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HomeMy WebLinkAboutQuenzer Commons Commercial RZ 05-003 April 7,2005 MERIDIAN PLANNING & ZONING MEETING APPLICANT Landmark Properties, LLC ITEM NO. 11 REQUEST Public Hearing: Rezone of 4.42 acres from a R-8 PO zone to a C-N zone to a C-N zone for Quenzer Commons Commercial - west of Locust Grove Road & north of Heritage Park AGENCY COMMENTS CITY CLERK: CITY ENGINEER: /2;..£ f; n1 ¡r-æAJl A¡;Jpl~ lltJ -ft, c¡ c 2-D CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: CITY PARKS DEPT: No comment MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: See attached comments NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: No comment IDAHO POWER: INTERMOUNTAIN GAS: Emalled: OTHER: Contacted: ~~_i.~~ ~ Cc~ed-;(Õ s;".,.,..;"., John S. Franden, President Sherry R. Huber, 1st Vice President David Bivens, 2nd Vice President Caroi A. McKee, Commissioner Rebecca W. Arnold, Commissioner March 16,2005 TO: Landmark Properties LLC 12601 West Explorer Drive Suite 200 Boise Idaho 83713 RECEIVED MAR 17 2005 City of Meridian City Clerk Office SUBJECT: MRZ-05-O03 Rezone West side of Locust Grove Road between Leighfield Street and Heritage Park Drive On April 17, 2002, the Ada County Highway District Commissioners reviewed and approved Heritage Commons Subdivision (Quenzer Commons Subdivision). The conditions and requirements that were associated with Heritage Commons Subdivision also apply to MRZ-O5-003. I have attached a copy of the Heritage Commons Subdivision report for your review. . Prior to final approval you will need to submit plans to the ACHD Development Review Department. . A traffic impact fee will be assessed by ACHD and will be due prior to the issuance of a building permit. Contact ACHD Planoing & Development Services at 387-6170 for information regarding impact fees. If you have any questions or concerns please feel /fee to contact this office at (208) 387-6177. Sincer~A'/J AI / /I /7 11 J. Andre~/un~ rJf~ Planner III . . ð Right-of-Way and Development Services, Planning Division CC: Project File, Construction Services, Drainage, Utilities Lead Agency: City of Meridian Engineering Northwest 423 North Ancestor Place Suite 180 Boise, Idaho 83713 Ada County Highway District. 3775 Adams Street. Garden City, ID. 83714 . PH 208-3B7-61O0. FX 345-7650. www.achd.ada.id.us 81 8ì ADA COUNTY lllGHW A Y DISTRICT Planning and Development Division Development Application Report Preliminary Plat - Heritage Commons Locust Grove between Ustiçk and McMillan MPP02-007/MAZ02-006/MCUP02-007 . 285-lot subdivision This application has been referred to ACHD by the City of Meric1ian for review and comment. The applicant is requesting rezone and preliminary plat approval for a 285-10t subdivision on approximately 75.4-acres. The proposed Heritage Commons subdivision is located on the west side of Locust Grove Road between Ustick Road and McMillan Road. This proposed subdivision consists of273-resÎdentiai lots, l-commereiaI lot and II-common lots. This proposed commercial lot could consist of approximately 44,000 sqUare feet of office/retail space abutting Locust Grove Road, encompassing approximately 3.4-acres. This development is estimated to generate 3,106 adc1itionaI vehicle trips per day (0 existing) based on the submitted traffic study. The submitted preliminary plat is in confonnance with District policy and does not require any modification of policy. The site is located within the "North Meridian Planning Area. " Roads impacted by this development: Locust Grove Road McMillan Road Ustick Road ACHD Commission Date - April 17, 2002 12:00 noon Faets and FindlDgs: A. General Information Owner - Eugene Quenzer Applicant -Brighton Corporation- Jonathan D. Wardle Engineer- Engineering North West LLC-Gene Smith RUT~Existing zoning R-8- Proposed zoning 75 .4- Acres 273- Proposed residential building lots II ~Proposed common lots I-Proposed comrnerciallot with 6-proposed building pads 15,120- Total lineal feet of proposed public streets West Ada- Impact Fee Service Area Meric1ian- Impact Fee Assessment District Heritage Commons.cmm Page] 8i . Proposed Heritage O:mrons Subdivision lcx:ust Grove RœcI between Ustick Road aoo McMillan Road JI.o1PPO2-007IMCUP02-007 nMZO2-006 900 , 0 900 1800 Feet , T N W.E s Heritage Commons.cnun Page 2 81 .' Locust Grove Road Minor arterial with bike Jane designation Traffic count on Locust Grove Road south of McMilJan Road, was 4,719 on 6/28/01 Traffic count on Locust Grove Road north ofUstick Road, was 5,709 on 6/20/01 Better then Level "C"-Existing Level of Service Better than "c" -Existing plus project build-out Level of Service 675-feet offtontage 50-feet existing right-of-way (25-feet ftom centerline) 96-feet required right-of-way (48-feet ftom centerline) Locust Grove Road is improved with 24-feet of pavement with no curb, gutter or sidewaJk abutting the site. McMillan Road Minor arterial with bike lane designation Traffic count on McMillan Road west of Locust Grove Road was 3,598 on 6-20-01. Traffic count on McMillan Road east of Locust Grove Road was 5,135 on 6-20-01. Better than "C" -Existing Level of Service Better than "C" -Existing plus project build-out Level of Service O-feet offtontage McMillan Road is improved with 2-traffic lanes with no curb, gutter or sidewalk: abutting the site. Ustick Road Minor arterial with bike lane designation Traffic count on Ustick Road west of Locust Grove was 6,510 on 6-20-01. Traffic count on Ustick Road east of Locust Grove was 7,640 on 6-20-01. Better than "c" -Existing Level of Service Better than "c" -Existing plus project build-out Level of Service O-feet offtontage Ustick Road is improved with 2-traffic lanes with no curb, gutter or sidewalk abutting the site. B. Development patterns m. the surrounding area are single-family residential and agricultural. To the north of the site is single-family residential. To the south of the site is single-faniily residential. To the west of the site is agricultura1. To the east of the site is single-family residential. c. On March 11, 2002, the District Planning and Development staff inspected this site and evaluated the transportation system in the vicinity. On April 10, 2002, the staff met as the District's Technical Review Comnrittee and reviewed the impacts of this proposed development on the District's transportation system. The results of that analysis constitute the following Facts and Findings and recommended Site Specific Requirements. Heritage Commons.cmm Page 3 8: 8: D. Statrhas recently been receiving large amounts of inquiries 1Ì'om developers in the northwest Meridian area. Many developers are prepared to plat entire section-miles, and have site plans developed. The preliminaty plans generally include 700 to 900 residential lots, schools, office/commercial lots, and city and neighborhood parks. Some of the large developments within the North Meridian Planning area include: Bridgetower Subdivision, Keltic Heights Subdivision, Baldwin Park Subdivision and Utility Sûbdivision. . On October 17, 2001, the Commission approved a rezone application and a sketch plat for Keltic Heights Subdivision. Keltic Heights Subdivision is proposed to be 1,522 lots. The applicant proposed 929 residential lots, 8 commercial lots and a 585-unit multi-family subdivision on 452. 16-acres. . On October 17, 2001 the Commission approved a rezone and preliminary plat application for an 8-]ot industrial subdivision on 34.6-acres. . On November 7, 2001 the Commission approved rezone and annexation application for 370.55 acres. The Commission also approved a preliminary plat for 336 lots on 175.91 acres and conditional use approvaJ for a total of692 single-family residences, 59 senior housing units, 17 office lots, 10 commercial lots, and an elementary school. . On Februmy 6,2002, the Commission approved a preliminary plat application for a 272-10t residentiaJ subdivision on 78-acres. Due to the large number of inquiries in this area, staff and the development community realized that the potential for development in this area is extreme and the traffic impact studies that each individual developer was submitting did not include the major surrounding deve]opments. that are "in the works". If staff examines each development individually, the roadway system appears adequate, but when staffbegins to add in 'a second or third Iarge-scaJe development, the traffic capacities of these roadways (Ustick Road, McMillan Road, Ten Mile Road, Linder Road) reach their 2020 planning thresholds. Based on development patterns in this area, and the concern surrounding the abutting roadways, ACHD hired Washington Group to conduct a traffic impact study of the northwestem Meridian area ftom Ustick Road to Clrlnden Boulevard, and fi:om Meridian Road to one-half mile west of Black Cat Road. One option for funding improving these roadways is the implementation of an extra-ordinary impact fee overlay district. Heritage Commons Subdivision may also be subject to any extraordinary fees that the District may impose. The second phase of the study, the economic phase has been initiated and will focus on the cost of the improvements deemed necessary by the study, including right-of-way costs. The outcome of the economic study has provided the District with an estimate of the costs to improve the roadways in the North Meridian Planning Area to handle the traffic generated by the proposed developments in the area. This final estimated cost is not yet available, as staff is still reviewing street section options that may reduce the right-of-way costs. Heritage Commons.cmm Page 4 8) . The following Executive Summary is from the completed North Meridian Traffic Study. It examines the improvements that are anticipated within the North Meridian Planning Area; EXECUTIVE SUMMARY The proposed 12-square mile study area between US 20/26 and Ustick Road and between McDennott Road and Eagle Road (Sections 25.28, 33-36 ofT4N RI Wand sections 29-32 of T4N RIB), is selected Ada County Highway District (ACHD) for anticipated development build out. The following are the principal findings and recommendations of the study: . By the year 2020 the study area :is anticipated to develop an additional 17,599 dwelling units, 2,744,000 sq. ft of office buildings, 1,929,000 sq.ft. of retail buildings, 12 elementary schools, 2 senior high schools, 2 junior high schools, 38,260 sq. ft of church buildings, and approximately 60 acres of park. . The build out scenario of the study area is projected to generate an average daily traffic (AD1) of 276,764 vehicles per day (vpd), of which the peak hour traffic (PHT) will be 28,206 vehicles per hour (vph). Out of these trips approximately 10% of the trips remain internal within each section, and 6% of the trips are pass-by trips. . The distribution of the tmffic from all of the study area sections indicate that approximately 30% traffic directed towards south, 27% of the tmffic directed towards east. 21 % of the traffic directed towards west and north. The remaining 22% of the traffic is distributed within the study area. . At build out, traffic on the arteria1s is expected to signiñcantly increase (see Table 4). . All of the arterial intersections in the study area are currently operating at acceptable level of service of"C" or better. . By the year 2020, the majority of study intersections are projected to meet the peak hour traffic signal warrant. . A proportionate share of the impacts of the individual sections at each of the study area arterial intersections is summarized in Table 6. . Several mid-mile intersections may warrant traffic signals due to the heavy left turn traffic volume. . Chinden Boulevard is forecasted with 5-lane section in the study area. Right turns lanes may be required at some access and arterial intersections. . McMillan Road is forecasted with a 5-lane section east of Black Cat. McMillan Road is forecasted with a 3-lane section west of Black Cat. At arterial intersections and at access intersections right turns lanes may be necessary. . Ustick Road :is forecasted with a 5-lane section east of Black Cat. Ustick Road is forecasted with a 3-lane section west of Black Cat. At arterial intersections and at access intersections right turns lanes may be necessary. . Linder Road forecasted with a 5-lane section in the study area. At arterial intersections and at access intersections right turns lanes may be required. . McDennott Road is forecasted with a 3-lane section in the study area. At arterial intersections and at access intersections turn lanes may be required. . Black Cat Road is forecasted with a 3-lane section in the study area. At arterial intersections right turn lanes may be required. Heritage Commons.cmm Page 5 8i . . Ten Mile Road is forecasted with a 5-lane section in the study area. At arterial intersections and at access intersections turn lanes may be required. . Meridian Road requires a 3-lane section north of McMillan and 5-lane section south of McMillan in the study area. At arterial intersections right turn lanes may be required. . Locust Grove Road requires a 3-lane section in the study area. At arterial intersections right turn 1anes may be required. At Ustick Road a 5-lane section is forecasted. Staff recognizes that the amount of right-of-way dedicated with these improvements is overwhelming, and that ACHD may not have the funds to purchase such a large amount of right- of-way. In this situation it is likely that impact fee offset agreements will be utilized to offset the amount of money that ACHD will pay out-of-pocket to acquire the right-of-way. E. The applicant Irired Washington Infrastructure Services to perform a traffic analysis of this site. The analysis has identified the following conclusions, and this information has been verified by District staff: . This Development is projected to be built-out by the year 2005. . Trip Generation and distribution expected for the proposed development. This is "site traffic". . The proposed development is projected to generate an average daily traffic (ADT) of3,106 vehicles per day (vpd), of which the peak hour traffic (PHT) is 342 vehicles per hour (vph). The local streets, residential collector streets, collector streets, and arterial streets within the study area and the intenection to be analyzed. . The primary impact will be along Locust Grove Road. The roadway impacts will also be felt on Ustick and McMillan Road. . Locust Grove Road has a two-lane section and is classified as a minor arterial. The posted speed limit near the site vicinity is 35 mph. The intersection at McMillan Road has one lane approaches and is 4-way stop controlled. The intersection at Ustick Road is signalized. All approaches at the Ustick Road intersection have left- turn pockets. . Ustick and McMillan Roads have two-Iane sections and are classified as minor arterials. The posted speed limit on McMillan Road is 50 mph and the speed limit on Ustick Road varies between 35 and 50 mph. Existing land use, roadways, traffic patterns, roadway volnme, and turning movement volumes within the study area. Heritage Commons.clDIIl Page 6 8: . . Existing Traffic counts in the vicinity and land use and trip generation characteristics of the developments were obtained from the North Meridian Traffic Study published by WIS. . The vacant property west of the site is proposed to be developed into Bayless Subdivision. Bayless Subdivision is proposed to contain 146 single-family units. This development is anticipated but a formaJ application has not yet been received by ACHD. . Traffic ftom both the Bayless and Bridgetower subdivisions is included in the background traffic. The build-out year for this study was assumed as 2005. Only the weekday p.m. peak hour period between 4-6 pm was analyzed for the site impacts. ExIsting levels or service within the study area. . The intersection of Locust Grove Road and Ustick Road is a signal-controlled intersection. This intersection has an overaJl LOS orB, with a delay of 17 seconds. . The intersection of Locust Grove Road and McMillan Road isa 4-way stop cóntrolled intersection. This intersection current1y has an overall LOS ofB, with a delay of 13 seconds. Planned road improvements and major land development within the study area. . Five Year Work Program - There currently are not any roadway or intersection improvements scheduled for this developments impact area. Forecast of future traffic patterns, roadway capacity, and turniDg movements in the study area berore the proposed development is built. . Background traffic for the year 2005 was obtained by factoring the existing traffic and adding the traffic nom other vicinity developments. The existing traffic is projected at an aimuaJ growth factor of2%. This was obtained fÌ'Om the North Meridian Area Study. Forecast of future traffic patterns, roadway capacity volumes, and turning movements in the study area after the proposed development is fnlly buUt and occupied. These numbers are "site traffic" plus "background traffic". . As a resuit of the site build-out traffic, the vicinity roadways are expected to increase as follows: traffic on Locust Grove Road north and south of McMillan may increase by 435 and 839 vpd respectively; traffic on Locust Grove Road north and south of Us tick Road may increase by 2270 and 715 vpd respectively; traffic on Ustick Road west and east of Locust Grove Road may increase by 933 and 622 vpd respectively- . At build-out of the Heritage Commons site, the intersection of Locust Grove Road and UstickRoad is projected to operate at a LOS B with adeIay ofl9 seconds. This intersection is signal-controlled. Heritage Connnons.CIIID1 Page 7 8, 8 . At build-out of the Heritage Commons site, the intersection of Locust Grove Road and McMillan Road is projected to operate at a LOS C with a delay of22 seconds. This intersection is 4-way stop controlled. . The site's north access intersection will be a 2-way stop controlled intersection. Left turn movements from the site access are projected to operate at a LOS B with a delay of 15 seconds at build out year. . The site's south access intersection will be a 2-way stop controlled intersection. Eastbound left turn movements are projected to operate at a LOS B with a delay of 16 seconds at build out year. Recommeuded roadway!pathway improvements and mitigation measures. This includes location and design of driveways, intersections and traffic control devices. . The north access intersection warrants a left-turn lane on Locust Grove Road. No separate right-turn lane is required on Locust Grove Road. The south access intersection warrants a left-turn lane on Locust Grove Road. No separate right-turn lane is required on Locust Grove Road. . Traffic on the north and south site access exceeds 1000 vpd. These accesses should be designated and designed based on Collector Street Standards. Access to office buildings on these streets should be based on ACHD's access requirements. . Locust Grove Road has adequate existing capacity to handle the traffic from Heritage Commons project; Locust Grove will not have adequate capacity to handle the build out of the 12-square mile North Meridian P1anning Area. Locust Grove Road should be improved based on the recommendations of the North Meridian Area traffic study. . Most of the internal streets have daily traffic projections lower than 1000 vpd. The preliminary site layout meets ACHD's access requirements. F. The applicant should be required to construct a 5-foot wide detached concrete sidewalk on Locust Grove Road located 2-feet within the new right-of-way. Coordinate the location and elevation of the sidewalk with District staff. If the sidewalk meanders outside of the right-of- way, provide an easement for the sidewalk. Heritage Conunons.cmrn Page 8 . 8, G. The applicant is proposing to construct the main entrance, East Heritage Place, intersecting Locust Grove Road. located approximately 580-feet south of the north property line. East Heritage Street should be designed with 21-£00t street sections on either side of the center medians. The medians should be constructed a minimum of 4-feet wide (maximum 12-feet wide) to total a minimum of a 100-square foot area. The applicant will be required to dedicate 54-feet of right-of-way plus the additional width of the medians. H. The applicant is proposing to construct the following roadways as 29-foot street sections within 50-feet of right -of-way. . North Heritage Common Avenue: Village Common Street to Herons Crossing Drive, . North Heritage Woods Avenue: Village Common Street to Herons Cr,ossing Drive, . North Heritage Park Way: Legacy Crossing Drive to Herons Crossing Drive, . North Heritage Green Way: All segments, . North Heritage Crossing Way: Legacy Crossing Drive to Herons Crossing Drive, . East Heritage S1reet: Heritage Parkway to Heritage Crossing Way and Legacy Crossing Drive to Legacy Common Avenue, . North Legacy Common Avenue: All segments, . East Troth Street: Legacy Common Avenue to Legacy Woods Avenue, . East Trust S1reet: Legacy Common Avenue to Legacy Woods Avenue, . North Legacy Woods Avenue. All segments The District accepts local residential public roads with a 29-foot s1reet section if the amount of velùcle trips per day on the street does not exceed 1,000 when the roadway has a 5-foot planter strip with a 4-foot separated concrete sidewalk and when the appropriate Fire Department approves the street section. The proposed density of development that will utilize each of the above-mentioned streets will generate less than 1,000 vehicle 1rips per day. These interior streets should be constructed with a 29-foot street section with CUIb, gutter and 4-foot wide concrete sidewalk within 50-feet of right -of-way. I. The applicant is proposing to construct the following roadways as 33"foot street sections within 50-feet ofright-o£-way with attached 5-foot concrete sidewalks: . North Heritage Common Avenue Heritage Street to Legacy Crossing Drive, . East Legacy Crossing Drive: All segments, . East Tradition Street: All segments, . North Heritage Woods Avenue: south of Legacy Crossing Drive. Tlùs District allows 33-foot street sections in areas when the appropriate Fire Department approves the s1reet section and no more than I, 000 velùcle trips per day are forecast to use the roadway. Due to the fact that the preceding roadways are anticipated to cany less than 1,000 velùcle 1rips per day, the applicant should construct them as 33-foot street sections within 50-feet of right- of- way contingent upon review and approval WID the appropriate Fire Department. Heritage Conunons.cmm Page 9 8, . J. The applicant is proposing to construct the following roadways as 36-foot street sections with curb, gutter and 5-foot wide concrete sidewalks: . East Herons Crossing Drive: Heritage Crossing Way to the north property line, . East Vestige Drive: All segments . Ashton Street: Legacy Woods Avenue to the west property line. The applicant should be required to construct these roadways as 36-foot street sections with curb, gutter, and 5-foot wide concrete sidewalks within 50-feet of right- of-way. K. The applicant is proposing to construct six stub streets: . North Heritage Woods Avenue is proposed to stub to the south property line approximately 390-feet west of the east property. . North Heritage Green Way is proposed to stub to the south property line approximately 1,030-feet west of the east property line. . East Traditions Street is proposed to stub to the west property line approximately 130-feet north of the south property line and stubbing to the west property line. . East Ashton Street is proposed to stub to the west property line approximately 850-feet north of the south property line. . North Legacy Woods Avenue is proposed to stub to the north property line approximately 13O-feet east of the west property line. . North Legacy Common Avenue is proposed to stub to the north property line approximately 420-feet east of the west property line. District staff supports the location of these stub streets. District policy requires temporary turnarounds at the end of stub streets that serve more than one lot, or are greater than ISO-feet in length. The applicant should be required to provide a paved temporary turnaround at the end of North Heritage Green Way and North Legacy Woods Avenue. These paved turnarounds should be paved with a temporary easement provided to the District The applicant should be required to install a sign at the ternrinus of the roadway stating that, "TillS ROAD WILL BE EXTENDED IN THE FUfURE". Coordinate the sign plan for the stub street, and the design of the turnaround with District staff: L. The applicant is proposing to construct East Vestige Drive adjacent to the north property line, intersecting Locust Grove Road. The applicant should construct East Vestige Drive as one-half of a 36-foot street section plus 12.feet of additional pavement, with curb, gutter and 5-foot wide concrete sidewalk within 42-feet of right-of-way. M. The applicant is proposing five alleys within the proposed project. . The first proposed aIley is proposed to connect North Heritage Common Avenue with North Heritage Woods Avenue. Heritage Connnons.cmm Page 10 R. 81 8, . The second proposed alley is proposed to connect North Heritage Woods Avenue with North Heritage Park Way. . The third proposed alley is proposed to connect North Heritage Common Avenue with North Heritage Woods Avenue. . The fourth and the fifth proposed alleys are proposed to connect North Heritage Woods Avenue and North Heritage Parle Way. District policy 7204.1 0 requires the minimum right-of-way width for all new residential alleys to be l6-feet. Dedication of clear title to the right-of-way, improvement of the alley, and acceptance of the improvement by the District as meeting its construction standards are required for all alleys contained in a proposed development. The alley shall be improved by paving the full width and length of the right-of-way. N. There are six commercial lots proposed to be located on North Locust Grove Road. Access to these lots shaI1 be located on the internal streets and access to Locust Grove should be prohibited. o. Any proposed landscape islands/medians within the public right-of-way dedicated by this plat shouId be owned and maintained by a homeowners association. Notes of this should be required on the final plat. P. Utility street cuts in pavement Iess than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. Q. Any existing inigation facilities should be relocated outside of the right-of-way. All utility relocation costs associated with improving street ftontages abutting the site should be borne by the developer. Special Notification to AppDeant To be consistent with previous Facts and Findings and Commission action, the applicant should recognize that this development (the preliminary plat) may be subject to any extraordinary impact fee or LID established by ACHD. Any implementation of extraordinary impact fees or an LID would first besu~ecttoapublic~n~ The foHowing Site Specific Requirements and Standard Requirements must be met or provided for prior to ACBD approval of the :fmal pJat: . Heritage Commons.cmm Page 11 4. 5. 8, 8, Site Specific Requiremenu: 1. Dedicate 48-feet of right-of-way from the centerline of Locust Grove Road abutting the parcel by means of a warranty deed. The right-of-way purchase and sale agreement and deed must be . completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to issuance of a building pennit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of"way dedication after receipt of all requested material. The owner will be paid the fair market value of the right- of-way dedicated which is an addition to existing ACHD right-of-way if the owner submits a letter of application to the impact fee administrator prior to breaking ground, in accordance with ACHD Ordinance #195. 2. Construct the main entrance, East Heritage Place, intersecting Locust Grove Road, located approximately 580-feet south of the north property line with 21-foot street sections on either side of the center medians, as proposed. The medians shall be cons1ructed a minimum of 4- feet wide (maximum l2-feet wide) to total a minimum ora lOO-square foot area. The applicant will be required to dedicate 54-feet of right-of-way plus the additional width of the medians. 3. Construct a 5-foot wide detached concrete sidewalk on Locust Grove Road located 2-feet within the new right-of-way. Coordinate the location and elevation of the sidewalk with District staff. If the sidewalk meanders outside of the right-of-way, provide an easement for the sidewalk. Construct the following roadways as 29-foot street section with curb, gutter and a separated 4- foot wide concrete sidewalk within 50-feet of right-of-way, as proposed. Parking shall be allowed on both sides of these roadways contingent upon review and approval &om the appropriate Fire Department. . North Heritage Common Avenue: Village Common Street to Herons Crossing Drive, . North Heritage Woods Avenue: Village Common Street to Herons Crossing Drive, . North Heritage Park Way: Legacy Crossing Drive to Herons Crossmg Drive, . North Heritage Green Way: All segments, . North Heritage Crossing Way: Legacy Crossing Drive to Herons Crossmg Drive, . East Heritage Street: Heritage Parkway to Heritage Crossing Way and Legacy Crossing Drive to Legacy Common Avenue, . North Legacy Common Avenue: All segments, . East Truth Street: Legacy Common Avenue to Legacy Woods Avenue, . East Trust Street: Legacy Common Avenue to Legacy Woods Avenue, . North Legacy Woods Avenue. All segments. Construct the following roadways as 33-foot street sections within 50-feet of right- of-way contingent upon review and approval &om the appropriate Fire Department, as proposed. Heritage Commons.cmm Page 12 6. 7. 8, . . North Heritage Common Avenue Heritage Street to Legacy Crossing Drive, . East Legacy Crossing Drive: All segments, . East Tradition Street: All segments, . North Heritage Woods Avenue: south of Legacy Crossing Drive. Construct the following street sections as 36-foot street sections with curb, gutter and 5-foot wide concrete sidewalks within 50-feet of right-of-way, as proposed. . East Herons Crossing Drive: Heritage Crossing Way to the north property line, . East Vestige Drive: All segments . Ashton Street: Legacy Woods Avenue to the west property line. Construct six stub streets. as proposed. . North Heritage Woods Avenue is proposed to stub to the south property line approximately 390-feet west of the east property. . North Heritage Green Way is proposed to stub to the south property line approximately 1,O30-feet west of the east property line. . East Traditions Street is proposed to stub to the west property line approximately 130- feet north of the south property line and stubbing to the west property line. . East Ashton Street is proposed to stub to the west property line approximately 850-feet north of the south property line. . North Legacy Woods Avenue is proposed to stub to the north property line approximately 13O-feet east of the west property line. . . North Legacy Common Avenue is proposed to stub to the north property line approximately 420-feet east of the west property line. Provide a paved temporary turnaround at the end of North Heritage Green Way and North Legacy Woods Avenue with a temporary easement provided to the District and install a sign at the terminus of the roadway stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE" . Coordinate the sign plan for the stub street, and the design of the turnaround with District staff. 8. Cons1ruct East Vestige Drive intersecting Locust Grove and the north property line, as one-half of a 36-foot street section plus 12-feet of additional pavement, with curb, gutter and 5-foot wide concrete sidewalk within 42-feet of right-of-way, as proposed. 9. Construct five alleys within the proposed project within a minimum of 16-feet of right-of-way, as proposed. . The first proposed alley is proposed to connect North Heritage Common Avenue with North Heritage Woods Avenue. . The second proposed alley is proposed to connect North Heritage Woods Avenue with North Heritage Park Way. Heritage Conunons.cmm Page 13 10. 11. 12. 13. 14. 8: 8: . The third proposed alley is proposed to connect North Heritage Common Avenue with North Heritage Woods Avenue. . . The fourth and the fifth proposed alleys are proposed to connect North Heritage Woods Avenue and North Heritage Park Way. Any proposed landscape islandsfmedians within the public right-of-way dedicated by this plat shall be owned and maintained by a homeowners association. Notes of this shalt be required on the fina1 pial Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact Construction Services at 387-6280 (with file numbers) for details. Any existing irrigation facilities shall be relocated outside of the right-of-way. All utility relocation costs associated with improving street ftontages abutting the site shall be bome by the developer. Other than the public streets specifically approved with this application, direct lot or parcel access to Locust Grove Road is prohibited. Lot acoess restrictions, as required with this application, shall be stated on the final plat. Standard Requirements: 1. A request for modification, variance or waiver of any requirement or policy outlined herein shall be made in writing to the ACHD Planning and Development Supervisor. The request shaI1 ~ecifiCa1lY identify each requirement to be reconsidered and include a written explanation of wh such a reQuirement would result in a substantial hardship or ineQuity. The written reQuest shall be submitted to the District no later than 9:00 a.m. on the day scheduled for ACHD Commission action. Those items shall be rescheduled for discussion with the Commission on the next available meeting agenda. Requests submitted to the District after 9;00 a.m. on the day scheduled for Commission action do not provide sufficient time for District staff to remove the item from the consent agenda and report to the Commission regarding the requested modification, variance or waiver. The Commission will act those items on unless removed from the agenda by the Commission. 2. A Commissioner, a member of ACHD staff or any other person objecting to any final action taken by the Commission may request reconsideration of that action, provided the request is not for a reconsideration of an action previously requested to be reconsidered, an action whose provisions have been partly and materially carried out, or an action that has created a contractual relationship with third parties. Heritage Commons.cmm Page 14 8; 8' Only a Commission member who voted with the prevailing side can move for reconsideration. but the motion may be seconded by any Commissioner and is voted on by an Commissioners present. If a motion to reconsider is made and seconded it is subject to a motion to postpone to a certain time. a. The request must be in writing and delivered to the Secretary of the Highway District no later than 3:00 p.m. on the day prior to the Commission's next scheduled regular meeting following the meeting at which the action to be reconsidered was taken. Upon receipt of the request, the Secretary shal1 cause the same to be placed on the agenda for that next scheduled regular Commission meeting. b. The request for reconsideration must be supported by written documentation setting forth new facts and information not presented at the earlier meeting, or a changed situation that has developed since the taking of the earlier vote, or information establishing an error of fact or law in the earlier action. The request may also be supported by oral testimony at the meeting. c. If a motion to reconsider passes, the effect is the original matter is in the exact position it occupied the moment before it was voted on originally. It will normally be returned to ACHD staff for further review. The Commission may set the date of the meeting at which the matter is to be returned. The Commission shan onJy take action on the original matter at a meeting where the agenda notice so provides. d. At the meeting where the original matter is again on the agenda for Commission action. interested persons and ACHD staff may present such written and oral testimony as the President of the Commission determines to be appropriate, and the Commission may take any action the majority of the Commission deems advisable. e. If a motion to reconsider passes, the applicant may be charged a reasonable fee, to cover administrative costs, as established by the Coriunission. 3. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #195, also known as Ada County Highway District Road Impact Fee Ordinance. 4. An design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State ofIdaho shall prepare and certify all improvement plans. 5. The applicant shall submit revised plans for staff approval, prior to issuance of building pennit (or other required pemrits), which incorporates any required design changes. Heritage Commons.crnm Page 15 8! . 6. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 7. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (l-800-342-l585) at least two full business days prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic Operations 387.6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 8. No change in the terms and conditions of this approval shan be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 9. Any change by the appJicant in the planned use of the property wlúch is the subject of this application, shall require the applicant to comply with all rules, reguJations, ordinances, plans, or other regu1atory and legal restrictions in force at the time the appJicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiverlvariance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. Conclusion of Law: 1. ACHD requirements are intended to assure that the proposed useldevelopment will not place an undue burden on the existing vehicuJar and pedestrian transportation system within the vicinity impacted by the proposed development. Should you have any questions or comments, please contact the Planning and Development Division at 387-6170. Commission Action: Submitted bv: Pl31lTliIut and Development Staff APril 17.2002 Heritage Commons.cmm Page 16 HERITAGE COMMONS REZONE COMMERCIAL SCALE 1"=300' RUT HERltE I . r?/ ~ , ! !i I , , I I I ,,_,m I I ;\ , '.Iif. """""--""T-""'--~., I' !i: .' ~ b' ~ ,\Ii; ¡ ," . W ~.JIL.., CRES TWOOO SUB \,Ii,r:." ¡--' il;' MERIOIAN CHARTER HIGH SCHOOL J, \HERITAGCCOMMONS.YREUM_:LD4043D1\Orawlng,\,HERITAGE.YREPLATLVlCINITYMAP.dw,g, ..1L11/2DD5 B' 53: 56 AM MST . I ' ¡ I .¡ i! 1 ) np I ¡ . ' d íI! ; Ii H I! d¡ ~d- g oIdli' 'ilil d,,! e!,_ï¡¡ ¡.i~~! ¡¡Iii ~ '~ IlIlIlilli,',II:l1I II,! ¡ 'II Ij Ilil I!! 5!Î r;! if!i ~ ~ u¡.!!II.j ¡ I.1 I¡I/I ~.. ¡lhJtti !j~I~¡ dli:II¡ ~g~~' ;' , III~II ~\ ~ ¡!U!¡!I'I!!H~:~ΡI!!>-N!5~ - . I --- .. -II,I;;! lit 'fil ~~â~ --. - .~ -:;---"'- ._-~------ ¡, I!!!'¡!~~i!j It 1.li! :! . ------ -- --./ ¡' " i;i~I;;SIlU!I!i~ ~~;~ '.r a. ¡¡;~ I -. - "Þé---¡ , ~ '" . h I <I~ t.,./ I I :'f ~ II ï' g '~ II ¡ nil.! Jill Iii U hI! ~I§~ ~ ~ ... , .. i i ¡!g .: Jil ~ I" I III a "I Jfl ~ t AFFIDAVIT OF POSTING RE C E IVED MAR 2 5 2005 CITY OF MERIDIAN CITY CLERK OFFICE COUNTY OF ADA ) ) § ) STATE OF IDAHO I, Mike Arnold. Premier Sions. Inc. 2100 E, Fairview Avenue. Suite 7 (name) (address) 855-0380 (phone) Meridian (city) Idaho (state) , being first duly sworn upon oath, depose and say: I personally posted the subject property with the hearing notice sign 10 days prior to the public hearing for the Rezone of 4.42 acres from a RoB PD zone to a CoN zone for the Quenzer Commons Commercial. Dated this 25 day of March SUBSCRIBED AND SWORN to before me the day and year first above written, """"'" "",..~ />. MER ;""" ..., ,,~...........I t '\ ¡::;'rl ~I'oRY \..\ =::;,1'0 \: : -: ~ ,.' ,,: : : \ " :'oi \...\ P\J~".J:¡:;; "". .....<~I '\., J' '......, ,~ .~ "'" l'ATE. 0' ...., ""","""", otary PUbli~;r Idaho. , Residing at . vMd..,v;,~ My Commission Expires: 'Í-:2í?-dCb'1 Master\affid-posting ClTY......QF....'....8AH PUI~ICtUßING.ITIC.El" AlefidùûJ/!IAlqlj'!1!~~~øitijt~f.~;P~.~~ '" , jJ£,'.,...."'.'...',....,,atY.',','".",.',."Of.'..',' "..IIRIÐ1AH",. , ',.,,',....".'...'... ..,'...,..",',.','.,......,wiU,'.'.",.'...',~,'."',,,'..,,",',',.',',1 ".GI.",'.,.,.,'.....".."'.'............'.............'..."~....'.'-..~."".,.,.-..".,.'..'.'..'...,".....,.."....."".".,;';;,.,."."".",.,.,.,.",,',....' , .e; ,Aplili,Whlt;l",átltitfle¡jdj¡¡t "M ~ ,;~RIiz8iUhi$ _iN", ..åt.Nøfllr , QøeIIII!j~.~ ' " ' PROf!D1)'uaœ.,W,~-~/l.øf" .øae.~, ,"","""" .... '..,',', ..Å~~~~IGi" , ~~j\¡CijJII~~.~..~.; MAYOR Tammy de Weerd ""- ø /' = ~ . fÎtIì I....7Vl ðfi di::"l \ " LEGAL DEPARTMENT (208) 466-9272 .Fax 466-4405 PUBliC WORKS BUILDING DEPARTMENT (208) S9S-5500 . Fax 898-9551 CITY COUNCIL MEMBERS Keith Bird ChrisUne Donneli Shaun Wardle Charles M. Rountree MEMORANDUM: PLANNING AND ZONING DEPARTMENT (20S) SS4-5533 ' FAX SS8-6854 Transmittal Date: February 16,2005 Hearing Date: April 7, 2005 Re: Ouenzer Commons Commercial Rezone RE C E IVED APR 0 I 2005 CITY OF MERIDIAN CITY CLERK OFFICE From: Mayor, City Council and Planning & Zoning Commission Joseph R. Guenther, Associate Planner ~ Bruce Freckleton, Development Services Malager To: . Request for a Rezone of 4.42 acres from R-8 (Medium Density Residential) to C-N (Neighborhood Commercial), by the Landmark Properties, LLC (File No. RZ-O5-003). We have reviewed this submittal and offer the following comments, as conditions of the applicant, These conditions shall be considered in full, unless expressly modified or deleted by motion of the Meridian City Council: APPLICATION SUMMARY The applicant, Landmark Properties, has requested approval of a rezone of 4.42 acres from R-8 to C- N. The applicant is proposing to match the zoning to the appropriate use. Quenzer Commons Subdivision was platted under Preliminary Plat (PP-02-O07), Planned Development (CUP-02-O07), and Development Agreement (lnst. No. 102078396). The Conditional Use Permit for a Planned Development (File No. CUP-02-O07) has been approved for this subdivision allowing a use exception on this portion of the subdivision for commercial development. A fmal plat of the north 1/2 of the subject property has not been approved at this time. The south Ih of the subject property has been platted under Quenzer Commons Subdivision #3, Lots 7, 8, 9, 10 Block 3. Quenzer Commons is located west ofN. Locust Grove Road, approximately \4 mile north of E, Ustick Road. Staff is recommending approval of the subject rezone request to CoN, with the comments stated in this report. RZ-OS-OO3 Quenzer Cmnmons.RZ Planning & Zoning CommissionlMayor & City Council Quenzer Commons Rezone Page 2 LOCATION & SURROUNDING USES The subject property is located on the west ofN. Locust Grove Road, approximately ~ mile north of E. Ustick Road. The following uses surround the subject property: North - Single Family Residential, zoned Ada County RUT South - Existing single family residences, Quenzer Commons Subdivision No.1, zoned R- 8. East - Vacant School site, zoned R-4. West-Existing single family residences, Quenzer Commons Subdivision No. I, zonedR-8. OWNER OF RECORD The owners of record is Landmark Properties, LLC and Brighton Investments LLC, who have given consent for the applicant to submit the requested applications. STANDARDS FOR WNING AMENDMENT The Commission and Council shall 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 (/1-15-11): 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 subject property is designated as "Neighborhood Center" on the Comprehensive Plan Future Land Use Map. Staff finds that the requested Neighborhood Commercial (C-N) zoning designation for use as a mid-block commercial site with office uses is harmonious and in accordance with the Comprehensive plan. B. Is the area included in the zoning amendment intended to be re-zoned in the future; Staff does not anticipate that the applicant intends to rezone the subject property in the future. The proposed uses are consistent with the Neighborhood Commercial Designation and the existing buildings are in compliance with this designation. C. Is the area included in the zoning amendment intended to be developed in the fashion that would be allowed under the new zoning; RZ-OS-OO3 Quenzer CommoDS,RZ Planning & Zoning CommissionlMayor & City Council Quenzer Commons Rezone Page 3 Staff finds that the proposed uses of office/commercial are allowed in the proposed CoN zone. The applicant has not submitted a proposed site plan and is not specifically proposing to install any site improvernents with the subject rezone application. The applicant will be required to submit for a Certificate of Zoning Compliance (CZC) which, when processed, will require the applicant to make site improvernents, including parking and landscaping, in accordance with Meridian City Code. D. Has there been a change in the area or adjacent areas which may dictate that the area should be rezoned; Staff finds that the City's Comprehensive Plan has provided the applicant with the ability to request the CoN zone for the subject property. The area adjacent to this property contains a mixture of uses including retail, office, and residential and has been developing and changing rapidly since the approval of Heritage (Quenzer) Commons in 2002. The rezoning of the property will allow for the uses and the zoning to be compatible. E. 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 anticipates that the proposed use will be operated and maintained to be harmonious with the existing neighborhood. The applicant has not submitted specific infonnation concerning the design or appearance of the proposed offices. The existing building layout and the proposed site plan are similar in appearance and in confonnance to the layouts submitted through the use exception approval. The Commission and Council should consider all public testimony, oral and written, before making this finding. F. Will not be hazardous or disturbing to existing or future neighboring uses; Staff finds that the requested rezone should not be disturbing to existing or future neighboring uses. Through the preliminary plat process, the City detennined that commercial/office uses are appropriate for the area. Staff anticipates that the proposed commercial offices will not be hazardous or disturbing to the neighboring uses. The Commission and Council should consider all public testimony, oral and written, before making this finding. G. Will be served adequately by essential public facilities and services such as highways, street, police, and fire protection, drainage structures, refuse disposal, water, sewer or RZ-O5.003 Quenzer Commons,RZ Planning & Zoning Commission/Mayor & City Council Quenzer Commons Rezone Page 4 that the person responsible for the establishment of proposed conditional use shall be able to provide adequately any such service; Based on the joint agency/department meeting and other comments received ITom agencies/departments, staff fmds that the public services listed above can be made available to accommodate the proposed development. The Commission and Council should reference any written and/or verbal testimony submitted by any public service provider, regarding their ability to adequately service this project. 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; Staff finds that the requested uses will not create excessive additional requirements at public costs for public facilities and services. The uses were previously approved, the subject application is only intended to make the zoning consistent with the approved uses. Additionally, staff finds that the proposed rezone would not be detrimental to the economic welfare of the community. I. Will not involve uses, activities, processes, materials, equipment, and conditions that will be detrimental to any persons, property, or general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; Staff finds that the proposed C- N zoning designation of the property does not inherently allow uses that will generate activities, processes, materials, equipment, and conditions that are detrimental to the general welfare of the community and are designed around residential compatibility. J. Will 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 the proposed C- N zoning will not interfere with general traffic patterns on any public streets. ACHD approved the preliminary plat in 2002, the proposal is consistent with the ACHD review for the CUP/PO of Quenzer Commons preliminary plat. K. Will not result in the destruction, loss or damage of a natural or scenic feature of major importance. Stafffmds that no natural or scenic feature will be lost, damaged or destroyed by issuance of this conditional use. Staff has not identified any natural or scenic features on the site. RZ-O5-003 Quenzer Commons.RZ Planning & Zoning CommissionlMayor & City Council Quenzer Commons Rezone Page 5 L. Is the proposed zoning amendment in the best interest of the City; Staff finds that the proposed rezone would be in the best interest of the City by allowing the rezone. Matching the proposed uses to the zoning is beneficial to the applicant and to the City of Meridian for consistency with the schedule of use control. SITE SPECIFIC COMMENTS (Rezone) 1. The legal description submitted with the application is accurate and meets the requirements of the City of Meridian and State Tax Commission. 2. All development on said property shall comply with Meridian City Code. 3. A Certificate of Zoning Compliance (CZC) application shall be submitted for approval prior to occupancy of the buildings on site. 4. Applicant shall meet all terms of the approved Preliminary Plat (PP-02-007), Planned Development (CUP-02-007), and Development Agreernent (Inst. No.1 02078396). Fire Deoartment Comments 1. Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 W' outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works spec. d. Locations with fire hydrants shall have the curb painted red 10' to each side of the hydrant location. Fire Hydrants shall be placed on comers. Fire hydrants shall not have any vertical obstructions to outlets within 10'. 2. e. f. 3. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside radius. 4. Provide a 20' wide Fire Lane for all internal & external roadways. 5. operational fire hydrants and teJl1porary or permanent street signs are required before combustible construction begins. RZ-05-003 Quenzer Commons,RZ Planning & Zoning CommissionlMayor & City Council Quenzer Commons Rezone Page 6 6. The office lot will have an unknown transient population and will have an unknown impact on Meridian Fire Department call volumes. The Meridian Fire Department has experienced 2397 responses in the year 2003. According to a report completed by Fire & Emergency Services Consulting Group our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010. Fire lanes and streets shall have a vertical clearance of 13'6". This includes mature landscaping, 7. The fire department requests that any future signalization installed as the result of the development of this project be equipped with Opticom Sensors to ensure a safe and efficient response by fire and emergency medical service vehicles. This cost of this installation is to be borne by the developer. 8. The proposed location of the Meridian Fire Station meets the general requirements of the Master Site Plan for fire station locations. The site appears to have met the minimum lot dimensions required for a satellite fire station location. 9. There shall be a fire hydrant within 100' of all fire department connections. 10, The State Fire Marshall will conduct the plan review for this proposed Meridian Fire Department substaion. Sanitarv Services Comment: 1. SSC has no comments related to this application. RECOMMENDATION Staff recommends approval subject to the comments contained in this report. RZ-O5.003 Quenzer Commons,RZ