIFIED THE NEED TO UPDATED ITS COMPREHENSIVE PLAN. THE STRATEGIC IMPORTANCE OF THE EAGLE ROAD INTERCHANGE WAS SPECIFICALLY NOTED IN THAT DOCUMENT. THIS FINAL PLAN RESULTED IN THE MIXED/PLANNED USE CLASSIFICATION IDENTIFIED AROUND THE EAGLE ROAD INTERCHANGE AREA. AS SUCH, THE AREA WAS CONSIDERED A HIGH PRIORITY AREA FOR THE ENCOURAGEMENT OF MALL DEVELOPMENT, AND/OR FOR COMMERCIAL, RETAIL, SERVICE CENTERS, TECHNICAL, BUSINESSES, ETC. ALL OF WHICH, WOULD PROVIDE A STRONG TAX BASE TO THE CITY OF MERIDIAN. TO THOSE OF YOU WHO PARTICIPATED IN MERIDIAN'S FIGHT FOR THE EAGLE ROAD INTERCHANGE OR THROUGH THE PLANNING PROCESSES, OFFERED INPUT INTO MERIDIAN'S FINAL COMPREHENSIVE PLAN, I SAY, "GOODY, GOODY, GOODY FOR YOU........,, TO THOSE OF YOU WHO ARE TRANSPLANTS FROM SUCH PLACES AS NEW JERSEY OR CONNECTICUT OR CALIFORNIA OR SOME OTHER STATE WHO HAVE FINALLY ARRIVED AT YOUR UTOPIAN GARDEN SPOT AS A "JOHNNY COME-LATELY", OR THOSE WHO DID NOT BECOME OR DID NOT TAKE THE TIME TO BECOME INVOLVED IN THE PLANNING PROCESSES, YOU'RE CERTAINLY NOT IN A POSITION NOW TO HOLLER, "THE SKIES ARE FALLING, THE SKIES ARE FALLING, THE SKIES ARE FALLING..." (....AND I MIGHT ADD - A 5 ACRE RANCHERO WITH A DENUDED HORSE PASTURE IN THE SUMMERTIME WHICH BECOMES A MUD BATH IN THE WINTER TIME ALONG A ROADSIDE IS CONSIDERED BY SOME TO BE A VISUAL BLIGHT, NOT A UTOPIAN SIGHT....) ALREADY THE EAGLE ROAD INTERCHANGE HAS ATTRACTED THE ST. LUKE'S WEST MEDICAL COMPLEX, WHICH OBVIOUSLY SELECTED THE EAGLE ROAD INTERCHANGE SITE, DUE TO PRESENT AND FiJTLJRE DEMANDS/NEEDS FOR MEDICAL SERVICES IN THIS SOU`I`IIWEST AREA. THIS MEDICAL BUILDING IS THE FIRST OF A SIX PHASE DEVELOPMENT. THIS FIRST PHASE, PRESENTLY UNDER CONSTRUCTION, CONSISTS OF A $14 MILLION /FOUR STORY, 100,000 SQUARE FOOT WEST MEDICAL COMPLEX PRESENTLY SCHEDULED FOR DOOR-OPENING CEREMONIES IN DECEMBER, 1995. UNDERSTANDABLY AND SO RECOGNIZED IN THE MERIDIAN'S COMP PLAN, THE EAGLE ROAD INTERCHANGE AREA IS BECOMING THE CROSSROADS OF SERVICE AND COMMERCE. FOR COMMERCE LIKE THE ON-GOING ST.LUKE'S WEST MEDICAL COMPLEX FOR COMMERCE LIKE THIS PROPOSED I-84 POWER CENTER, WHICH WOULD NEGATE THE NEED TO TRAVERSE THE MILES TOWARD DISTANCE SHOPPING. OR WOULD THOSE CRITICS PREFER TO HAVE A MASS SATURATION OF PEOPLE AND THEIR "LITTLE PEOPLES" OCCUPYING THAT SAME IN'T'ERCHANGE CORNER, INSTEAD....?. GIVEN THE NATURE OF ITS STRATEGIC LOCATION ONTO INTERSTATE I-84 AND THE EASY ACCESS THROUGHOUT THE VALLEY, UNDER MULTIPLE/NIIXED USE, THEORETICALLY THAT 73 ACRE SITE COULD BE ASSAULTED WITH A -MEDIUM DENSITY NUMBER - OF 20 UNITS TO THE ACRE OF THREE STORY TOWNHOUSES/CONDOMII~IIUIVTS; WHICH, AFTER ALLOWING FOR COMMON GROUND USAGE, (A REDUCTION OF SOME 20%), WOULD ALLOW SOME 1200 UNITS ON SITE. FIGURING APPROXIMATELY 3.2 TO THE FAMILY, WHO WOULD AVERAGE 2 AUTOMOBILES TO EACH UMT -SOME 3800 PEOPLE COULD BE DAILY DRIVING SOME 2400 CARS INTO THAT INTERCHANGE CORNER. NOT A DIME FOR COMMERCE ,OR REVENUE GENERATING PURPOSES. NST AN OVERLOAD ON THE ALREADY OVERLOADED, -(d WHICH IS A TAXING THOUGHT TOyALREADY TAXING SITUATION....! I SUPPORT THE PROPOSED 1-84 POWER CENTER LOCATED ON THE SOUTHEAST CORNER OF THE 1-84 EAGLE ROAD INTERCHANGE. I OFFER THIS WRITTEN STATEMENT FOR INCLUSION IN THE RECORD. THANK YOU.