PZ - Staff Report
Page 1
HEARING
DATE:
4/23/2019
TO: Mayor & City Council
FROM: Stephanie Leonard, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2019-0019
ICOM Parking Expansion
LOCATION: 885 S. Locust Grove Rd., in the SE ¼ of
Section 18, Township 3N., Range 1E.
I. PROJECT DESCRIPTION
The applicant, The Land Group, has requested annexation and zoning of 2.34 acres of land with a C-
G zoning district to accommodate the construction of an offsite parking lot for the Idaho College of
Osteopathic Medicine (ICOM).
II. SUMMARY OF REPORT
A. Project Summary
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
Description Details Page
Acreage 2.34
Future Land Use Designation Commercial
Existing Land Use Single-family rural residential
Proposed Land Use(s) Parking lot
Current Zoning R6
Proposed Zoning C-G
Lots (# and type; bldg/common) 1
Amenities 10-foot multi-use pathway
Physical Features (waterways,
hazards, flood plain, hillside)
Hunter Lateral along the west boundary of the site
Neighborhood meeting date; # of
attendees:
January 31, 2019; no attendees
History (previous approvals) N/A
Page 2
B. Community Metrics
Description Details Page
Ada County Highway District
Staff report (yes/no) No
Requires ACHD
Commission Action
(yes/no)
No
Access (Arterial/Collectors/State
Hwy/Local)(Existing and Proposed)
E. Central Dr. (collector)
Stub Street/Interconnectivity/Cross
Access
Drive aisle stub proposed in northwest part of site to provide
for future connectivity
Existing Road Network
Existing Arterial Sidewalks /
Buffers
Seven-foot wide attached sidewalk along S. Locust Grove Rd.
and E. Central Dr.
Wastewater
Distance to Sewer Services 0
Sewer Shed Five Mile Trunkshed
Estimated Project Sewer
ERU’s
See application info.
WRRF Declining Balance 13.59
Project Consistent with
WW Master Plan/Facility
Plan
Yes
Water
Distance to Water Services 0
Pressure Zone Three
Estimated Project Water
ERU’s
See application info.
Water Quality Concerns None
Project Consistent with
Water Master Plan
Yes
Impacts/Concerns None
Page 3
C. Project Area Maps
III. APPLICANT INFORMATION
A. Applicant/Representative:
The Land Group, Inc.
462 E. Shore Dr., Ste. 100
Eagle, ID 83616
B. Owner:
McKague Family Revocable Living Trust
885 S. Locust Grove Rd.
Meridian, ID 83642
Future Land Use Map
Aerial Map
Zoning Map
Planned Development Map
Page 4
IV. NOTICING
Planning & Zoning
Posting Date
City Council
Posting Date
Newspaper Notification 3/1/2019 4/5/2019
Radius notification mailed to
properties within 300 feet 2/26/2019 4/3/2019
Radius notification published on 3/6/2019 4/4/2019
Nextdoor posting 2/26/2019 4/3/2019
V. STAFF ANALYSIS
The proposed annexation area is contiguous to City annexed property to the west and south and is
within the Area of City Impact Boundary. A legal description for the annexation area is included
in Section VII.A.
The City may require a development agreement (DA) in conjunction with an annexation pursuant
to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this
application, staff recommends a DA as a provision of annexation with the provisions
included in Section VIII.
A. Future Land Use Map Designation (https://www.meridiancity.org/compplan)
The commercial designation provides for a full range of commercial and retail to serve area
residents and visitors. Uses may include retail, wholesale, service and office uses, multi-family
residential, as well as appropriate public uses such as government offices. The proposed use of
this site as a parking lot expansion for the Idaho College of Osteopathic Medicine (ICOM) will
serve area residents and visitors by allocating additional vehicle space for students, faculty and
visitors. Additional space within the proposed area will alleviate the shortage of parking
available to Renaissance High School and Idaho State University, which occupy the same general
region. Although the offsite parking is not a preferred use for this property, staff believes the
requested zoning and Commercial FLUM provides flexibility for redevelopment in the future.
B. Comprehensive Plan Policies (https://www.meridiancity.org/compplan):
“Require all new and reconstructed parking lots to provide landscaping in internal islands and
along streets.” (2.01.04B)
“Restrict private curb cuts and access points on collectors and arterial streets.” (3.06.02D)
“Implement the City’s Pathways Master Plan.” (5.03.01A)
C. Existing Structures/Site Improvements:
There is an existing home and accessory structures on this site that will be removed with
annexation of the property.
D. Proposed Use Analysis:
The proposed use for this site is a parking lot with approximately one-hundred ninety (190) to be
utilized by ICOM. A parking lot is a principally permitted use in the proposed zone (C-G). Staff
recommends that a provision be made in the Development Agreement to require any future use of
the property to submit a certificate of zoning compliance and design review prior to submittal of
building permits.
Page 5
E. Site Plan:
A site plan was submitted with annexation application that depicts how the site is proposed to
develop with the parking lot expansion. Approximately 190 parking stalls are proposed to serve
the students and faculty of the ICOM. The proposed site plan is substantially approved but will
be further analyzed with the required CZC and DES application.
F. Dimensional Standards (UDC 11-2):
Development is required to comply with the dimesnional standards listed in UDC Table 11-2B-3.
Parking lot design shall comply with the standards in UDC Table 11-3C-5.
G. Access (UDC 11-3A-3, 11-3H-4):
One (1) full access is proposed via E. Central Dr., a collector roadway, in accord with UDC 11-
3A-3 and the Comprehensive Plan (action item #3.06.02D). A stub street is proposed at the
northwest part of the site to allow for future development of the subject site or surrounding
properties. Direct access to S. Locust Grove Rd. shall not be permitted. Cross access to the site to
the north shall be required as a provision of the DA.
The proposed location of the drive aisle into the parking lot is located approximately 130 feet to
the east of an existing access point into the ICOM campus parking lot to the south. Since the
proposed parking lot is located across E. Central Dr. (a commercial collector) from the college,
providing an easily navigable pedestrian and vehicle setting is crucial. Staff believes there is an
opportunity to align the proposed parking lot access point with the existing entrance for the
current ICOM parking lot (see Exhibit VII.C) by utilizing the undeveloped parcel to the west
(parcel #S1118417375). The land is currently owned by the State of Idaho and is a remnant
parcel near the Idaho State Police site. Staff believes the applicant could work with the State of
Idaho to either purchase the parcel or acquire a cross-access easement to use the land. Aligning
the two (2) entrances would provide for safer pedestrian crossing and less diagonal traffic
crossing from one (1) parking lot to the other. As mentioned in item I below, one (1) signalized
pedestrian light exists at the intersection of E. Central Dr. and S. Locust Grove Rd. Increasing
the visibility and continuity of the existing drive aisle with the proposed drive aisle would aid in
ensuring pedestrians and vehicles are able to safely cross E. Central Dr.
Staff recommends the Commission determine whether the applicant should be required to provide
an access point that aligns with the current parking lot to the south as shown in Exhibit VII.C.
H. Pathways ( UDC 11-3A-8):
A segment of the City’s multi-use pathway system is proposed along the west side of the Hunter
Lateral in accord with the Pathways Master Plan and the Comprehensive Plan (action item
#5.03.01A); a 14-foot wide public pedestrian easement is required to be submitted to the
Planning Division for the pathway (coordinate details with Kim Warren, Park’s Dept. 208-888-
3579). Landscaping is required to be provided adjacent to all pathways as set forth in UDC 11-
3B-12C.
I. Sidewalks (UDC 11-3A-17):
Sidewalks are required to be provided with development in accord with the standards listed in
UDC 11-3A-17. A seven-foot sidewalk exists along S. Locust Grove Rd. and E. Central Dr., in
accord with UDC standards. The applicant is currently proposing two (2) pedestrian walkways at
the south part of the site to connect patrons to E. Central Dr.
Typically, staff would prefer to have both proposed walkways constructed as they provide extra
pedestrian connection to E. Central Dr. and ultimately ICOM across the street. However, since
the only designated pedestrian crossing exists at the light at S. Locust Grove Rd. and E. Central
Page 6
Dr., staff recommends the applicant only provide the walkway connecting the southeastern part
of the parking lot to the sidewalk along E. Central Dr. Staff believes that limiting designated
walkways from the parking lot to the existing sidewalk will limit the number of patrons tempted to
cross E. Central Dr. without a designated crosswalk or pedestrian light. Staff has communicated
this change to the applicant and they are amenable to making that change in the site plan. The
applicant has agreed to install wayfinding signs and other mechanisms to guide patrons across E.
Central Dr. using the designated crosswalk at the light.
J. Landscaping (UDC 11-3B):
A minimum 25-foot wide street buffer is required to be provided along S. Locust Grove Rd. Rd.,
an arterial street; and a 20-foot wide street buffer is required to be provided along E. Central Dr.,
a collector as set forth in UDC Table 11-2B-3 for the C-G district. Landscaping is required within
the buffers in accord with the standards listed in UDC 11-3B-7C. All landscape buffers and
parking lot landscaping is required to be maintained by the owner or a managing association.
Parking lot landscaping and the buffer to the adjoining use to the north shall be constructed in
accord with the standards in UDC 11-3B-8 and UDC 11-3B-9. A landscape plan complying with
the aforementioned standards shall be submitted with the CZC and DES application.
Although a landscape plan has not been submitted with the subject application, the proposed site
plan will require the removal of existing trees. The applicant has coordinated with Elroy Huff,
City Arborist, to confirm mitigation requirements. The applicant shall submit a mitigation plan
with the CZC and DES application prior to removal of any trees on the site.
K. Waterways (UDC 11-3A-6):
The Hunter Lateral runs along the west boundary of this site. The applicant proposes to keep the
waterway open and to locate the City’s 10-foot multi-use pathway adjacent to the lateral. The
Hunter Lateral shall remain open unless otherwise waived by City Council in accord with UDC
11-3A-6.
L. Fencing (UDC 11-3A-6, 11-3A-7):
All fencing constructed on the site is required to comply with the standards listed in UDC 11-3A-
7. No fencing is currently depicted on the site plan, but should fencing be proposed, a detail shall
be submitted with the CZC and DES application.
M. Certificate of Zoning Compliance and Design Review:
If approved, the applicant will be required to submit a CZC and DES application to establish the
parking lot use and to ensure all site improvements comply with the provisions of the UDC and
the conditions in this report prior to construction, in accord with UDC 11-5B-1. A detailed site
and landscape plan and elevations for the maintenance building shall be submitted in accord
with the provisions in Section VIII.
N. Utilities (UDC 11-3A-21):
Sanitary sewer and water are available to the subject site, however no new services are being
proposed at this time.
VI. DECISION
A. Staff:
Staff recommends approval of the Applicant’s request for annexation and zoning as it will provide the
parking space needed for the expanding ICOM campus. Council should also consider the Applicant’s
request for a waiver to leave the Hunter Lateral open and not require it to be piped.
Page 7
B. Commission:
The Meridian Planning & Zoning Commission heard these items on March 21, 2019. At the
public hearing, the Commission moved to recommend approval of the subject Annexation
request.
a. Summary of Commission Public Hearing:
i. In favor: Dr. Robert Hasty, Applicant; Tamara Thompson, Applicant’s
Representative
ii. In opposition: None
iii. Commenting: Dr. Robert Hasty; Tamara Thompson
iv. Written testimony: None
v. Staff presenting application: Stephanie Leonard
vi. Other staff commenting on application: Bill Parsons
b. Key issue(s) of Public Testimony:
i. None
c. Key Issues of Discussion by Commission:
i. Concern regarding safe pedestrian crossing from proposed parking lot across
Central Drive to ICOM campus;
ii. Alignment of the proposed access point with the existing ICOM parking lot access
point to the south;
iii. Wayfinding signage to encourage pedestrian crossing at Central and Locust Grove
crosswalk;
iv. Coordination with ACHD to install a hawk signal at the main parking lot entrance
for pedestrian crossing from proposed parking lot;
v. Other considerations and options for potential locations for additional parking;
vi. Location of multi-use pathway in relation to pedestrian crossing;
vii. ICOM student population maturity, amount of traffic and other student populations
utilizing the area and Central Dr.;
d. Commission Change(s) to Staff Recommendation:
i. Strike condition 1.1.b requiring applicant to coordinate with property to the west to
align parking lot access with existing parking lot to the south;
e. Outstanding Issue(s) for City Council:
i. The Applicant should work with ACHD to coordinate a crosswalk to direct pedestrian
traffic safely across Central Dr.
Page 8
VII. EXHIBITS
A. Annexation and Zoning Legal Description and Exhibit Map
Page 9
Page 10
B. Concept Site Plan
Page 11
C. Driveway Alignment Location
Staff’s recommended
location Approximate proposed
location
Page 12
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING
1. Annexation & Zoning
1.1 A Development Agreement (DA) is required as a provision of annexation of this property. Prior
to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian,
the property owner(s) at the time of annexation ordinance adoption, and the developer.
Currently, a fee of $303.00 shall be paid by the Applicant to the Planning Division
prior to commencement of the DA. The DA shall be signed by the property owner and
returned to the Planning Division within six (6) months of the City Council granting the
annexation. The DA shall, at minimum, incorporate the following provisions:
a. Future development of this site shall be generally consistent with the site plan included in
Section VII, and the provisions contained herein.
b. The applicant shall relocate the proposed parking lot driveway to align with the existing
driveway constructed on the ICOM property to the south.
c. The Hunter Lateral shall remain open unless otherwise waived by City Council in accord
with UDC 11-3A-6.
d. Direct access to S. Locust Grove Rd. is prohibited; primary access shall be via E. Central Dr.
only in accord with UDC 11-3A-3.
e. Cross-access to the property to the north shall be required to allow for future redevelopment.
A cross-access easement agreement shall be provided upon CZC and DES application
submittal.
f. All future development of the subject property shall comply with the City of Meridian
ordinances in effect at the time of development.
g. Certificate of Zoning Compliance and Administrative Design Review applications are
required to be submitted to the Planning Division for approval of all future buildings/uses on
the site, prior to applying for building permit. The site plan included with the CZC
application shall include wayfinding signage that directs pedestrians from the parking area to
the intersection of Locust Grove and Central for safe crossing.
h. All structures shall be removed from the property within 60 days of annexation into the City.
i. A 14-foot wide public pedestrian easement is required to be submitted to the Planning
Division for the pathway (coordinate details with Kim Warren, Park’s Dept. 208-888-3579).
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 A street light plan will need to be included in the design plans submitted to the City of Meridian.
Street light plan requirements are listed in Section 6-7 of the City's Design Standards.
2. General Conditions of Approval
2.1 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single -point
connection to the culinary water system shall be required. If a single-point connection is utilized,
Page 13
the developer will be responsible for the payment of assessments for the common areas prior to
prior to receiving development plan approval.
2.2 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC
11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any
other applicable law or regulation.
2.3 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.4 Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
2.5 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.6 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.7 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.8 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.9 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage
facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD.
The design engineer shall provide certification that the facilities have been installed in accordance
with the approved design plans. This certification will be required before a certificate of
occupancy is issued for any structures within the project.
2.10 A street light plan will need to be included in the civil construction plans. Street light plan
requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy
of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272.
C. IDAHO TRANSPORTATION DEPARTMENT (ITD)
http://weblink.meridiancity.org/WebLink8/0/doc/162132/Page1.aspx
D. NAMPA MERIDIAN IRRIGATION DISTRICT (NMID)
http://weblink.meridiancity.org/WebLink8/0/doc/162100/Page1.aspx
Page 14
C. FINDINGS
A. Annexation and/or Rezone (UDC 11-5B-3E)
Required Findings: Upon recommendation from the commission, the council shall make a full
investigation and shall, at the public hearing, review the application. In order to grant an
annexation and/or rezone, the council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
The Applicant is proposing to annex the subject 2.34 acre property with a C-G zoning district
and develop an off-site parking lot expansion for the Idaho College of Osteopathic Medicine.
Commission finds that the proposed map amendment and uses comply with the provisions of
the Comprehensive Plan and should be compatible with the adjacent commercial uses.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The Commission finds that the proposed map amendment to the C-G zoning district is
consistent with the purpose statement for the commercial districts in UDC 11-2B-1 and will
serve the surrounding educational institutions.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
The Commission finds that the proposed zoning map amendment will not be detrimental to
the public health, safety, or welfare. The Commission recommends the Council consider any
oral or written testimony that may be provided when determining this finding.
4. The map amendment shall not result in an adverse impact upon the delivery of services by
any political subdivision providing public services within the city including, but not limited
to, school districts; and
The Commission finds that the proposed zoning amendment will not result in any adverse
impact upon the delivery of services by any political subdivision providing services to this site.
5. The annexation (as applicable) is in the best interest of city.
The Commission finds annexing this property with a C-G zoning district is in the best interest
of the City if the applicant develops the site in accord with the proposed site plan and the
development agreement requires that future development receive CZC and DES approval.
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING 3/21/2019
DATE:
TO: Planning & Zoning Commission
FROM: Stephanie Leonard, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2019-0019
ICOM Parking Expansion
LOCATION: 885 S. Locust Grove Rd., in the SE 1/4 of
Section 18, Township 3N., Range 1E.
I. PROJECT DESCRIPTION
C J f1E NDIAI�*,--
The applicant, The Land Group, has requested annexation and zoning of 2.34 acres of land with a C-
G zoning district to accommodate the construction of an offsite parking lot for the Idaho College of
Osteopathic Medicine (ICOM).
II. SUMMARY OF REPORT
A. Project Summary
Acreage
Future Land Use Designation
Existing Land Use
Proposed Land Use(s)
Current Zoning
Proposed Zoning
Lots (# and type; bldg/common)
Amenities
Physical Features (waterways,
hazards, flood plain, hillside)
Neighborhood meeting date; # of
attendees:
History (previous approvals)
Details
2.34
Commercial
Single-family rural residential
Parking lot
R6
C -G
1
10 -foot multi -use pathway
Hunter Lateral along the west boundary of the site
January 31, 2019; no attendees
N/A
Page 1
B. Community Metrics
Description Details Page
Ada County Highway District
Staff report (yes/no) No
Requires ACHD No
Commission Action
Access (Arterial/Collectors/State
E. Central Dr. (collector)
Hwy/Local)(Existing and Proposed)
Stub Street/Interconnectivity/Cross
Drive aisle stub proposed in northwest part of site to provide
Access
for future connectivity
Existing Road Network
Existing Arterial Sidewalks /
Seven -foot wide attached sidewalk along S. Locust Grove Rd.
Buffers
and E. Central Dr.
Wastewater
Distance to Sewer Services
0
Sewer Shed
Five Mile Trunkshed
Estimated Project Sewer
See application info.
ERU's
WRRF Declining Balance
13.59
Project Consistent with
Yes
WW Master Plan/Facility
Plan
Water
Distance to Water Services
Pressure Zone
Estimated Project Water
ERU's
Water Quality Concerns
Project Consistent with
Water Master Plan
0
Three
See application info.
None
Yes
None
Page 2
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IV. NOTICING
Newspaper Notification
Radius notification mailed to
properties within 300 feet
Radius notification published on
Nextdoor posting
V. STAFF ANALYSIS
Planning & Zoning
Posting Date
3/1/2019
2/26/2019
3/6/2019
2/26/2019
City Council
Postine Date
The proposed annexation area is contiguous to City annexed property to the west and south and is
within the Area of City Impact Boundary. A legal description for the annexation area is included
in Section VII.A.
The City may require a development agreement (DA) in conjunction with an annexation pursuant
to Idaho Code section 67-6511A. In order to ensure the site develops as proposed with this
application, staff recommends a DA as a provision of annexation with the provisions
included in Section VIII.
A. Future Land Use Map Designation(https:Ilwww.meridiancity.org/compplan)
The commercial designation provides for a full range of commercial and retail to serve area
residents and visitors. Uses may include retail, wholesale, service and office uses, multi -family
residential, as well as appropriate public uses such as government offices. The proposed use of
this site as a parking lot expansion for the Idaho College of Osteopathic Medicine (ICOM) will
serve area residents and visitors by allocating additional vehicle space for students, faculty and
visitors. Additional space within the proposed area will alleviate the shortage of parking
available to Renaissance High School and Idaho State University, which occupy the same general
region. Although the offsite parking is not a preferred use for this property, staff believes the
requested zoning and Commercial FLUMprovides flexibility for redevelopment in the future.
B. Comprehensive Plan Policies (hgps://www.meridiancit .00r /ccoompplan):
"Require all new and reconstructed parking lots to provide landscaping in internal islands and
along streets." (2.01.04B)
"Restrict private curb cuts and access points on collectors and arterial streets." (3.06.02D)
"Implement the City's Pathways Master Plan." (5.03.01A)
C. Existing Structures/Site Improvements:
There is an existing home and accessory structures on this site that will be removed with
annexation of the property.
D. Proposed Use Analysis:
The proposed use for this site is a parking lot with approximately one -hundred ninety (190) to be
utilized by ICOM. A parking lot is a principally permitted use in the proposed zone (C -G). Staff
recommends that a provision be made in the Development Agreement to require any future use of
the property to submit a certificate of zoning compliance and design review prior to submittal of
building permits.
Page 4
E. Site Plan:
A site plan was submitted with annexation application that depicts how the site is proposed to
develop with the parking lot expansion. Approximately 190 parking stalls are proposed to serve
the students and faculty of the ICOM. The proposed site plan is substantially approved but will
be further analyzed with the required CZC and DES application.
F. Dimensional Standards (UDC 11-2):
Development is required to comply with the dimesnional standards listed in UDC Table 11-2B-3.
Parking lot design shall comply with the standards in UDC Table 11-3C-5.
G. Access (UDC 11 -3A -3,11-3H-4):
One (1) full access is proposed via E. Central Dr., a collector roadway, in accord with UDC 11-
3A-3 and the Comprehensive Plan (action item #3.06.02D). A stub street is proposed at the
northwest part of the site to allow for future development of the subject site or surrounding
properties. Direct access to S. Locust Grove Rd. shall not be permitted. Cross access to the site to
the north shall be required as a provision of the DA.
The proposed location of the drive aisle into the parking lot is located approximately 130 feet to
the east of an existing access point into the ICOM campus parking lot to the south. Since the
proposed parking lot is located across E. Central Dr. (a commercial collector) from the college,
providing an easily navigable pedestrian and vehicle setting is crucial. Staff believes there is an
opportunity to align the proposed parking lot access point with the existing entrance for the
current ICOM parking lot (see Exhibit VII. C) by utilizing the undeveloped parcel to the west
(parcel #51118417375). The land is currently owned by the State ofldaho and is a remnant
parcel near the Idaho State Police site. Staff believes the applicant could work with the State of
Idaho to either purchase the parcel or acquire a cross -access easement to use the land. Aligning
the two (2) entrances would provide for safer pedestrian crossing and less diagonal traffic
crossing from one (1) parking lot to the other. As mentioned in item I below, one (1) signalized
pedestrian light exists at the intersection of E. Central Dr. and S. Locust Grove Rd. Increasing
the visibility and continuity of the existing drive aisle with the proposed drive aisle would aid in
ensuring pedestrians and vehicles are able to safely cross E. Central Dr.
Staff recommends the Commission determine whether the applicant should be required to provide
an access point that aligns with the current parking lot to the south as shown in Exhibit VII. C.
H. Pathways ( UDC 11-3A-8):
A segment of the City's multi -use pathway system is proposed along the west side of the Hunter
Lateral in accord with the Pathways Master Plan and the Comprehensive Plan (action item
#5.03.01A); a 14 -foot wide public pedestrian easement is required to be submitted to the
Planning Division for the pathway (coordinate details with Kim Warren, Park's Dept. 208-888-
3579). Landscaping is required to be provided adjacent to all pathways as set forth in UDC I I-
313 -12C.
I. Sidewalks (UDC 11-3A-17):
Sidewalks are required to be provided with development in accord with the standards listed in
UDC 11-3A-17. A seven -foot sidewalk exists along S. Locust Grove Rd. and E. Central Dr., in
accord with UDC standards. The applicant is currently proposing two (2) pedestrian walkways at
the south part of the site to connect patrons to E. Central Dr.
Typically, staff would prefer to have both proposed walkways constructed as they provide extra
pedestrian connection to E. Central Dr. and ultimately ICOM across the street. However, since
the only designated pedestrian crossing exists at the light at S. Locust Grove Rd. and E. Central
Page 5
Dr., staff recommends the applicant only provide the walkway connecting the southeastern part
of the parking lot to the sidewalk along E. Central Dr. Staff believes that limiting designated
walkways from the parking lot to the existing sidewalk will limit the number of patrons tempted to
cross E. Central Dr. without a designated crosswalk or pedestrian light. Staff has communicated
this change to the applicant and they are amenable to making that change in the site plan. The
applicant has agreed to install wayfinding signs and other mechanisms to guide patrons across E.
Central Dr. using the designated crosswalk at the light.
J. Landscaping (UDC I1 -3B):
A minimum 25 -foot wide street buffer is required to be provided along S. Locust Grove Rd. Rd.,
an arterial street; and a 20 -foot wide street buffer is required to be provided along E. Central Dr.,
a collector as set forth in UDC Table 11-213-3 for the C -G district. Landscaping is required within
the buffers in accord with the standards listed in UDC 11 -3B -7C. All landscape buffers and
parking lot landscaping is required to be maintained by the owner or a managing association.
Parking lot landscaping and the buffer to the adjoining use to the north shall be constructed in
accord with the standards in UDC 11-3B-8 and UDC 11-3B-9. A landscape plan complying with
the aforementioned standards shall be submitted with the CZC and DES application.
Although a landscape plan has not been submitted with the subject application, the proposed site
plan will require the removal of existing trees. The applicant has coordinated with Elroy Huff,
City Arborist, to confirm mitigation requirements. The applicant shall submit a mitigation plan
with the CZC and DES application prior to removal of any trees on the site.
K. Waterways (UDC 11-3A-6):
The Hunter Lateral runs along the west boundary of this site. The applicant proposes to keep the
waterway open and to locate the City's 10 foot multi -use pathway adjacent to the lateral. The
Hunter Lateral shall remain open unless otherwise waived by City Council in accord with UDC
11-3A-6.
L. Fencing (UDC 11 -3A -6,11-3A-7):
All fencing constructed on the site is required to comply with the standards listed in UDC 11-3A-
7. No fencing is currently depicted on the site plan, but should fencing be proposed, a detail shall
be submitted with the CZC and DES application.
M. Certificate of Zoning Compliance and Design Review:
If approved, the applicant will be required to submit a CZC and DES application to establish the
parking lot use and to ensure all site improvements comply with the provisions of the UDC and
the conditions in this report prior to construction, in accord with UDC 11-5B-1. A detailed site
and landscape plan and elevations for the maintenance building shall be submitted in accord
with the provisions in Section VIII.
N. Utilities (UDC 11-3A-21):
Sanitary sewer and water are available to the subject site, however no new services are being
proposed at this time.
VI. DECISION
A. Staff:
Staff recommends approval of the Applicant's request for annexation and zoning as it will provide the
parking space needed for the expanding ICOM campus. Council should also consider the Applicant's
request for a waiver to leave the Hunter Lateral open and not require it to be piped.
Page 6
VII. EXHIBITS
A. Annexation and Zoning Legal Description and Exhibit Map
LEGAL DESCRIPTION
-" TIDE
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January 31, 2019
Project No.: 119007
ANNEXATION( C
IDAHO COLLEGE of OSTEOPATHIC MEDICINE, LLC
A parcel of land being, APW 51118417268 and the adjacent rights -Df -ways of South Locust Grave Road &
East Central Drive, Ionated in a portion of the Northeast 1/4 of the Southeast 1.14 of Section 18,
Township 3 Nurth, Range i East, Boise Meridian, Ada County, Idaho being more particularly described as
fol lours:
C0MMENCING at the East One Quarter corner of said Section 18, marked by an aluminum cap
monument, thence on the east line of said Northeast 1/4 of the Southeast 1/4 of Section is, South 00'
30' 34:" West, 221.53 feet, tothe POINT OF BEGINNING;
Thence continuing on said east Ilne, South 00 30' 34" West, 263.83 feet, to the centerline
intersection of South Locust Grove Road & East Central Drive,
Thence leaving said east Zine, South 89' 32' 18" West, 422.92 feet, on the centerline of East
Central Drive, to a point lying on the currently constructed centerline of the Hunter Lateral;
Thence leaving sald,centerl1ne of East Central Drive, North 23` 45' 11" West, 282.20 feet, on said
centerline of the Bunter Lateral, to a point on the southerly boundary line of APN'S1115417255;
Thence leaving saldcenterline of the Hunter Lateral, North 89'.32' 18" East, 540.95 feet, on said
southerly boundary line, to the POINT OF BEGINNING,
The above descr1bed parcel contains (127131 sci t.) 2.91 acres, more or less,
PREPARED BY;
The Land Group, Inc.
.Michael Fernenia, RLS
Page 7
Annexation E V4 CORNER SE 19
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Page 8
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B. Concept Site Plan
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Page 9
C. Driveway Alignment Location
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Page 10
VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING
1. Annexation & Zoning
1.1 A Development Agreement (DA) is required as a provision of annexation of this property. Prior
to approval of the annexation ordinance, a DA shall be entered into between the City of Meridian,
the property owner(s) at the time of annexation ordinance adoption, and the developer.
Currently, a fee of $303.00 shall be paid by the Applicant to the Planning Division
prior to commencement of the DA. The DA shall be signed by the property owner and
returned to the Planning Division within six (6) months of the City Council granting the
annexation. The DA shall, at minimum, incorporate the following provisions:
a. Future development of this site shall be generally consistent with the site plan included in
Section VII, and the provisions contained herein.
b. The applicant shall relocate the proposed parking lot driveway to align with the existing
driveway constructed on the ICOM property to the south.
c. The Hunter Lateral shall remain open unless otherwise waived by City Council in accord
with UDC 11-3A-6.
d. Direct access to S. Locust Grove Rd. is prohibited; primary access shall be via E. Central Dr.
only in accord with UDC 11-3A-3.
e. Cross -access to the property to the north shall be required to allow for future redevelopment.
A cross -access easement agreement shall be provided upon CZC and DES application
submittal.
£ All future development of the subject property shall comply with the City of Meridian
ordinances in effect at the time of development.
g. Certificate of Zoning Compliance and Administrative Design Review applications are
required to be submitted to the Planning Division for approval of all future buildings/uses on
the site, prior to applying for building permit. The site plan included with the CZC
application shall include wayfinding signage that directs pedestrians from the parking area to
the intersection of Locust Grove and Central for safe crossing.
h. All structures shall be removed from the property within 60 days of annexation into the City.
i. A 14 -foot wide public pedestrian easement is required to be submitted to the Planning
Division for the pathway (coordinate details with Kim Warren, Park's Dept. 208-888-3579).
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 A street light plan will need to be included in the design plans submitted to the City of Meridian.
Street light plan requirements are listed in Section 6-7 of the City's Design Standards.
2. General Conditions of Approval
2.1 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single -point
connection to the culinary water system shall be required. If a single -point connection is utilized,
Page 11
the developer will be responsible for the payment of assessments for the common areas prior to
prior to receiving development plan approval.
2.2 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC
11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any
other applicable law or regulation.
2.3 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.4 Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
2.5 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.6 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.7 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.8 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.9 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage
facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD.
The design engineer shall provide certification that the facilities have been installed in accordance
with the approved design plans. This certification will be required before a certificate of
occupancy is issued for any structures within the project.
2.10 A street light plan will need to be included in the civil construction plans. Street light plan
requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy
of the standards can be found at hqp://www.meridiancioy.org1public_works.aspx?id=272.
C. IDAHO TRANSPORTATION DEPARTMENT (ITD)
http://weblink.meridiancity.org/WebLink8/0/doc/162132/Pa e l.aVx
D. NAMPA MERIDIAN IRRIGATION DISTRICT (NMID)
http://weblink.meridiancity.org/WebLink8/0/doc/162100/Pa e�spx
Page 12
C. FINDINGS
A. Annexation and/or Rezone (UDC 11 -5B -3E)
Required Findings: Upon recommendation from the commission, the council shall make a full
investigation and shall, at the public hearing, review the application. In order to grant an
annexation and/or rezone, the council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
The Applicant is proposing to annex the subject 2.34 acre property with a C -G zoning district
and develop an off-site parking lot expansion for the Idaho College of Osteopathic Medicine.
Stafffinds that the proposed map amendment and uses comply with the provisions of the
Comprehensive Plan and should be compatible with the adjacent commercial uses.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Stafffinds that the proposed map amendment to the C -G zoning district is consistent with the
purpose statement for the commercial districts in UDC I1 -2B-1 and will serve the
surrounding educational institutions.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Stafffinds that the proposed zoning map amendment will not be detrimental to the public
health, safety, or welfare. Staff recommends the Commission and Council consider any oral
or written testimony that may be provided when determining this finding.
4. The map amendment shall not result in an adverse impact upon the delivery of services by
any political subdivision providing public services within the city including, but not limited
to, school districts; and
Stafffinds that the proposed zoning amendment will not result in any adverse impact upon the
delivery of services by any political subdivision providing services to this site.
5. The annexation (as applicable) is in the best interest of city.
Stafffinds annexing this property with a C -G zoning district is in the best interest of the City if
the applicant develops the site in accord with the proposed site plan and the development
agreement requires that future development receive CZC and DES approval.
Page 13