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HomeMy WebLinkAboutStor-It AZ AZ 04-033 MERIDIAN PLANNING & ZONING MEEfING APPLICANT Avest LP February 17, 2005 ITEM NO. 9 REQUEST Continued Public Hearing from January 6, 2005 - Annexation and Zoning of 15.92 acres from C-2 & RUT zones to CoG zone for Stor-It - 355 North Ten Mile Road AGENCY COMMENTS CITY CLERK: CITY ENGINEER: See previous Item packet / minutes CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY SEWER DEPT: CITY PARKS DEPT: /:Rtc CÙ1 lìl\Qf\ ~/ f'y(). at tV (~ 1'1"\ c~/ r;;-iì CITY BUILDING DEPT: CITY WATER DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: Contacted: Emailed: Dote: Phone: Stoff Initials: Materials presented at public me.fln S shall become MOperty of the City of Meridian. Meridian Planning & Zoning January 6, 2005 Page 52 of 54 Borup: So, probably, the amenities would be another number seven in this case. Moe: Well, I'll go ahead and add a number seven under the site specifics and that the applicant will work with staff to -- what word did you say -- determine what amenities will go in the tot lot. End of motion. Rohm: I'll second that. Zaremba: We have a motion and a second. All in favor say aye. Any opposed? That motion carries. MOTION CARRIED: ALL AYES. Item 9: Public Hearing: AZ 04-033 Request for an Annexation and Zoning of 15.92 acres from C-2 and RUT zones to CoG zone for Star-It by Avest LP - 355 North Ten Mile Road: Zaremba: Thank you all. Next we will open a Public Hearing, which is Item 9, AZ 04- 033, request for an annexation and zoning of 15.92 acres from C-2 and RUT zones to a CoG zone for Stor-It by Avest LP, 355 North Ten Mile Road and we have a request from the applicant to delay any further comment on this, so do we need staff comments or shall we go straight to a continuance? Canning: Chairman Zaremba, just a quick update. This is another one where the applicant is reconsidering whether they really want to annex into the city at this time. So, we may end up just pulling -- they may end up withdrawing it. We are not sure what they are going to do yet, so if we just continue it for probably two hearings and, then, we will see if he's made up his mind by then. Zaremba: Okay. You're thinking February 3rd or -- Canning: Yes. I have been trying to keep your 20th agenda light, so that -- for the Compass presentation that we talked about earlier today. Zaremba: Okay. Newton-Huckabay: For the 3rd or continue it for two full hearings? Zaremba: February 3rd is the one that I think was being suggested. Canning: I think that should be fine. Borup: Did they express how much time they felt they needed? Meridian Planning & Zoning January 6. 2005 Page 53 of 54 Canning: Probably when something froze over, but at this point, no, they have not, so -- I mean if you wanted to move it to the second hearing in February that would probably be okay, too. Borup: Mr. Chairman? The other question I -- and this may be mainly just for my curiosity, but their letter stated it was unanticipated and I want -- that kind of surprises me that it would have been unanticipated. Weren't they aware of requirements -- and are they talking about the street -- Canning: The big issues were the street widening and, then, the location of a pathway across their property. Borup: So, maybe the pathway may have been unanticipated. Canning: I think that was the straw, yeah. Borup: Okay. Canning: I think they didn't realize that -- what they came to realize is if they annex now, they end up dedicating right of way, If they wait until ACHD does their road improvements, then, they are paid for the right of way and I think that that was one of the big factors. And, then, having to install the pathway was the second one. Borup: So, if they proceed ahead, they'd proceed with a county application? Canning: No. They'd have to be refused annexation by us, which we haven't done at this point. Borup: Okay. Before the county -- that's what I was wondering. So, they would not develop it. Canning: And my understanding is the county -- they are on city water and the city made it a clear condition of approval that they would not. approve any additional development with city services until the properly were annexed. Borup: Okay. Zaremba: That already runs on their existing development; right? Canning: Yes. Zaremba: Okay. Rohm: Mr. Chairman, I move that we continue Public Hearing AZ 04-033 to the February 17th, 2005, date. End of motion. Meridian Pianning & Zoning January 6, 2005 Page 54 of 54 Moe: Second. Zaremba: We have a motion and a second. All in favor say aye. Any opposed? That motion carries. MOTION CARRIED: ALL AYES. Zaremba: I believe we need one more motion. Moe: Mr. Chairman, I move we adjourn. Rohm: Second. Zaremba: We have a motion and a second. All in favor say aye. Any opposed? MOTION CARRIED: ALL AYES. Zaremba: We have adjourned at it looks like 9:55. MEETING ADJOURNED AT 9:55 P.M. (TAPE ON FILE OF THESE PROCEEDINGS.) APPROVED DAVID ZAREMBA - CHAIRMAN _I_I- DATE APPROVED ATTESTED: WILLIAM G. BERG, JR., CITY CLERK '-y February 14, 2005 [I[ .. Quadrant Consulting. Inc. RE: AZ 04-033 RECEIVED FEB 1 7 2005 City of Meridian City C1eIk 0fIic0 City of Meridian Planning & Zoning Department 660 East Watertower Lane, Suite 200 Meridian, ID 83642 The owner ofthe subject property, Avest LP has reviewed the conditions as set forth in the Staff Report and is generally willing to comply and enter into a Development Agreement with the City of Meridian. Before making this commitment Avest would like to come to an understanding on the following condition: The City of Meridian's Comprehensive Plan requires a multi-uso pathway along Ten Mile Creek, provided at IiIe owner's expense and in cooporation with the City of Meridian Park and Recreation. Thorefore, IiIe applicant 5bal1 oonstnwt a ten-foot multi- use pathway to Parks Department standards as set forth in the August 2003 Comprehensive Parks and Recreation System Plan, pgs. 3-2 and 3-3, sedi.ons B & C. The applicant shall obtain an easement or agreement with the Nampa Meridian Irrigation District fOr the appropriate aooess requirements on the west sidc ofTen Mite Creek. The staff report requires the construction of the 10 Mile Creek pathway, the owner is not objecting to the continuation of a path bisecting their property, but to the timing of its construction. Avest is willing to plan and reserve the corridor for the pathway and even bond for its construction, but feels it is an undue hardship to construct it until it connects to the proposed remaining path at both ends. Their concerns are as follows: One of the basic functions ofa storage unit site is to provide security for clients storage. A path down 10 Mile Creek bisecting the property will require two separate areas of security adding additional fencing, gates, security measures and access difficulty. This will increase their operating costs. If they build the path now it will have to be maintained by them until the parks department can take over and maintain it. It is unknown when or if the path will be able to get past the Union Pacific Railroad and may mean years of maintaining and providing security waiting for the city to connect it to the north side of the railroad. Once the path has the ability to extend to both sides ofthe subject property the owner would construct the path and turn it over to Meridian for maintenance and public use. Sincerely, éJAD~CO~ R. Craig Callaham F,~cEJ:VED fEB 1 5 211115 P~~~g~G 405 S. 8th Stree/. Ste. 295 . Boise. ID 83702 . Phone (2081 342-0091 . Fox (208) 342-0092 . Inlernet: quodront@quodranl.cc Civil Engineering' Surveying' Construction Management TEN MILE STaR-IT í8il I.. Quadrant CONCEPT PLAN -, co~~,~~.t;.:'2;.~nc "'":,:':,::;"" .':'==:r~:.-:::.:::., :: .., -----"""'~"""'--------- If ï I I I Jo "'~ "0 ,l. ~o J. ~. ,~ I I I I I ! I ,f ". ~ i ~ """'.. "'" c ~ ~ I , , I , , I , , I , , I , , I , , I , , I , , I , , I , , I , , I , , I , , I , , I , , I , , I , ¡ , , I , , d ~~ ~ ~ ~S rxl! ~ ~~ ~ ;j~ z Pt 6~ -J CITY OF MERIDIAN PUBLIC HEARING SIGN-UP SHEET RECEIVED FEB' 7 2005 City of Meridian City Clerk Ofjico February 17, 2005 ITEM # 9 DATE PROJECT NUMBER AZ 04-033 PROJECT NAME Stor-It NAME (PLEASE PRINT) FOR AGAINST NEUTRAL MAYOR Tammy de Weerd c{{'e;;dl~n IDAHO LEGAL DEPARTMENT (208) 466-9272. FAX 466-4405 PARKS & RECREATION (208) 888-3579 . Fax 898-5501 PUBLIC WORKS (208) 898-5500. Fax 887-1297 CITY COUNCIL MEMBERS Shaun Wardle William L. M. Nary Charles M. Rountree Keith Bird BUILDING DEPARTMENT (208) 887-2211 . Fax 887-1297 PLANNING & ZONING (208) 884-5533 . Fax 888-6854 TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office Attn: Will Berg, City Clerk, by: December 30, 2004 Transmittal Date: December 6, 2004 Hearing Date: January 6, 2005 File No.: AZ. 04-033 Request: Annexation and Zoning of 15.92 acres from C-2 & RUT zones to CoG zone for Stor-It By: Avest LP Location of Property or Project: 355 North Ten Mile Road 2SC David Zaremba, P/Z (NoFP) David Moe, P/Z (No FP) Wendy Newton-Huckabay, PIZ (NoFP) Michael Rohm, P/Z (No FP) Keith Borup, P/Z (No FP) Tammy de Weerd, Mayor Charlie Rountree, C/C Christine Donnell, C/C Keith Bird, C/C Shaun Wardle, C/C Water Department Sewer Department Sanitary Service (No VAR, VAC, FP) Building Department Fire Department Police Department City Attorney City Engineer City Planner Parks Department RE Meridian School District (No FP) Meridian Post Office (FP/PPonly) Ada County Highway District Ada County Development Services Central District Heaith Nampa Meridian Irrig. District Settlers Irrigation District Idaho Power CO. (FP, PP. CUP) Qwest (FP/PP only) Intermountain Gas (FP/pPonly) Bureau of Reclamation (FP/PPonly) Idaho Transportation Department (No FP) Ada County Land Records Meridian DeVeJOP~G~ Historical Preservation Co . ion Your Concise Remarks: ~~~D City Of Meridian City Clerk Office CITY OF MERIDIAN 33 EAST IDAHO AVENUE . MERID~'~12E-Bol))BP4D3 City Clerk Office Fax (208) S88-4218 . Human Resources Fax (208) 884-8723 . Finance & Utility BjlJing Fax (208) 887-4813 CITY OF MERIDIAN-- PUBLIC HEARING SIGN-UP SHEET DATE January 6,2005 ITEM # 9 PROJECT NUMBER AZ 04-033 PROJECT NAME Star-It NAME (PLEASE PRINT) FOR AGAINST NEUTRAL >' AZ 04-033 MERIDIAN PLANNING & ZONING MEETING APPLICANT Avast LP January 6, 2005 ITEM NO. 9 REQUEST Public Hearing: Annexation and Zoning of 15.92 acres from C-2 & RUT zones to CoG zone for Stor-It - 35S North Ten Mile Road AGENCY COMMENTS CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY See attached Staff Comments CITY SEWER DEPT: CITY PARKS DEPT: No Comment ~\ COn tì (\)JJJ ° 9/ ~ ~1. 11 , )iJ¿ <:;/0 CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: MERIDIAN SCHOOl DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: See letter from Cherry Lane Christian Church Contacted: V ~.\Ú\ ~~ \\f\\^ o..lJ\f\ Date:Jv£.1.{})'o Emailed: 0 (:{~~ ~o..Nw-J1-. c.'--' Staff Initials: Materiafs presented al pubUc meelin S shall become properly of the City of Meridian. ,0°9l. Phone: 5 ~ ") 0 .. MAYOR Tammy de Weerd CITY COUNCil MEMBERS Keith Bird Christine Donnell Shaun Wardle Charles M. Rountree olferidi!M IDAHO LEGAL DEPARTMENT (208) 466-9272 "Fex 466-<WO5 PUBLIC WORKS BUILDING DEPARTMENT (208) 89B-õ500. Fax 898-9551 PLANNING AND ZONING DEPARTMENT (208) 884-5533. FAX 888-6854 STAFF REPORT: Transmittal Date: December 6, 2004 P&z Hearing Date: January 6, 2005 To: RECEIVED Joseph Guenther, Associate City Planner DEC 3 0 2004 Meridian Gateway Corner CITX OF MERIDIAN . Annexation/Rezone (AZ) Approval of 9.08 Acres from 1è!~nüR~F'CE County) to C-G (General Retail and Service Commercial), by Avest LP. (File No. AZ-O4-033) Mayor, City Council and Planning & Zoning Commission From: Subject: APPLICATIONS SUMMARY The Applicant, Avest LP, has applied for Annexation/Zoning (AZ) approval of an existing and conceptual commercial operation on 15.92 acres with the proposed CoG zoning designation. The site is located at 335 N. Ten Mile Road. The subject development is eligible for annexation as it lies contiguous to the City of Meridian and is within the urban service area. An existing storage facility is located on the east side of Ten Mile Creek and the concept plan is to continue storage units to the west ofTen Mile Creek. The Applicant is requesting conceptual approval for annexation purposes and has not submitted a detailed site plan for additional storage units. Staff is recommending that the City enter into a Development Agreement with the Applicant prior to annexation and zoning the subject property. This property is currently zoned by Ada County as C2 on the east side of Ten Mile Creek and RUT on the west side ofTen Mile Creek and is designated by the City's Comprehensive Plan as "Commercial". A CUP/PD application would not be required as one use has been proposed on a single parcel and because the existing use is listed as Principally Permitted in the proposed CoG zone. The Applicant has not submitted detailed plans for the proposed or existing projects and is requesting only conceptual approval at this time. All future development within the boundaries of the site, including the additional storage units, will require a detailed site plan and certificate of zoning compliance. I Applicant has not addressed the landscaping and other land use buffers adjacent to Ten Mile Road. The Applicant has not proposed to bring the site into conformance with the City of ""'<1-033 :mJRI!.rrAZ.doo Planning & Zoning CommissionlMayor & City Council P&z Hearing Date: January 6, 2005 Page 2 Meridian landscaping and/or parking standards at this time. Full compliance is recommended as a condition of the development agreement. I The Meridian Comprehensive plan calls for a multi-use pathway to follow the Ten Mile Creek. Staff has reviewed the general surrounding properties and feels that the pathway is best located on the west side of the creek. StaffwiJl work with the developer of Castle Brook Subdivision and Chesterfield Subdivision to bring their pathway down to the railroad tracks. The requirement to construct the pathway is recommended as a condition of the Development Agreement. I The Applicant wiJl use the existing access point to Ten Mile Road, a collector roadway. Ten Mile Road is under the jurisdiction of the Ada County Highway District (ACHD), See the "Findings" in the Annexation & Zoning section of this report, and the required correspondence trom ACHD for detailed analysis of the access points and Right of Way issues. Staff has provided a general analysis for the requested annexation and zoning applications below. Staff is recommending fH!1ll!!!!Il. of the subject annexation (AZ-O4-033) subject to a development agreement and the comments included in this report. WCATION The subject site is located at 335 North Ten Mile Road, within Section 10, Township 3 North, Range 1 West. SURROUNDING PROPERTIES North - Unplatted, zoned R-I and RUT Ada County Northeast - Meridian city zoning designation LO South - Unplatted, RUT Ada County East -Unplatted, RUT Ada County West - unplatted, RUT Ada County OWNER OF RECORD The property owners of record are Avest Limited Partnership, who have provided notarized consent for Kathleen Weber, listed as General Partner, to submit the subject applications. ANNEXATION AND ZONING FINDINGS The legal description submitted with the application meets the requirements of the City of Meridian and State Tax Commission. The subject property is within the Urban Service Planning Area. Because there are existing commercial uses on this site, staff has combined the analysis of use with the annexation and zoning findings. Az.o4-ll" ~ Planning & Zoning CommissionlMayor & City Council P&Z Hearing Date: January 6, 2005 Page 3 According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both the P&Z Commission and Council are required "to review the particular facts and circumstances of each proposed zoning amendment in terms of the following standards and shall find adequate evidence answering the following questions about the proposed zoning amendment." The following is the list of standards found in II-IS-II and analysis by staff: A. Will the new zoning be harmonious with and in accordance with the Comprehensive Plau and, if not, has there been an application for a Compreheusive Plan amendment; The 2002 Comprehensive Plan Future Land Use Map designates the subject property as "Mixed Use - Regional". In Chapter vll of the Comprehensive Plan, "Mixed Use - Regional" areas are anticipated to provide a higher density residential uses, greater than 200,000 sq ft non-residential building areas, limited Conditional Use permits. Uses may include major employers, entertainment, and clean industry. Staff finds that the requested CoG zoning generally confonns to this stated purpose and intent of the Mixed Use - Regional designation. The conceptual plan for the property does not propose a mix of uses. However, this is a relatively small property, and it may only be feasible to develop with a single use. Staff anticipates that the property immediately south of the subject property will be developed with a church; the Comprehensive Plan designates the property to the west as Multi- family residential. This would bring a mix of uses to the general area. Staff finds the following Goals, Objectives, and Action items contained in the 2002 Comprehensive Plan to be applicable to this application (staff analysis is in italics below policy): . "Restrict curb cuts and access points on collectors and arterial streets." (Chapter vll, Goal IV, Objective D, Action item 2) One curb cut on Ten Mile Road exisJs and no new curb cutes are planned . "Require appropriate landscape and buffers along transportation corridors (setback, vegetation, low walls, benDs, etc.)." (Chapter VTI, Goal IV, Objective D, Action item 4) The Applicant has not addressed landscaping adjacent to the existing uses that are to remain on-site. ACHD has stated that its future right of way acquisition width on Ten Mile Road will be 45-feet on each side of the centerline (90 feet total) for building setbacks and to include a frontage road. The general requirements of A CHD would not be in compliance with the existing use and would require compliance upon AZ-O4-033 StOOl""doo Planning & Zoning CommissionlMayor & City Council P&Z Hearing Date: January 6, 2005 Page 4 approval of a detailed site plan and/or subdivision and/or conditional use permit issuance. Staff finds that the existing building setbacks, landscaping, and the potential for right- of-way acquisition creaJe a unique situation for the site. In order to mitigate anticipated problems, stqff recommends that the City enter into a development agreement with the Applicant. . "Permit new . . .commercial development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City." (Chapter IV, Goal I, Objective A, Action item 6) The Meridian Fire Department comments are based on the COncepÚlal site plan indicating a single use of indoor storage facilities. One of the comments received from the Fire Department states that the new bridge and potential for multiple buildings creates several items of concern. The Meridian Fire Department requires specific Úlrning radiuses between buildings, two points of access, weight requirements for the bridge, and water flow to be established prior to issuance of any building permit or certificate of zoning compliance. Public Works will submit a separaJe memo related to this finding discussing the availability qf sanitary sewer and waJer systems. . "Locate new community commercial areas on arterials or collectors near residential areas in such a way as to complement with adjoining residential areas." (Chapter VD, Goal!, Objective B, Action item 5) The subject property has frontage on a designated collector Ten Mile Road. The existing uses atfjacent to this site have not yet developed to the expected residential densities or Commercial uses anticipated in the Comprehensive Plan. The existing area wi/I be complemented by the uses of a Church to the south of the property and varying residential densities in the immediaJe vicinity to the lWrth and west qf the site. The comprehensive plan designation to the west of the site is high density residential and medium density residential to the north of the site. The applicant has indicaJed a working relationship with the property owner to provide storage for a proposed apartment complex and to have a secondary access to the west to provide for thru flow of emergency vehicular trqf.fic. The anticipated residential densities for the general vicinity would be expected to utilize the storage facilities and other mixed commercial uses within the similar comprehensive pion designation. . "Plan for a variety of commercial and retail opportunities within the Impact Area." (Chapter VD, Goal I, Objective B) AU4-O33 ~doo Planning & Zoning CommissionlMayor & City Council P&z Hearing Date: January 6, 2005 Page 5 The proposed and existing indoor storage facilities are the only storage facilities in the general vicinity. It is expected that a variety of commercial and residential uses would utilize the site with a mix of itifill commercial sites and a varying of densities in the residential developments. . "Require all commercial businesses to install and maintain landscaping." (Chapter V, Goal ill, Objective D, Action item 5) The Applicant has not addressed the requirement to install landscaping at{jacent to the existing indoor storage facilities. Prior to issuance of any building permit or certificate of zoning compliance the applicanJ shall provide a landscape plan and install the required landscaping in coliformance with MCC Title J 2 Chapter J 3. . "Multi-use off street pathways are to be located along, natural drains/creeks and canals... the UPRR railroad corridor." (Chapter VI, Figure VI-3) Figure VI-3 on page 55 of the Comprehensive Plan designates a multi-use pathway on Ten Mile Creek which bisects the site. The Applicant has not addressed the issues of a pathway on the site, however as residentíaJ developments to the north of the site will be exiending the pathway on the North side of the UPRR Right of way the pathway will be required to connect through the site on the west side of Ten Mile Creek according to the design standards for pathways as listed in the City of Meridian Comprehensive Parks and Recreation System Plan. . "2. IdentitY feasible interconnected greenbelt areas along waterways. 4. Develop and maintain greenbelt areas along waterways 11. To improve and protect creeks (Ten mile) throughout commercial, industrial, and residential areas." (Chapter V AID) The participation in the multi use pathway shall satisfy the goals and policies of the Meridian Comprehensive Plan improving the waterway and providing the required interconnectivity to the multiuse pathway system. . "Consider "Accommodating Bicycle and Pedestrian Travel: A Recommended Approach" fÌ'om the National Center for Bicycling and Walking in all land use decisions." (Chapter VI, Goal II, Objective A, Action item 3) This publicatian encourages jurisdictions to establish bikeway and walkway facilities in new construction and reconstruction projects, in a manner that is safe, accessible and convenient. The detailed site plan must address these issues. B. Is the area included in the zoning amendment intended to be rezoned in the future; Staff does not anticipate that the Applicant intends to rezone the subject property in the future. AZ-O"'" ~""" D. E. F. AZ-O""" Planning & Zoning Commission/Mayor & City Council P&z Hearing Date: January 6, 2005 Page 6 c. Is the area included in the zoning amendment intended to be developed in the fashion that would be allowed under the new zoning - for example, a residential area turning into commercial area by melUUi of conditional use permits; Inside Storage Facilitates are principally permitted uses in the CoG zone. Residential uses are prohibited in the C-G zone. The existing business would be principally allowed in a CoG zone. The purpose of the C-G District is to provide for commercial uses, which are customarily operated entirely or almost entirely within a building (MCC 11- 7-2.K). Staff finds that the proposed uses would conform to the proposed zoning. Has there been a change in the area or adjacent areas which may dictate that the area should be rezoned. For example, have the streets been widened, new railroad access been developed or planned or adjacent area being developed in a fashion similar to the proposed rezone area; Chesterfield Subdivision has recently been annexed and developed with residential uses immediately north of the site. There are several commercial and high density residential developments in the area that would complement the site. The Commission and Council should rely on the preceding facts and any public testimony to detennine whether the changes in the area dictate that this area should be annexed into the City and zoned CoG at this time. Will the proposed Ules be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; Staff finds that the proposed CoG zone with the proposed retail uses if designed, constructed and operated in accordance with adopted city ordinances, should be harmonious and appropriate in appearance with the intended character of the vicinity. The site is intended to be used for commercial uses which, based on the Comprehensive Plan description, will have such uses as retail, wholesale, service and office uses, multi- family residential, as well as appropriate public uses such as government offices, The existing uses do not conform to the harmonious and appropriate appearance of the existing general vicinity and would be required upon redevelopment to conform to these goals and policies. Will the proposed uses not be hazardous or disturbing to existing or future neighboring uses; The existing uses on the site are hazardous to neighboring uses. Accessory to the existing businesses, there are chemicals, gasoline, and assorted automobile wastes stored on this site. Appropriate buffers should be required on the north and east boundaries of this development, as the abutting uses are less-intense than the proposed and existing uses StoritAZ."", Planning & Zoning CommissionlMayor & City Council P&Z Hearing Date: January 6, 2005 Page 7 (see MCC 12-13-12-4). The Commission and Council should rely on public testimony to determine whether the proposed uses will be disturbing or hazardous to the neighboring uses. G. Will the area be served adequately by essential public facilities and services such as highways, streets, police and tire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed zoning amendment shall be able to provide adequately any ofsuch services; Staff finds that the proposed roadway improvements to Ten Mile Road should be acknowledged with the detailed site plan for the project. In the short term the existing access and &ontage are satisfactory for the site. This site has over 500 feet of iTontage on Ten Mile Road. Based on future development applications staff is conditioning that the Applicant enter into a development agreement with the City to require improvements (landscaping, sidewalk, multi-use pathway, road widening, turn-lane, etc.) to Ten Mile Road, subject to ACHD requirements, with site-specific standards conditions to be met in accordance with approval of the subject development. On December 17, 2004, a joint agency/department comments meeting was held with representatives of key service providers to this property. The Meridian Fire Department has concerns with serviceability of this site, as it contains several required turns around buildings to meet standards for service. Because the applicant has not identified all future buildings within this development, such buildings will be subject to further review and comments by Meridian Fire Department. The Commission and Council should reference any written or verbal testimony submitted by the Meridian Police Department, and any other agency not listed above, regarding their ability to adequately service this project. Staff fmds that the property proposed for annexation can be served adequately by all essential public facilities and services as conditioned. H. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare oftbe community; If this annexation/development is approved, the developer will be financing the extension of sewer, water, locaVinternai street inlTastructure, utilities and irrigation services to serve the project. The primary public costs to serve the future site will be fire and police services. Staff finds that this development will not cause excessive additional requirements at public cost. L Will the proposed uses not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; 8mritAZ.doo AZ.O"'" Planning & Zoning CommissionlMayor & City Council P&z Hearing Date: January 6, 2005 Page 8 Staff finds that the indoor storage facilities involve activities, processes, materials, equipment or conditions that could produce excessive traffic, noise, fumes and/or odors, as well as other negative public impacts. A key question that should be discussed at the public hearil1¥ is whether the im,pacts will be "excessive." MCC 11-12-2 and 11-12-3 are intended to mitigate impacts of special uses such as fire hazards, bulk storage, noises. Staff does not anticipate the impacts of the site to exceed the standards as set forth by MCC 11-12-2 and 11-12-3 based on current operating conditions. J. Will the area have vebieular approaebes to the property wbiebsball be so designed as not to ereate an inteñerenee with frame on surrounding publie streets; Stafffinds that any future uses!!:!l!¥ impact the level and flow of traffic on the surrounding roadways. The site has one access point to Ten Mile Road and future development should be designed as to provide contiguous traffic flow to adjoining properties. K. Will not result in the destruetion, loss or damage of a natural or seenie feature of major importanee; and Staff finds that the Ten Mile Creek is a significant natural feature that should be protected through standard stormwater and run-off management practices. Staff is not aware of any other natural, scenic or historical feature(s) of major importance in the area that may be affected by the proposed development. Staff finds the Commission and Council should rely on any public testimony that may be presented to determine whether the proposed use may cause health, safety or environmental problems of which staffis unaware. L Is the proposed zoning amendment in the best interest of tbe City of Meridian. (Onl. 592,11-17-1992)" Staff finds that the annexation and zoning of this property as mitigated through a development agreement may be in the best interest of the City for the following reasons: . municipal sanitary sewer and water systems are readily available to provide service; . the proposed use may involve activities, processes, materials, equipment and/or conditions that will produce additional trqlJic, noise, fumes and/or odors, as well as other rwgative public impacts that can be mitigated through development of the site; . the existing uses that are to remain, signage, landscaping, public infrastructure (sidewalk, bike lanes), screening, drive-aisles, or parking, are to be brought into compliance with current City Code upon development of the site; ANNEXATION AND ZONING COMMENTS 1 . The legal description submitted with the application meets the requirements of the City of Meridian and State Tax Commission and places the parcel contiguous to existing city limits. AZ-O40033 SIoriI.AZ.doo Planning & Zoning Commission/Mayor & City Council P&z Hearing Date: January 6, 2005 Page 9 2, The subject property is within the Urban Service Planning Area. Essential City services can be made available to the subject property. 3. All future development on said property shall comply with the City of Meridian ordinances in effect at the time of application. 4. Any existing domestic wells and/or septic systems within this project will have to be removed trom their domestic service, per City Ordinance Section 5-7-517, when services are available trom the City of Meridian. Wells may be used for non-domestic purposes such as landscape irrigation. 5. Prior to the annexation ordinance approval, a Development Agreement (DA) shall be entered into between the City of Meridian, property owner (at the time of annexation ordinance adoption), and the developer. The applicant shall contact the City Attorney, Bill Nary, at 888- 4433 to initiate this process. The DA shall incorporate the following: . Ten Mile road is within ACHD's Five Year Work Plan and right of way will be required to complete the goals as set forth by ACHD' Staff is recommending that the applicant dedicate the right of way as set forth by ACHD as a condition of the development agreement. . Prior to issuance of any building permit or Certificate of Zoning Compliance on the subject property, the site shall be reviewed for compliance with the Meridian City Code for landscaping, parking and setback requirements. . Prior to issuance of any building permit or Certificate of Zoning Compliance on the subject property, the required right of way shall be dedicated to ACID. . The City of Meridian's Comprehensive Plan requires a multi-use pathway along Ten Mile Creek, provided at the owner's expense and in cooperation with the City of Meridian Park and Recreation. Therefore, the applicant shall construct a ten-foot multi- use pathway to Parks Department standards as set forth in the August 2003 Comprehensive Parks and Recreation System Plan, pgs. 3-2 and 3-3, sections B & C. The applicant shall obtain an easement or agreement with the Nampa Meridian Irrigation District for the appropriate access requirements on the west side ofTen Mile Creek. MERIDIAN FIRE DEPARTMENT COMMENTS lAZ-O4-031) The Meridian Fire Department provided agency comments on December 17,2004. In particular, they noted the following specific concerns: 2. Any roadway greater than 150' in length that is not provided with an outlet shall be required to have an approved turn around. All entrance and internal roads shall have a turning radius of28' inside and 48' outside. 3. 4. Insure that all yet undeveloped parcels are maintained free of combustible vegetation. AZ"""" StodtAl.rloo AZ.o4-033 Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: January 6, 2005 Page 10 5. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. 6. The roadways shall be built to Ada County Highway Standards and shall have a clear driving surface, available at all times, wlúch is 20' wide. Streets with less than a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one side. Commercial and office occupancies will require a fire-flow consistent with the Uniform Fire Code to service the proposed project. Fire hydrants shall be placed an average of 300' apart. Provide a Knoxbox entry system for the complex. 8. 11. 12. All processes & storage practices shall be required to comply with the International Fire Code. SANITARY SERVICE COMPANY COMMENTS 1. Design the enclosure(s) per the standard recommendations of SSC for access, gates, floor/pad, container stops/bumpers, and dimensions. Coordinate the location and design with SSe. Approval of the trash enclosure design will be required prior to issuance of a Certificate of Zoning Compliance for the project. MERIDIAN PARKS DEPARTMENT COMMENTS 1. Pathway and Trail standards: The proposed pathway and/or trail shall meet the standards as set forth in the August 2003 Comprehensive Parks and Recreation System Plan, pgs. 3- 2 and 3-3, sections B & C. 2. Standard for City to assume Maintenance of a section of Pathway: The pathway must connect ftom one major arterial to another, and either an easement or ownership deed must be granted before the city will assume the maintenance of any section of pathway. RECOMMENDATION Due to the findings listed in this report, staff recommends approval of the annexation/zoning (AZ-O4-033) subject to a development agreement and the comments contained in this report. StDrilAZ."'" 2511 W Cherry Lane POBox 671 Meridian ID 83680 (208) 888-.3101 www.clc-church.org RECEIVED DEC16200't City Clerk City of Meridian CityHaU 33 E. Idaho Ave., Meridian, ID 83642 City of Meridian City Clerk Offie. Re: AVESTLP Annexation 355 North Ten Mile Gentlemen: Please be advised that Cherry Lane Christian Church supports the proposed annexation by AVEST LP into the City of Mèrldian. Cherry Lane Christian Church owns the IUIjaeent 40 acres between A VEST and Franklin. R~d. Their annexation will compliment our plans to also submit a request for annexation within the next 60 days. Cherry Lane Christian has completed a master plan for our proposed campus which will include a major worship facility, gymnasium, classrooms, and administration building. the project will be completed in phases. The triangular 3 acre part of our campus located east of Ten Mile Creek, directly abuts the present storage facility owned by A VEST. . Their storage facility and our plans to make this 3 acre parcel into a recreation field with. picnic, basketball, and grass .fields for city youth are compatible. . We. wiD be present at the hearing on January It". "'£qltippi11f] Œ'eapfeto 'Worship, Learn rd Serve" Jan 05 05 05:19p Qcr 208 342 0092 p.l [jjJ .. Quadrant Consulting, Inc. January 5,2005 ~JtM~. )~lr 0:) )ltW\ Do. 9 City o(Meridian Planning & Zoning T>epnrtl11el1l 660 East Waterlowel' Lane, Suite 200 Meridian, ill 83642 REOUEST FOR DELAY OF AZ-O4-033 The owner ofthe subject property, Avèst LP is rcquesliuJ;: a ùday ofthc !/6/2005 scheduled anncxation zoning hearing, duc to the staff report beillgreeeived on 114/2005. The delay is in order to study the effects ofullanticipated condition.s detailed in the staff report. Sincerely, QU ADRANT CONSULTING, INC. C?~~ R. Craig Callaham 1lJ!õEl-~~ JA Vi!Jn cn'f a N 0 6 2005 . C/7Y CL:!:£RIDIAN K OFFIr:r RECEIVED JAM 0 5 20ß~ CITY OF MER\H.AN'a PLANNING & t.ù;.'lN ~ ?-t'ê l-b-OJf' ...n.~+{)- .105 S. 811t Sir..,,!, 5te, 295 . Boi,.., II) 63102 . PM,.", (2051 342-0091 . ~ox (208) 342-0092 . Intemet: C;'J(J(j"mt(\J1quodrnnl.cc: Civil Engineering' Surveying' Comtruction Mo""g"m~nt MAYOR Tammy deWeerd I olferld/!C '\ IDAHO CITY COUNCIL MEMBERS Keith Bird Christine Donnell Shaun Wardle Charles M. Rountree P r¿ JJttr- /-(r{)':5 ~Wi~ )RM No.9 STAFF REPORT: Transmittal Date: December 6, 2004 P&Z Hearing Date: January 6,2005 HE C E IVEÐ JAN 0 3 20DS CITY OF MERIDIAN STOR-IT CITY CLERK OFFICE . Annexation/Rezone (AZ) Approval of 15.92 Acres from C2 and RUT (Ada County) to CoG (General Retail and Service Commercial), by Avest LP. (File No. AZ-O4-033) To: Mayor, City Council and Planning & Zoning Commission ---' . . From: Joseph Guenther, Associate City Planner Subject: APPLICATIONS SUMMARY The Applicant, Avest LP, has applied for Annexation/Zoning (AZ) approval of an existing and conceptual commercial operation on 15.92 acres with the proposed CoG zoning designation. The site is located at 335 N. Ten Mile Road. The subject development is eligible for annexation as it lies contiguous to the City of Meridian and is within the urban service area. An existing storage facility is located on the east side of Ten Mile Creek and the concept plan is to continue storage units to the west of Ten Mile Creek. The Applicant is requesting conceptual approval for annexation purposes and has not submitted a detailed site plan for additional storage units. Staff is recommending that the City enter into a Development Agreement with the Applicant prior to annexation and zoning the subject property. This property is currently zoned by Ada County as C2 on the east side of Ten Mile Creek and RUT on the west side of Ten Mile Creek and is designated by the City's Comprehensive Plan as "Commercial". A CUP/PD application would not be required as one use has been proposed on a single parcel and because the existing use is listed as Principally Permitted in the proposed CoG zone. The Applicant has not submitted detailed plans for the proposed or existing projects and is requesting only conceptual approval at this time. All future development within the boundaries of the site, including the additional storage units, will require a detailed site plan and certificate of zoning compliance. I AZ-04.Q33 STORE-ITAZ'" Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: January 6, 2005 Page 2 Applicant has not addressed the landscaping and other land use buffers adjacent to Ten Mile Road. The Applicant has not proposed to bring the site into conformance with the City of Meridian landscaping and/or parking standards at this time. Full compliance is recommended as a condition of the development agreement. The Meridian Comprehensive plan calls for a multi-use pathway to follow the Ten Mile Creek. Staff has reviewed the general surrounding properties and feels that the pathway is best located on the west side of the creek. Staff will work with the developer of Castle Brook Subdivision and Chesterfield Subdivision to bring their pathway down to the railroad tracks. The requirement to construct the pathway is recommended as a condition of the Development Agreement. The Applicant will use the existing access point to Ten Mile Road, a collector roadway. Ten Mile Road is under the jurisdiction of the Ada County Highway District (ACHD). See the "Findings" in the Annexation & Zoning section of this report, and the required correspondence from ACHD for detailed analysis of the access points and Right of Way issues. Staff has provided a general analysis for the requested annexation and zoning applications below. Staff is recommending approval of the subject annexation (AZ-O4-033) subject to a development agreement and the comments included in this report. LOCATION The subject site is located at 335 North Ten Mile Road, within Section 10, Township 3 North, Range 1 West. SURROUNDING PROPERTIES North - Unplatted, zoned R-l and RUT Ada County Northeast - Meridian city zoning designation LO Sou.th - Unplatted, RUT Ada County East -Unplatted, RUT Ada County West - unplatted, RUT Ada County OWNER OF RECORD The property owners of record are A vest Limited Partnership, who have provided notarized consent for Kathleen Weber, listed as General Partner, to submit the subject applications. ANNEXATION AND ZONING FINDINGS The legal description submitted with the application meets the requirements of the City of Meridian and State Tax Commission. The subject property is within the Urban Service Planning Area. AZ-04-033 """AZ.d" Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: January 6, 2005 Page 3 Because there are existing commercial uses on this site, staff has combined the analysis of use with the annexation and zoning findings. According to Ordinance 11-15-11, General Standards Applicable to Zoning Amendments, both the P&Z Commission and Council are required "to review the particular facts and circumstances of each proposed zoning amendment in terms of the following standards and shall find adequate evidence answering the following questions about the proposed zoning amendment." The following is the list of standards found in 11-15-11 and analysis by staff: A. Will the new zoning be harmonious with and in accordance with the Comprehensive Plan and, if not, has there been an application for a Comprehensive Plan amendment; The 2002 Comprehensive Plan Future Land Use Map designates the subject property as "Mixed Use - Regional". In Chapter VII of the Comprehensive Plan, "Mixed Use - Regional" areas are anticipated to provide a higher density residential uses, greater than 200,000 sq ft non-residential building areas, limited Conditional Use permits. Uses may include major employers, entertainment, and clean industry. Staff finds that the requested CoG zoning generally conforms to this stated purpose and intent of the Mixed Use - Regional designation. The conceptual plan for the property does not propose a mix of uses. However, this is a relatively small property, and it may only be feasible to develop with a single use. Staff anticipates that the property immediately south of the subject property will be developed with a church; the Comprehensive Plan designates the property to the west as Multi- family residential. This would bring a mix of uses to the general area. Staff finds the following Goals, Objectives, and Action items contained in the 2002 Comprehensive Plan to be applicable to this application (staff analysis is in italics below policy): . "Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, Goal IV, Objective D, Action item 2) One curb cut on Ten Mile Road exists and no new curb cutes are planned. . "Require appropriate landscape and buffers along transportation corridors (setback, vegetation, low walls, berms, etc.)." (Chapter VII, Goal IV, Objective D, Action item 4) The Applicant has not addressed landscaping adjacent to the existing uses that are to remain on-site. ACHD has stated that its jùture right of way acquisition width on Ten Mile Road will be 45-feet on each side of the centerline (90 feet total) for building AZ-O4-033 StoritAZd" Planning & Zoning CommissionlMayor & City Council P&Z Hearing Date: January 6, 2005 Page 4 setbacks and to include afrontage road. The general requirements of ACHD would not be in compliance with the existing use and would require compliance upon approval of a detailed site plan and/or subdivision and/or conditional use permit issuance. Staff finds that the existing building setbacks, landscaping, and the potential for right- of-way acquisition create a unique situation for the site. In order to mitigate anticipated problems, staff recommends that the City enter into a development agreement with the Applicant. . "Permit new. . .commercial development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City." (Chapter IV, Goal I, Objective A, Action item 6) The Meridian Fire Department comments are based on the conceptual site plan indicating a single use of indoor storage facilities. One of the comments received from the Fire Department states that the new bridge and potential for multiple buildings creates several items of concern. The Meridian Fire Department requires specific turning radiuses between buildings, two points of access, weight requirements for the bridge, and water flow to be established prior to issuance of any building permit or certificate of zoning compliance. Public Works will submit a separate memo related to this finding discussing the availability of sanitary sewer and water systems. . "Locate new community commercial areas on arterials or collectors near residential areas in such a way as to complement with adjoining residential areas." (Chapter VII, Goal I, Objective B, Action item 5) The subject property has frontage on a designated collector Ten Mile Road. The existing uses adjacent to this site have not yet developed to the expected residential densities or Commercial uses anticipated in the Comprehensive Plan. The existing area will be complemented by the uses of a Church to the south of the property and varying residential densities in the immediate vicinity to the north and west of the site. The comprehensive plan designation to the west of the site is high density residential and medium density residential to the north of the site, The applicant has indicated a working relationship with the property owner to provide storage for a proposed apartment complex and to have a secondary access to the west to provide for thru flow of emergency vehicular traffic. The anticipated residential densities for the general vicinity would be expected to utilize the storage facilities and other mixed commercial uses within the similar comprehensive plan designation. . "Plan for a variety of commercial and retail opportunities within the Impact Area." (Chapter VII, Goal I, Objective B) AZ-04-033 "'nt.AZ."", Planning & Zoning CommissionlMayor & City Council P&Z Hearing Date: January 6, 2005 Page 5 The proposed and existing indoor storage facilities are the only storage facilities in the general vicinity. It is expected that a variety of commercial and residential uses would utilize the site with a mix of infill commercial sites and a varying of densities in the residential developments. . "Require all commercial businesses to install and maintain landscaping." (Chapter V, Goal III, Objective D, Action item 5) The Applicant has not addressed the requirement to install landscaping adjacent to the existing indoor storage facilities. Prior to issuance of any building permit or certificate of zoning compliance the applicant shall provide a landscape plan and install the required landscaping in conformance with MCC Title 12 Chapter 13. . "Multi-use off street pathways are to be located along, natural drains/creeks and canals... the UPRR railroad corridor." (Chapter VI, Figure VI-3) Figure VI-3 on page 55 of the Comprehensive Plan designates a multi-use pathway on Ten Mile Creek which bisects the site. The Applicant has not addressed the issues of a pathway on the site. however as residential developments to the north of the site will be extending the pathway on the North side of the UPRR Right of way the pathway will be required to connect through the site on the west side of Ten Mile Creek according to the design standards for pathways as listed in the City of Meridian Comprehensive Parks and Recreation System Plan. . "2. Identify feasible interconnected greenbelt areas along waterways. 4. Develop and maintain greenbelt areas along waterways 11. To improve and protect creeks (Ten mile) throughout commercial, industrial, and residential areas." (Chapter V AID) The participation in the multi use pathway shall satisfY the goals and policies of the Meridian Comprehensive Plan improving the waterway and providing the required interconnectivity to the multiuse pathway system. . "Consider "Accommodating Bicycle and Pedestrian Travel: A Recommended Approach" from the National Center for Bicycling and Walking in all land use decisions." (Chapter VI, Goal II, Objective A, Action item 3) This publication encourages jurisdictions to establish bikeway and walkway facilities in new construction and reconstruction projects, in a manner that is safe, accessible and convenient. The detailed site plan must address these issues. B. Is the area included in the zoning amendment intended to be rezoned in the future; Staff does not anticipate that the Applicant intends to rezone the subject property in the future. AZ-04-0]] Soon!.AZ.do, E. F. AZ-04-<J33 Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: January 6,2005 Page 6 c. Is the area included in the zoning amendment intended to be developed in the fashion that would he allowed under the new zoning - for example, a residential area turning into commercial area by means of conditional use permits; Inside Storage Facilitates are principally permitted uses in the CoG zone. Residential uses are prohibited in the CoG zone. The existing business would be principally allowed in a CoG zone. The purpose of the CoG District is to provide for commercial uses, which are customarily operated entirely or almost entirely within a building (MCC 11- 7-2.K). Staff finds that the proposed uses would conform to the proposed zoning. D. Has there been a change in the area or adjacent areas which may dictate that the area should be rezoned. For example, have the streets been widened, new railroad access been developed or planned or adjacent area being developed in a fashion similar to the proposed rezone area; Chesterfield Subdivision has recently been annexed and developed with residential uses immediately north of the site. There are several commercial and high density residential developments in the area that would complement the site. The Commission and Council should rely on the preceding facts and any public testimony to determine whether the changes in the area dictate that this area should be annexed into the City and zoned C-G at this time. Will the proposed uses be designed, constructed, operated and maintained to be harmonious and appropriate in appearance with the existing or intended character of the general vicinity and that such use will not change the essential character of the same area; Staff finds that the proposed CoG zone with the proposed retail uses if designed, constructed and operated in accordance with adopted city ordinances, should be harmonious and appropriate in appearance with the intended character of the vicinity. The site is intended to be used for commercial uses which, based on the Comprehensive Plan description, will have such uses as retail, wholesale, service and office uses, multi- family residential, as well as appropriate public uses such as government offices. The existing uses do not conform to the harmonious and appropriate appearance of the existing general vicinity and would be required upon redevelopment to conform to these goals and policies. Will the proposed uses not be hazardous or disturbing to existing or future neighboring uses; The existing uses on the site are hazardous to neighboring uses. Accessory to the existing businesses, there are chemicals, gasoline, and assorted automobile wastes stored on this site. Appropriate buffers should be required on the north and east boundaries of this development, as the abutting uses are less-intense than the proposed and existing uses (see MCC 12-13-12-4). The Commission and Council should rely on public testimony to Srom.AZ.do< Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: January 6, 2005 Page 7 determine whether the proposed uses will be disturbing or hazardous to the neighboring uses. G. Will the area be served adequately by essential public facilities and services such as highways, streets, police and fIre protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed zoning amendment shall be able to provide adequately any of such services; Staff finds that the proposed roadway improvements to Ten Mile Road should be acknowledged with the detailed site plan for the project. In the short term the existing access and frontage are satisfactory for the site. This site has over 500 feet of frontage on Ten Mile Road. Based on future development applications staff is conditioning that the Applicant enter into a development agreement with the City to require improvements (landscaping, sidewalk, multi-use pathway, road widening, turn-lane, etc.) to Ten Mile Road, subject to ACHD requirements, with site-specific standards conditions to be met in accordance with approval of the subject development. On December 17, 2004, a joint agency/department comments meeting was held with representatives of key service providers to this property. The Meridian Fire Department has concerns with serviceability of this site, as it contains several required turns around buildings to meet standards for service. Because the applicant has not identified all future buildings within this development, such buildings will be subject to further review and comments by Meridian Fire Department. The Commission and Council should reference any written or verbal testimony submitted by the Meridian Police Department, and any other agency not listed above, regarding their ability to adequately service this project. Staff finds that the property proposed for annexation can be served adequately by all essential public facilities and services as conditioned. H. Will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the economic welfare of the community; If this annexation/development is approved, the developer will be financing the extension of sewer, water, local/internal street infrastructure, utilities and irrigation services to serve the project. The primary public costs to serve the future site will be fire and police services. Staff finds that this development will not cause excessive additional requirements at public cost. I. Will the proposed uses not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; AZ-04-033 ,<,ritAld" Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: January 6,2005 Page 8 Staff finds that the indoor storage facilities involve activities, processes, materials, equipment or conditions that could produce excessive traffic, noise, fumes and/or odors, as well as other negative public impacts. A kev Question that should be discussed at the nublic hearim!Ís whether the imnacts will be "excessive." MCC 11-12-2 and 11-12-3 are intended to mitigate impacts of special uses such as fire hazards, bulk storage, noises. Staff does not anticipate the impacts of the site to exceed the standards as set forth by MCC 11-12-2 and 11-12-3 based on current operating conditions. J. Will the area have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; Staff finds that any future uses!lli!Y impact the level and flow of traffic on the surrounding roadways. The site has one access point to Ten Mile Road and future development should be designed as to provide contiguous traffic flow to adjoining properties. K. Will not result in the destruction, loss or damage of a natural or scenic feature of major importance; and Staff finds that the Ten Mile Creek is a significant natural feature that should be protected through standard stormwater and run-off management practices. Staff is not aware of any other natural, scenic or historical feature(s) of major importance in the area that may be affected by the proposed development. Staff finds the Commission and Council should rely on any public testimony that may be presented to determine whether the proposed use may cause health, safety or environmental problems of which staff is unaware. L. Is the proposed zoning amendment in the best interest of the City of Meridian. (Ord. 592,11-17-1992)" Staff finds that the annexation and zoning of this property as mitigated through a development agreement may be in the best interest of the City for the following reasons: . municipal sanitary sewer and water systems are readily available to provide service; . the proposed use may involve activities, processes, materials, equipment and/or conditions that will produce additional traffic, noise, fumes and/or odors, as well as other negative public impacts that can be mitigated through development of the site; . the existing uses that are to remain, signage, landscaping, public infrastructure (sidewalk, bike lanes), screening, drive-aisles, or parking, are to be brought into compliance with current City Code upon development of the site; ANNEXATION AND ZONING COMMENTS 1. The legal description submitted with the application meets the requirements of the City of Meridian and State Tax Commission and places the parcel contiguous to existing city limits. AZ.Q4-03J S<""'.AZ."", Planning & Zoning CommissionlMayor & City Council P&Z Hearing Date: January 6,2005 Page 9 2. The subject property is within the Urban Service Planning Area. Essential City services can be made available to the subject property. 3. All future development on said property shall comply with the City of Meridian ordinances in effect at the time of application. 4. Any existing domestic wells and/or septic systems within this. project will have to be removed ITom their domestic service, per City Ordinance Section 5-7-517, when services are available ITom the City of Meridian. Wells may be used for non-domestic purposes such as landscape irrigation. 5. Prior to the annexation ordinance approval, a Development Agreement (DA) shall be entered into between the City of Meridian, property owner (at the time of annexation ordinance adoption), and the developer. The applicant shall contact the City Attorney, Bill Nary, at 888- 4433 to initiate this process. The DA shall incorporate the following: . Ten Mile road is within ACHD's Five Year Work Plan and right of way will be required to complete the goals as set forth by ACHD. Staff is recommending that the applicant dedicate the right of way as set forth by ACHD as a condition of the development agreement. . Prior to issuance of any building permit or Certificate of Zoning Compliance on the subject property, the site shall be reviewed for compliance with the Meridian City Code for landscaping, parking and setback requirements. . Prior to issuance of any building permit or Certificate of Zoning Compliance on the subject property, the required right of way shall be dedicated to ACHD. . The City of Meridian's Comprehensive Plan requires a multi-use pathway along Ten Mile Creek, provided at the owner's expense and in cooperation with the City of Meridian Park and Recreation. Therefore, the applicant shall construct a ten-foot multi-use pathway to Parks Department standards as set forth in the August 2003 Comprehensive Parks and Recreation System Plan, pgs. 3-2 and 3-3, sections B & C. The applicant shall obtain an easement or agreement with the Nampa Meridian Irrigation District for the appropriate access requirements on the west side of Ten Mile Creek. MERIDIAN FIRE DEPARTMENT COMMENTS (AZ-O4-031) The Meridian Fire Department provided agency comments on December 17, 2004. In particular, they noted the following specific concerns: 2. Any roadway greater than 150' in length that is not provided with an outlet shall be required to have an approved turn around. 3. All entrance and internal roads shall have a turning radius of28' inside and 48' outside. AZ-04.033 Stori'.AZ."", Planning & Zoning Commission/Mayor & City Council P&Z Hearing Date: January 6, 2005 Page 10 4. 5. 6. Insure that all yet undeveloped parcels are maintained free of combustible vegetation. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. 8. The roadways shall be built to Ada County Highway Standards and shall have a clear driving surface, available at all times, which is 20' wide. Streets with less than a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one side. Commercial and office occupancies will require a fire-flow consistent with the Uniform Fire Code to service the proposed project. Fire hydrants shall be placed an average of 300' apart. Provide a Knoxbox entry system for the complex. 11. 12. All processes & storage practices shall be required to comply with the International Fire Code. SANITARY SERVICE COMPANY COMMENTS 1. Design the enclosure(s) per the standard recommendations of SSC for access, gates, floor/pad, container stopslbumpers, and dimensions. Coordinate the location and design with SSC. Approval of the trash enclosure design will be required prior to issuance of a Certificate of Zoning Compliance for the project. MERIDIAN PARKS DEPARTMENT COMMENTS 1. Pathway and Trail standards: The proposed pathway and/or trail shall meet the standards as set forth in the August 2003 Comprehensive Parks and Recreation System Plan, pgs. 3- 2 and 3-3, sections B & C. 2. Standard for City to assume Maintenance of a section of Pathway: The pathway must connect from one major arterial to another, and either an eaSement or ownership deed must be granted before the city will assume the maintenance of any section of pathway. RECOMMENDATION Due to the fmdings listed in this report, staff recommends approval of the annexation/zoning (AZ-O4-033) subject to a development agreement and the comments contained in this report. AZ-O4-033 Stori'.AZ.do,