HomeMy WebLinkAboutStaff ReportCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008
STAFF REPORT
Hearing Date: September 23, 2008
TO: Mayor and City Council
FROM: Bill Parsons, Associate City Planner
(208) 884-5533
SUBJECT: Meridian and Amity
• CPA-08-004
Comprehensive Plan Map Amendment to modify the land use designation on
approximately 40.5 acres of land from Medium Density Residential to Mixed
Use — Regional
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
On August 141h, the Planning & Zoning Commission voted to forward on a recommendation on
the subiect CPA, but not on the associated AZ. The AZ application is scheduled to be heard on
October 16, 2008 by the Commission. Therefore, the subject staff report has been updated to
strike -through references to AZ-08-005. A new staff report will be composed for AZ-08-005• the
subject staff report only reflects the request for a Comprehensive Plan Map Amendment CPA-
08-004.
The applicant, Hawkins Companies, has applied to amend the Comprehensive Plan Future Land Use
Map (CPA) by changing the land use designation on approximately 40.5 acres of land from Medium
Density Residential to Mixed Use — Regional. Ge ne tffe Aly, the apphea A is re"estifig A na 4i
and 7.,.,:..g of 72.67 , o of landf of RUT (A.1 G + J) ♦ (Medium D 8Density D :,1,.pAia1\ e 7
O (Lif ite O ffiee) and G r_ (Gene.._-.!`,,,, mer-, ia!) zening d t . The site is located on northwest
corner of W. Amity Road and S. Meridian Road (SH 69) just south of Harris Street. There are a to
of T eels in the o requested for- afmexa4ien. The Gas Company owns a parcel along Meridian
Road that is not included in the request. This property is within the City's Area of Impact and Urban
Service Planning Area and is contiguous to the current City limits.
The applicant has submitted a conceptual development plan showing how the site may develop in the
future. The plan is depicting primarily a large scale retail development which includes a large retail
box store, a multi -tenant mid -box retail site, 19 individual retail pad sites, 5 office pad sites and a 5
acre multi -family development. The square footage of office and retail uses proposed on the site total
446,400 square feet. Access to/from the site is proposed from six full -access driveways and two right-
in/right-out only driveways. Two of the full access driveways access Harris Street; two full access
driveways access W. Amity Road and one full access driveway and two right-in/right-out only
driveways access S. Meridian Road (SH69). The applicant's request, including analysis of the
proposed mix of uses and concept plan is included below.
2. SUMMARY RECOMMENDATION
Meridian & Amity CPA-08-004 and A 08-005 PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008
Staff has provided a detailed analysis of the requested CPA and AZ application below. Staff has
determined that allowing a "Mixed Use - Regional" future land use map designation on the subject
property would be in the best interest of the City. However, due to the amount of eemmeroia
zonmg(C;G) proposed with the site,Staff believes the proposed development •' large
retail oommer-eial development and should provide a laEger- mix of offiee and residential uses on the-
sitee-.-Staff is recommending approval of the CPA request to Mixed Use -Regional however, staff
mending denial of the AZ request- per the Analysis in Section 8 & 10 and the Findings
listed in Exhibit D of this staff report.
Per Idaho State Code, Title 67, Chapter 65, the Commission may recommend amendments to the
land use map component of the Comprehensive Plan to the governing board only once every six (6)
months. The Commission should note that there are several other Comprehensive Plan Map
Amendments (9 total), also scheduled be heard on August 7, 2008. Staff anticipates that additional
time may be necessary to make it through all of the CPA applications. Therefore, if the Commission is
inclined to make a favorable recommendation of the subject CPA application, Staff is recommending
that this application be continued to the hearing date of August 14, 2008, in hopes that favorable
recommendations on all the CPA applications can occur at that one time.
The Meridian Planning & Zoning Commission heard this item on August 7 and August 14,
2008. At the August 14, 2008 hearing, the Commission moved to recommend approval of the
subject CPA request.
a. Summary of Commission Public Hearing:
i. In favor: Lance Evans, Carol Gossett, Jason O'Very
ii. In opposition: None
iii. Commenting: Steve Hasson
iv. Written testimony: Paul Taylor and James Percy submitted comments in favor of the
rp olect.
v. Staff presenting application: Bill Parsons
vi. Other staff commenting on application: None
b. Key Issue(s) of Discussion by Commission:
i. The residential component of the proposed mixed use regional proiect; the concept plan
appeared be more of a commercial development than a mixed use- regional
development.
ii. Big box retail store adjacent to future residential to the west and buffering with less
intense uses adjacent to the existing and future residential.
iii. Other C-G zoned properties in the vicinity of this property.
iv. The Commission was supportive of limiting access to the development and the backage
road along the western property boundary.
c. Key Commission Changes) to Staff Recommendation:
i. None. However, the Commission only acted on the CPA request, not the AZ request.
d. Outstanding Issue(s) for City Council:
i. Access points shown to Meridian Road and the relationship to the conceptual land uses
shown on the applicant's plan.
ii. If the concept plan is consistent with a mixed use -regional designation. NOTE: The
applicant has submitted a revised concept plan since the Planning & Zoning
Commission hearing. This concept plan is not referenced in the subject report as the
Commission did not have access to the revised plan; the Commission took action on the
CPA based on the plan shown in Exhibit A. 5.
iii. Compatibility of the requested Map designation with the surrounding, future and
current residential uses.
Meridian & Amity CPA-08-004 AZ ^LiffUZ 09 005 PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008
iv. If taking action on the subject CPA application without the associated AZ application is
appropriate.
3. PROPOSED MOTION
Approval
I move to approve File Number CPA-08-004 as presented during the hearing on September 23, 2008.
Continuance
I move to continue File Number CPA-08-004 to the hearing date of, for the following reason(s): (1)
you should state other specific reason(s) for continuance, if appropriate.)
Denial
I move to deny File Number CPA-08-004, as presented in the staff report for the hearing date of
September 23, 2008. (Please state specific reasons for recommending denial of the project).
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
Northwest corner of W. Amity Road and S. Meridian Road
Southeast % of Section 25, Township 3 North, Range 1 West
b. Owners:
Hawkins Companies Mike Mussell
855 W. Broad Street, Suite 300 4495 S. Meridian Road
Boise, ID 83702 Meridian, ID 83642
c. Applicant:
Same as owner
d. Representative:
Same as applicant
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Future Land Use Map Designation: Medium Density Residential
g. Applicant's Statement/Justification (reference submittal material): "Hawkins Companies is
seeking to expand the existing Mixed Use -Regional designation on the northwest quadrant of
Meridian Road and Amity Road. This intersection has been identified as a potential commercial
hub, though much of it remains either undeveloped or agriculturally used. South Meridian has
grown significantly in the recent past with little retail developed to support the residential growth.
Today, south Meridian citizens must drive to the north side of Interstate 84 or even Boise for
most goods and services. We feel making his land use designation change will provide the City
the opportunity to diversify the economic base while providing citizens increased opportunities to
meet their day-to-day shopping needs.
Comprised of 67 acres, we plan to build a quality commercial development, a small office
complex and a residential development to compliment the existing and proposed residential
developments to the north and west. Along with the CPA application we are requesting
annexation and zoning designations of R-8, L-O and C-G. We believe this development will
greatly reduce the number of shoppers crossing to the north side of I-84, or shopping outside the
Meridian & Amity CPA-08-004 aBd 4 Z 09 005 PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008
corporate boundaries of Meridian; will diversify the local economy and keep these retailers
searching for sites on the south Meridian Road Corridor, within the boundaries of Meridian." See
applicant's narrative for more information.
5. PROCESS FACTS
a. The subject application will in fact constitute a Comprehensive Plan Amendment as determined
by City Ordinance. By reason of the provisions of the Unified Development Code, Title 11,
Chapter 5, a public hearing is required before the Commission and City Council on this matter.
Zoning G
c. Newspaper notifications published on: July 21, 2008 and August 4, 2008 (Commission);
September 1 and September 15 2008 (City Council)
d. Radius notices mailed to properties within 300 feet on: July 14, 2008 (Commission); August 29,
2008 (city Council)
e. Applicant posted notice on site by: July 28, 2008 (Commission); September 11, 2008 (City
Council
f. The Public Service Announcement was broadcast faxed on: July 11, and August 4, 2008
(Commission); September 12, 2008 (City Council)
6. LAND USE
a. Existing Land Use(s): The subject property is currently being used for agricultural purposes.
b. Description of Character of Surrounding Area: The surrounding area is primarily agricultural in
nature. However, urban development is transitioning along the South Meridian Corridor.
c. Adjacent Land Use and Zoning
1. North: Agricultural land and Meridian Heights Subdivision; zoned RUT and R6 (Ada
County)
2. East: Valley Storage, zoned RUT (Ada County)
3. South: Rural Residences and Agricultural land, zoned RR (Ada County)
4. West: Rural Residences and Agricultural land, zoned RUT (Ada County)
d. History of Previous Actions: In 2006, a large portion of this site was proposed for annexation and
preliminary plat approval for a residential development (Sagewood Subdivision AZ-08-058 and
PP-06-057) but the applicant withdrew the applications prior to City Council action.
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: W Victory Road & S Meridian Road.
Location of water: W Victory Road & S Meridian Road.
2. Vegetation: This site is primarily used for growing agricultural products.
3. Flood plain: This property is not within the floodway or floodplain.
4. Canals/Ditches Irrigation: No major facilities transverse this property.
5. Hazards: A 75-foot easement for the Pacific Northwest Pipeline Corporation transverses the
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008
property.
6. Proposed Zoning: R-8, L-O, C-G
7. Proposed Comprehensive Plan Future Land Use Map Designation: Mixed Use — Regional
8. Size of Property: 40.5 acres (CPA) and 72.67 acres (AZ)
f. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access
to/from the site is proposed from six full -access driveways and two right-in/right-out only
driveways. Two of the full driveways access Harris Street; two full access driveways access W.
Amity Road and one full access driveway and two right-in/right-out only driveways access S.
Meridian Road (SH69). ACHD has requested a Traffic Impact Study prior to submitting any
additional applications for the site.
7. COMMENTS MEETING
On July 18, 2008, Planning Staff held an agency comments meeting. The agencies and departments
present include: Meridian Fire Department, Meridian Public Works Department, Idaho Department of
Transportation and Sanitary Service Company. Staff has included all comments and recommended
actions in the attached Exhibit B.
8. COMPREHENSIVE PLAN
CITY OF MERIDIAN COMPREHENSIVE PLAN POLICIES AND GOALS:
This property is currently designated "Medium Density Residential" on the Comprehensive Plan
Future Land Use Map. The applicant is requesting a map amendment to "Mixed -Use Regional" for
the subject property.
The purpose of the Mixed Use areas as defined on page 102 of the Comprehensive Plan is as follows,
"There are five sub -categories of the Mixed Use designation. Generally, the designation will provide
for a combination of compatible land uses that are typically developed under a master or conceptual
plan. The purpose of this designation is to identify key areas which are either infill in nature or
situated in highly visible or transitioning areas of the city where innovative and flexible design
opportunities are encouraged. The intent of this designation is to offer the developer a greater degree
of design and use flexibility."
The requested "Mixed —Use Regional" designation provides no upper limit of non-residential uses,
over 200,000 square feet of non-residential building area and residential densities of 3 to 40 dwelling
units to the acre. Per the conceptual development plan, the subject site may develop with large box,
mid -box and small retail uses including office and multi -family development.
Idaho Code 67-6508 states that "the plan shall consider previous and existing conditions, trends,
desirable goals and objectives, or desirable future situations for each planning component." Staff has
reviewed the subject CPA application and offers the analysis and recommendations contained herein
for the Commission and the City Council's consideration. Please see Exhibit B for detailed analysis
of the required findings for a Comprehensive Plan Map Amendment.
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):
• Chapter VII, Goal III, Objective A, Action 1 - Require that development projects have planned
for the provision of all public services.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008
The City of Meridian plans to provide municipal services to the lands proposed to be annexed in
the following manner:
➢ Sanitary sewer and water service will be extended to the project at the developer's expense.
➢ The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire Department,
who currently shares resource and personnel with the Meridian Rural Fire Department.
➢ The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office.
Once annexed the lands will be serviced by the Meridian Police Department (MPD).
➢ The roadways adjacent to the subject lands are currently owned and maintained by the Ada
County Highway District (ACHD). This service will not change.
➢ The subject lands are currently serviced by the Meridian School District No. 2. This service
will not change.
➢ The subject lands are currently serviced by the Meridian Library District. This service will
not change and the Meridian Library District should suffer no revenue loss as a result of the
subject annexation.
Municipal, fee -supported, services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
• "All mixed use projects shall be directly accessible to neighborhoods within the section by both
vehicles and pedestrians."
The site lies adjacent to land that is designated on the future land use map for medium density
residential uses. On the submitted site plan, the applicant has provided pedestrian and vehicular
connectivity with the residential subdivision to the north. If Council approves the Biskay CPA
(west of this site), the applicant should provide pedestrian and vehicular connectivity to that
parcel for future connectivity as well. It is important to note the Biskay CPA concept plan shows
a collector street along the western boundary where this parcels are contiguous. The applicant is
proposing to have a drive aisle with landscaping along the western edge of the property. Staff
believes these two projects could address some of the transportation needs of the two
developments by coordinating with each other and develop a collector (backage road) along their
boundaries which would help alleviate some of the concerns staff has with the three access points
to Meridian Road, and the lack of neighborhood connectivity shown on the concept plan.
• "Where the project is developed adjacent to medium density residential uses, a transitional use is
encouraged."
To the north of this site is a single family residential subdivision. To the west, the Comprehensive
Plan has it shown as medium density residential. The applicant is proposing more intense retail
uses at the corner of Amity and Meridian Roads; however staff believes the applicant has not
provided enough of a transitional zone for those existing residents to the north, and the future
residents to the west of the development. The back sides of large commercial structures are
proposed to face the future residential properties further to the west. Staff is recommending the
applicant provide more office and residential components in the proposed mixed use development
to buffer the existing and future residents from the more intense commercial uses proposed for
the site.
• Chapter V, Goal III, Objective D, Action 5 (page 43) — Require all commercial and industrial
businesses to install and maintain landscaping.
Meridian & Amity CPA-08-004 and ^� PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008
If commercial uses are approved on this site in the future, a 35 foot wide landscape street buffer
will be required along S. Meridian Road (SH69), a 25 foot wide buffer will be required along W.
Amity Road and 20 foot wide buffer will be required along Harris Street. In addition, the C-G
zone requires a 25foot buffer adjacent to residential districts which abut the property on the
western boundary. Internal parking lot landscaping will also be required in accordance with the
standards listed in UDC 11-3B-8.
• Chapter VII, Goal I, Objective B (page 109) — Plan for a variety of commercial and retail
opportunities within the Impact Area.
Staff believes that the proposed commercial and residential use of this property will assist in
providing a variety of uses in this area of the City and will complement the existing and future
residential uses adjacent to the site. However, a greater variety of uses should be provided on this
site (more residential and office and less retail).
• Chapter VII, Goal III, Objective A, Action 1 (page 111) — Ensure that adequate public services,
including transportation, for existing and future development are provided.
City services are currently master planed to the subject property the developer will be
responsible to extend all utilities to the subject parcel.
• Chapter VI, Goal II, Objective A, Action 5: Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
The Meridian Pathway Plan depicts a proposed pathway through the proposed development to
transverse along the natural gas pipeline easement which would be an extension of the pathway
proposed with the Biskay project. However on the submitted concept plan the applicant is not
proposing a 10 foot pathway along the gas line easement. Instead, the applicant is proposing a
pathway along the western property line that connects with the detached sidewalk along Amity
Road. Staff believes this would be a good opportunityfor the applicant to provide some open
space amenity within the proposed development if the 75 foot easement was developed as an open
space amenity within the development.
Chapter VII, Goal IV (page 112) — Encourage compatible uses to minimize conflicts and
maximize use of land.
The applicant is proposing to extend the Mixed Use - Regional designation to the mid mile,
similar to what is depicted on the east side of Meridian Road (SH69). The applicant is proposing
commercial uses along the south side of Harris Street and along the entire frontage of meridian
Road to Amity Road. The City has continually strived to buffer residential uses from commercial
uses with either office or denser residential development. In staff's opinion this project is
primarily a large retail commercial development and does not transition well from the retail to
the single family subdivision to the north or future residences to the west. Staff believes the
applicant should extend the office portion of the development and the multi -family portion of the
development to provide the necessary buffer for those residents in the surrounding area.
Furthermore, the applicant is proposing approximately 67 acres of C-G zoned land within the
development. This zoning designation is the most intense commercial zoning in the City's
ordinance. Staff believes the applicant should reduce the amount of C-G zoned property within
the development and provide more of a blend of uses within the development. Under the old
reference of the Mixed Use Regional, which the applicant submitted the application under, there
was no limit for the amount of non-residential uses the development could have. Recently, the
mixed use definition has been amended to limit the retail uses to 50% of the development area in
Meridian & Amity CPA-08-004 and ^ PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008
Mixed Use — Regional areas. The intent is to integrate a variety of uses, including residential and
to avoid predominantly single use developments such as a regional retail center.
STATE REQUIRED COMPREHENSIVE PLAN ANALYSIS
Idaho's counties and cities are required by law, Idaho Code 67-6508, to prepare, implement, review,
and update a comprehensive plan which outlines goals and policies for land use. Fourteen elements
which must be addressed in the plan are listed in the Code. It is the detailed ordinances that then spell
out how these policies are to be achieved.
The order in which the following policies are presented implies no order or priority.
a. Community Design
The purpose of this element is to ensure a pattern of planned growth resulting in orderly and
attractive developments within the City of Meridian. As is applicable to the subject application,
the City should encourage the clustering of commercial development at or near existing arterials
and collector roads, require backage roads to the state highway, and require landscaping of new
development to provide beautification. All future construction on the subject site will require
approval of a Certificates of Zoning Compliance prior to construction. Staff will ensure that
future development on this site will comply with any and all applicable design and landscaping
standards, as provided for through the Unified Development Code.
b. Population
The City of Meridian must ensure that population growth is accommodated in an orderly pattern.
Residential and commercial developments must be served by City infrastructure and public
services. Staff believes that all necessary services are currently available to the subject site and
will still be available upon development of the site.
c. Housing
The City of Meridian is charged with ensuring adequate and attractive living environment which
meets the needs of City residents of different ages, family sizes, lifestyles, and income levels. A
small portion of this site is slated for a multi -family development which will require CUP
approval prior to commencing the use on this site. Further, the UDC restricts multi -family
developments within an R-8 zoning district unless through the PUD process. Staff is
recommending that more of the property be zoned for residential uses within the R-8, R-15 and
even R-40 zoning districts. This would ensure different and diverse housing types for future
residents.
d. Economic Development
Meridian's economic base has been gradually shifting over the last 20 years from a farming -based
economy to a retail, service, and manufacturing -based economy. During this time, local policy
with regard to the types of lands needed to support the economic and employment needs of the
community has also changed. The 2002 Comprehensive Plan forecasts the need to continually
adjust the provision of commercial lands in order to gradually broaden economic opportunity
throughout the City.
A portion of this property has been identified as providing a mix of uses for the citizens of
Meridian. Over the last couple of years the Southern Area of Meridian Road has been approved
for commercial and residential development. Staff believes there is a need for some additional
retail in this area, but not as much as the applicant is proposing on this site.
e. Public Services, Facilities, and Utilities
The property involved in this request has access to existing public facilities and services.
Meridian & Amity CPA-08-004-09-005 PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008
f. School Facilities and Student Transportation
As this area of the city begins to development school facilities will have to be addressed.
Currently west of this site, the Comprehensive Plan has designated a futures school site. Until
future development occurs in this area, the school is unlikely to be constructed.
g. Transportation
The purpose of this element is to promote an efficient and safe transportation system within the
City. Staff believes the proposed plan amendment may negatively impact transportation within
the City of Meridian. Currently, the applicant has not provided a Traffic Impact Statement for
ACHD to review. ACHD is recommending the applicant submit a Traffic Impact Study before
any other development applications are submitted for the site. Staff recommends that a public
street be constructed along the west property line of this property, from Harris Street to Amity
Road. This backage road should be analyzed in the upcoming TIS. Further, in the TIS, Staff
recommends that no access to Meridian Road be analyzed for efficiency; Staff does not support
the three access points to Meridian Road shown on the concept plan.
h. Natural Resources
The purpose of this element is to promote conservation of areas of natural significance, where
appropriate. Staff does not believe that future commercial development of this property will
significantly pollute or degrade the natural environment.
i. Special Areas
The subject amendment does not directly impact any lands zoned for open spaces, natural
resources, or scenic areas, nor does the parcel contain any known significant natural resources.
j. Hazardous Areas
The purpose of this element is to ensure regulation of development in hazardous areas, such as
floodplains, unstable slopes, etc. A 75-foot easement for the Pacific Northwest Pipeline
Corporation transverses the property.
k. Recreation
Recreation resources within Meridian include 15 City parks totaling approximately 180 acres.
The City is in process of developing new park facilities. The City also maintains several
pathways. The City's Pathway plan depicts a pathway that runs parallel to the gas easement. This
planned pathway leads to a future regional park site just to the west. On the submitted site plan,
the applicant has not made provisions for this pathway within the development. Staff has
communicated with the Gordon Hamilton with Williams Northwest Pipeline, and the gas
company is favorable to developing the easement as a greenbelt with multi -use paths to serve the
area residents, and not parking as currently shown.
1. Land Use
The policies of this element are presented in the Comprehensive Plan Land Use Map. The Map is
a graphic representation of the policies and goals of Meridian's Comprehensive Plan. The Map
has been prepared to identify suitable areas for future residential, commercial, and industrial
development. The Map is designed to be a projection of growth patterns for the City. Therefore,
the Map is to be used as a guide for decisions regarding request for land use changes. Staff
believes there is a need for additional commercial, office and multi -family land uses south of the
interstate.
in. Implementation
Meridian & Amity CPA-08-004 and ^axxa r Z 08 005 PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008
The City provides the necessary staff and facilities to administer and enforce the policies and
goals of the Comprehensive Plan. The City of Meridian Planning Department will administer the
Comprehensive Plan and its policies, under the direction and supervision of the Meridian City
Council. The Planning & Zoning Commission is also authorized by the Council to review,
approve and make recommendations on proposals affecting the public's interest in land use.
n. Property Rights
The purpose of this element is to ensure that the land use policies, restrictions, conditions, and
fees do not unconstitutionally violate private property rights, and establish a consistent review
process that enable the city to ensure that any proposed actions will not result in an
unconstitutional taking of private property without due process of law. Staff believes that the
Comprehensive Plan Land Use Map change would not unconstitutionally deprive the property
owner of economically viable uses of the subject property, as the request was initiated by said
owners, Hawkins Companies, and Mike Mussell.
9. UNIFIED DEVELOPMENT CODE
a. Zoning Schedule of Use Control: UDC 11-2B-2 lists uses that are principal permitted (P),
accessory (A), and conditional (C) or prohibited (-) uses within the proposed C-G and L-O
districts.
b. Purpose Statement of Zone (UDC 11-213-1): The purpose of the commercial districts is to provide
for the retail and service needs of the community in accord with the Meridian Comprehensive
Plan. Four (4) districts are designated which differ in the size and scale of commercial structures
accommodated in the district, the scale and mix of allowed commercial uses, and the location of
the district in proximity to streets and highways. Allowed uses in the C-G district are of the
largest scale and broadest mix of retail, office, service, and light industrial uses. Further,
properties in the C-G district should be located in close proximity and/or access to the interstate
or arterial intersections.
c. Residential Schedule of Use Control: UDC Table 11-2A-2 lists multi -family developments in the
R-8 zoning district as prohibited. However they can be an allowed use, as part of a PUD. The
applicant has not submitted for a planned development therefore the proposed multi family
development is not an allowed use. Staff is recommending denial of the requested R-8 zoning
district. In the future, the applicant should request an R-15 zone for this area.
d. Purpose Statement of Zone: The purpose of the residential districts is to provide for a range of
housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the City
of Meridian water and sewer systems is a requirement for all residential districts. Residential
districts are distinguished by the allowable density of dwelling units per acre and corresponding
housing types that can be accommodated within the density range.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
COMPREHENSIVE PLAN AMENDMENT & ANNEXATION
The applicant is proposing to amend the current Comprehensive Plan Future Land Use Map
designation for a portion of the subject property (40.5 acres) from "Medium Density
Residential" to "Mixed Use Regional." Additionally,,.�:, apA
> > the rr s r r and
i�fflle the OfAife 72 aer-e site &em RUT (Ada County) to an R 8, L 0 al -A G 6 zoning
.
Majority of the site is slated for large scale retail/commercial development with a small
portion for office and multi -family development. When the applicant submitted the CPA
Meridian & Amity CPA-08-004 and AZ 08-A93 PAGE 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008
application the site was subject to the mix use regional standards in place at the time of
submittal. Those standards placed no limits on the amount of non-residential uses within the
development; building area could exceed 200,000 square feet and allows residential densities
of 3 to 40 dwelling units to the acre.
On March 4, 2008, the City Council approved a Comprehensive Plan text change for the
Mix Use -Regional designation. With that approval, new criteria were adopted to help
facilitate development for those parcels with a Mixed Use - Regional designation. The
purpose is to designate areas at predominant corners of major arterials that provide a mix of
employment, retail and residential or public uses. The developments should be anchored by
uses that have a regional draw with the appropriate supporting uses. The intent is to
integrate a variety of uses, including residential and to avoid predominantly single use
developments such as a regional retail center.
The following standards now apply to the mix -use regional designation: 1) Residential shall
comprise a minimum of 10 % of the development area; 2) Retail uses shall comprise a
maximum of 50% of the development area; 3) There is minimum or maximum imposed on
non -retail commercial uses such as office or entertainment uses; 4) All developments shall
have a mix of at least three of the four types of uses: retail, non -retail commercial,
public/quasi-public and residential.
As mentioned earlier, staff believes the applicant is proposing a large scale retail shopping
center which is consistent with the previous standards for a mix -use regional designation.
However, staff has concerns with the amount of C-G zoning the applicant is requesting with
this application and believes additional zones (C-N and C-C) be proposed with the annexation
request. Further, staff believes the applicant should include a larger portion of office and
residential zones (R-8, R-15 and R-40) and uses along the northern property boundary to
buffer the residential neighborhood from the more intense commercial uses.
The annexation legal description prepared by David R. Kinzer, PLS, dated 2/04/08 and
submitted with the application, is accurate and meets the requirements of the City of Meridian
and State Tax Commission.
Conceptual Site Plan: The applicant has submitted a conceptual development plan showing
how the site may develop in the future. The plan is depicting primarily a large scale retail
development which includes a large retail box store, a multi -tenant mid -box retail site, 19
individual retail pad sites, 5 office pad sites and a 5 acre multi -family development.
Buildings on the site range in size from 2,000 square feet to 184,000 square feet. The
square footage of office and retail uses proposed on the site total 446,400 square feet.
Staff iso „ding denialof the requested annexation application. Staff believes
additional zoning districts are necessary to provide an appropriate mix of uses within
the development. More office or residential uses should be proposed along Harris
Street to buffer the residents of that Subdivision from the more intense commercial
uses proposed on the site. The City is planning for residential developments to the west
and therefore more transition should be made along the west property line as well.
Further, Staff has concerns with the proposed parking over the gas easement and the
amount of parking proposed for the site and the relationship to Meridian Road. Staff
believes the big box building should be located closer to the Amity/Meridian
intersection. Staff is also recommending the pathway along the 75-foot easement be
extended into the site and developed as an amenity for the project. Furthermore, the
Meridian & Amity CPA-08-004 and ^n.,a T Z 0�� PAGE I I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008
applicant has requested an R-8 zoning district and is proposing multi -family residential
which is not allowed in the R-8 district. Staff is recommending an R-15 zone which
requires CUP approval for multi -family developments. Until the applicant revises the
concept plan and annexation request to address staffs concerns, staff is not supportive
of the concept plan for the site.
Access: Access to/from the site is proposed from six full -access driveways and two right-
in/right-out only driveways. Two of the full driveways access Harris Street; two full access
driveways access W. Amity Road and one full access driveway and two right-in/right-out
only driveways access S. Meridian Road (SH69). The UDC restricts access to Meridian Road
to the half mile and mile locations. Staff is not supportive of the three proposed access points
on Meridian Road. Staff believes these proposed access points would negatively impact the
traffic flow on Meridian Road. Further ACHD, is recommending the applicant submit a
Traffic Impact Study to determine the appropriate access points and future road
improvements for the development. ITD has also communicated to Staff the subject site has
eight deeded access points on Meridian Road, however, does not support the amount of
access points the applicant is proposing (See Attached letter in Exhibit B). Staff would prefer
to see a collector road (backage road) along the western property boundary that would
provide future connectivity for those parcels west of this site including the Biskay CPA
property. ACHD has also provided comments requesting the applicant provide the backage
road, not the service drive proposed.
Development along State Highways: UDC 11-3H-3 regulates any development along state
highways. This section of the code also regulates access to State and Federal highways and
future right of way reservations for ITD. UDC 11-3H-4B limits access on Meridian Road
(SH69) to the half mile mark between section lines. In addition, the UDC requires the
construction of a paralleling roadway to provide future connectivity and access to all
properties fronting on the Meridian Road. The applicant is proposing one full access
driveway and two right-in/right-out driveways on Meridian Road. These driveways are
internal and do not connect to adjacent properties. As mentioned above, staff is not
supportive of the proposed access points on Meridian Road. At this time, the applicant is
requesting annexation of this property which extends to the mid mile at Harris Street. Staff
believes there is an opportunity for the applicant to provide the backage road to help facilitate
traffic in and out of the proposed development. It is important to note that a Traffic Impact
Study has not been reviewed by ACHD to determine the exact impacts of this development
on the existing road system.
UDC 11-3H-3C4 requires the construction of a 10-foot wide multi -use pathway with a public
use easement along Meridian Road. On the submitted concept plan, the applicant has not
complied with this UDC standard.
Building Elevations: The applicant has submitted a photo illustrating how future buildings
may be constructed on the site. The building materials shown in this photo appear to be
constructed of high quality materials. Building materials include a split face block, smooth
block, stucco and accented entrances with metal canopies. Color variation, modulation in the
building facades and varying parapet heights are also part of future building design. Staff is
supportive of the building materials referenced with the submitted photo.
However, the applicant is proposing multiple buildings on the site ranging in size from
2,000 square feet up to 184,000 square feet. The submitted photo only illustrates the
multi -tenant retail building. Staff is also concerned with the rear of the buildings
(loading areas) adjacent to the future residential development to the west. Staff believes
Meridian & Amity CPA-08-004 and A 08 005 PAGE 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008
theses areas should be screened from view and integrated into the design of the site to
limit the impacts on future residential develop that may occur in the area. Furthermore,
Staff is also recommending additional elevations be provided at the public hearing that
will depict how the future office, small retail, large box retail and the multi -family
buildings will be constructed on the site. 1ALithout have the above iflfOFMRtiOH, staff finds
it hard to Fecommend appFeval of the land uses PFOposed for- the site.
Design Review: The subject site is adjacent to Meridian Road (SH69), an entryway corridor.
Per UDC 11-3A-19, the structures within the development shall be subject to administrative
design review. A Design Review application shall submitted concurrently with the
application for Certificate of Zoning Compliance for each building along Meridian Road.
Meridian Pathways Master Plan: The Meridian Master Pathway Plan has identified a
pathway to transverses through this property along the 75-foot gas line easement. On the
submitted concept plan, the applicant has not complied with this requirement. Instead the
applicant is proposing to extend the pathway along the western property boundary and
connects to the detached sidewalk adjacent to Amity Road. An e-mail received by Gordon
Hamilton, District Manger with the Williams Northwest Pipeline, has expressed concern
regarding the future development proposed on the site (Staff has attached a copy of the e-mail
in Exhibit A below).
Staff was also contacted by Mr. Hamilton via phone to discuss the development plans for the
site. Mr. Hamilton informed staff the pipeline is fairly shallow (30 inches) in that area and
has concerns with the parking lot being constructed over the easement. It would be his
preference and Staff s preference to extend the pathway with the associated landscaping
along the easement. Staff believes it would provide a nice amenity to the proposed
development instead of the sea of parking proposed by the applicant. Furthermore, the
applicant should coordinate with Williams Northwest Pipeline prior to any development on
the site.
Landscaping: Upon platting the property, the applicant will be required to install the
required landscape buffers. The internal parking lot landscaping requirements will assessed at
CZC submittal.
Certificate of Zoning Compliance (CZC): The applicant shall be responsible to obtain a
CZC permit from the Planning Department for all new construction on the site prior to
issuance of building permits.
b. Staffs Recommendation: Staff is recommending approval to amend the Comprehensive Plan
Future Land Use Map to a Mix Use - Regional land use designation and is reeommendin
denial of the Annexation request of 72 affes to R 8, L 0 and C G zoning as presented in the
staff report for the hearing date of August 7, 2008. This recommendation is based on the Analysis
in Section 8 & 10 and the Findings of Fact as listed in Exhibit D of this staff report. The Meridian
Planning & Zoning Commission heard this item on August 7 and August 14, 2008. At the
August 14, 2008 hearing, the Commission moved to recommend approval of the subject CPA
request.
11. EXHIBITS
A. Drawings
1. Vicinity Map
2. Future Land Use Maps
3. Bubble Plan
Meridian & Amity CPA-08-004 andA7.98-005 PAGE 13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008
4. Conceptual Site Plan
5. Elevations
6. E-mail from Williams Northwest Pipeline
B. Other Agency and Department Comments
C. Legal Deseription and ENhAbit Map
D. Required Findings from the Unified Development Code
Meridian & Amity CPA-08-004 and AZ 08 005 PAGE 14
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008
A. Drawings
1. Vicinity Map
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Exhibit A- 1 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23,2008
2. Future Land Use Maps
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City of Meridian makes no representation or varranties,
expressed or implied as to the accuracy, completeness,
timeliness or rights to use this informati on. City of Meridian
shall not be liable for inaccuracies or misuse.
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Ada County shall not be I iable for inaccuracies or misuse —
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Exhibit A- 2 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008
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Exhibit A- 3 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008
3. Bubble Plan
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Exhibit A- 4 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008
4. Conceptual Site Plan
Exhibit A- 5 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008
5. Elevations
Exhibit A- 6 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008
6. E-mail from the Williams Northwest Pipeline
Mr Whallon Page I of I
Bill Parsons
From: Hamilton Gordon M (Gordon M-Hamilton@Williams comj
Sent: Wednesday, July 30, 2008 8 38 AM
RECEIVED
To: Bill Parsons
Subject: FW Hawkins Companies - CPA 08-004 and AZ 08-005
Attachments: Dev_Handbook.pdf
U of Meridian
ni
Planng Department
From: Hamilton, Gordon M
Sent: Wednesday, July 30, 2008 8:16 AM
To: 'bwhallon@hcollc.com'
Cc: Patterson, Scott C; Tarbet, Craig R; Woodbury, Don C; 'parsonsw@meridiancity.org'
Subject: Hawkins Companies - CPA 08-004 and AZ 08-005
Dear Mr Whallon,
We have just recently become aware of your plans to annex and zone a development near Amity and Meridian
roads in Meridian Idaho. We are concerned that the conceptual drawings in your application to the Meridian
Planning Department do not show or take into account our existing Natural Gas Transmission Pipeline
easements.
1 urge you to give consideration to our pipelines in the design of your development and I have enclosed a
brochure that may assist you in developing a compatible design The pipelines were constructed in 1956 and
1971 They supply natural gas to the entire region and are operated under authority from the Federal Energy
Regulatory Commission in accordance with regulations from the Department of Transportation
We'd be glad to meet with you to discuss compatible land use
Sincerely.
District Manager - Boise District
Williams Nortlnvest Pipeline
(208) 850-8447
7/30/2008
Exhibit A- 7 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008
B. Agency and Department Comments
1. FIRE DEPARTMENT
1.1 One and two family dwellings not exceeding 3600 square feet will require a fire -flow of 1,000
gallons per minute for a duration of 2 hours to service the entire project. One and two family
dwellings greater than 3600 square feet and greater will require a minimum fire flow as specified in
Appendix B of the International Fire Code. Fire Hydrant spacing shall be provided as required by
Appendix C of the International Fire Code.
1.2 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
1.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 %" 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 specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
1.4 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required
to have an approved turn around. Phasing of the project may require a temporary approved turn
around on streets greater than 150' in length with no outlet.
1.5 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
1.6 Commercial and office occupancies will require a fire -flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
1.7 Provide exterior egress lighting as required by the International Building & Fire Codes.
1.8 Buildings or facilities having a gross building area of more than 62,000 square feet (5760 m2) shall
be provided with two separate and approved fire apparatus access roads separated by one half of the
maximum overall diagonal dimension of the property or area to be served, measured in a straight line
between accesses. Exception: Projects having a gross building area of up to 124,000 square feet
(11520 m2) that have a single approved fire apparatus access road when all buildings are equipped
throughout with approved automatic sprinkler systems. (Remoteness Required)
2. PUBLIC WORKS
2.1 Public services are located in W Victory Road & S Meridian Road. The developer will be
responsible for the extensions of services to serve the purposed site. The City of Meridian Public
Works Department reserves the right to due a complete review of the applicant's utility plan and
make any recommended requirements for the purposed site.
Exhibit B- 1 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008
3. CENTRAL DISTRICT HEALTH
3.1 If restroom facilities are to be installed, then a sewage system must be installed to meet Idaho
State Sewage Regulations.
3.2 We will require plans be submitted for a plan review for any food establishment, grocery store,
beverage establishment and child care center.
4. ADA COUNTY HIGHWAY DISTRICT
4.1 Submit a traffic impact study for the proposed development to District staff as soon as possible
once suitable access points to the roadway network have been determined.
4.2 Comply with requirements of ITD and City of Meridian for the SH-69/Meridian Road frontage.
Submit to the District a letter from ITD regarding said requirements prior to District approval of
the final plat or issuance of a building permit (or other required permits), whichever occurs first.
Contact the District III Traffic Engineer at 334-8340.
4.3 Do one of the following along Amity Road:
a. Dedicate 35-feet of right-of-way from the centerline of Amity Road abutting the parcel. 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 permit (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
District will purchase the right-of-way which is in addition to existing right-of-way from
available Corridor Preservation Funds.
b. Dedicate 25-feet of right-of-way from the centerline of Amity Road abutting the parcel and
provide a 10-foot easement for sidewalk and utilities. 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 permit (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.
4.4 Construct a minimum 5-foot wide detached sidewalk no closer than 28-feet from the centerline of
Amity Road abutting the site. The sidewalk shall lie either completely within the right-of-way or
completely within an easement.
4.5 Construct 8-foot landscape islands with vertical curb and gutter on each side and 25-foot access
pockets along the north side of Harris Street abutting the site.
4.6 Provide irrigation facilities and irrigation water to the landscape islands on the north side of
Harris Street. Enter into a license agreement with the District for the landscape islands.
4.7 Construct Harris Street as a complete 46-foot street section with vertical curb, gutter, and
minimum 5-foot detached concrete sidewalk abutting the site. The sidewalk shall lie either
completely within the right-of-way or completely within an easement.
4.8 Provide ACHD with a road trust deposit for one-half of the cost of design and construction of a
traffic signal at the intersection of Harris Street and SH-69/Meridian Road.
Exhibit B- 2 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008
4.9 Construct a backage road between Harris Street and Amity Road, consisting of a 40-foot street
section with vertical curb, gutter, and 5-foot sidewalk on both sides. The south 2,000-feet of the
right-of-way for this street shall be adjacent the west property line.
4.10 Coordinate the location of additional driveways on Amity Road and Harris Street with District
Planning Review and Traffic Services staff. Other than access specifically approved in this
application, direct lot access to Amity Road and Harris Street is prohibited.
4.11 Comply with all Standard Conditions of Approval.
4.2 STANDARD CONDITIONS OF APPROVAL
4.2.1 Any existing irrigation facilities shall be relocated outside of the right-of-way.
4.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
4.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
4.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
4.2.5 Comply with the District's Tree Planter Width Interim Policy.
4.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
4.2.7 All 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 of Idaho shall prepare and certify all improvement plans.
4.2.8 The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
4.2.9 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.
4.2.10 Payment of applicable road impact fees are required prior to building construction. The assessed
impact fee will be based on the impact fee ordinance that is in effect at that time.
4.2.11 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 (1-800-342-1585) 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.
4.2.12 No change in the terms and conditions of this approval shall 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.
4.2.13 Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
Exhibit B- 3 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subject property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
5. ITD
'r
,DANO IDAMO TRANSPORTATION DEPARTMENT
P.O. Box 8028 (208) 334-8300
F * Boise, ID 83707-2028 itd.idaho.gov
0
ifc
N >�
July 29, 2008
Cityof Meridian
RECEIVED
Planning Department
660 E. Watettower Lane Suite 202
Meridian, Idaho 83642
FAX 988-6854
Cift of Meridian
Planning Department
Re: Location: NW Comer of W. Amity Road and S. Meridian Road
Route: SH 69 MP 7.2
Name: Hawkins Companies
File No. CPA 08-004 & AZ 08-005
Hearing Date: August 7, 2008
Dear Zoning Administrator,
Thank you for the opportunity to comment on this notice.
Meridian Road (SH-69) is a Type IV highway. The intersection of Amity Road and SH-69 is currently
signalized, and we understand ACHD is working with other developers in the area for signalization of the
Harris Street and SH-69 intersection.
Between Amity Road and Harris Street there are eight (8) deeded points of access to SH 69 granted in 1986
and 1987: three (3) are located on Parcel I, one (1) on Parcel 4, and three (3) on Parcel 3. Parcel numbers
reflect those presented on Exhibit I of the application. The remaining deeded access is for the gas facility.
At the time these deeds were recorded, these properties were agricultural and/or residential; however, no
restrictions for use are included in the deeds. Copies of the deeds are available upon request.
Relative to CPA 08-004, SH-69 is a high speed, high mobility facility. Much growth is anticipated in the
Kuna area, which would increase traffic volumes on SH-69. Changing the comprehensive plan to allow
additional commercial uses along the highway frontage would increase the potential for conflicts on the
highway attributable to turning movements and/or increased trips. Further, changing the comprehensive
plan at this location to a higher intensity use could set precedent for additional rezoning for high intensity
uses along SH-69. There are several examples in the Treasure Valley, including Eagle Road (SH-55) where
high intensity uses fronting a state highway have reduced ITD's ability to balance access, safety and
mobility.
Relative to AZ 08-005, no permit applications have been received to upgrade the existing agricultural and
residential approaches to commercial approaches. High intensity commercial development, such as what is
conceptually proposed by the applicant, could create multiple high speed conflict points because of the high
volumes of turning movements associated with traffic entering and exiting the site. These conflict points, or
potential accident locations, can be reduced with the use of a frontage/backage road connecting Harris Street
with Amity Road. We respectfully request that the City not take action on the annexation and zoning
Exhibit B- 4 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008
City of Meridian Zoning Administrator
Name: Hawkins Compaf
Case No. CPA 08-004 & AZ 08-005
Hearing Date: August 7, 2008
July 29, 2008
Page 2 of 2
application until both ITD and ACHD have an opportunity to review a traffic impact analysis for the proposed
development.
The proposed intensity of the development presented in the application would increase the intensity of the use
of the existing deeded approaches. This would appear to violate the Meridian Unified Development Code,
Chapter 3 Article H which generally says that the use of existing approaches shall be allowed to continue
provided the nature of the use does not change or the intensity of use does not increase. Further, the ordinance
goes on to say that if an applicant proposes a change or increase in intensity of use, the owner shall develop or
otherwise acquire access to a street other than the state highway. The use of the existing approach shall cease
and the approach shall be abandoned and removed.
If you have any questions please call me at 334-8377.
Sincerely,
Pam Golden, P.E.
District Three Development and Access Management Engineer
Exhibit B- 5 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008
Lenal Description for Hawkins Companies
for Meridian Road and Amity Road Property Annexation
(Metes and bounds description to the center line of all adjacent roadways)
Being a portion of the Southeast Quarter of Section 25, Township 3 North, Range 1 West, Boise
Meridian, Ada County.. Idaho, described as follows;
Beginning at a found brass cap at the Southeast corner of said Section 25. which bears
S00°32'54"E, a distance of 2664.85 feet from an aluminum cap, being the East 1/4 corner, of said
Section 25, said brass cap also being the POINT OF BEGINNING;
Thence along the center line of Amity Road and the south line of said Section 25, N89`09'27"W,
a distance of 1237.94 feet. to a found PK nail;
Thence N06`15'41"E, a distance of 2086.97 feet, to a found 1/2" iron rod;
Thence N58°49'33"W, a distance of 529.29 feet, to a found 1/2" iron rod:
Thence N36`46'56 W, a distance of 392.15 feet, to a bent 1/2" iron rod located on the center
section line of said Section 25:
Thence S89°27'59"E, a distance of 1723.43 feet along the center section line of said Section 25.
to an aluminum cap, being the East 1/4 corner:.
Thence along the center line of Meridian Road and the east line of said Section 25, S00°32'54'W,
a distance of 2108.75 feet, to a point;
Thence N89°27'06W. a distance of 133.00 feet, to a found 5/8" iron rod:
Thence S00°33'04"W, a distance of 250.47 feet, to a found 5/8" iron rod:
Thence S89°27'06"E, a distance of 133.01 feet, to a point on the east section line of said Section
25 and the center line of Meridian Road:
Thence S00`32'54"W, a distance of 305.63 feet, along the east section line of said Section 25, to
a found brass cap, marking the southeast corner of Section 25, said cap also being the POINT
OF BEGINNING.
The description is based on an actual field survey for verification purposes of the following Instruments
-
1. Instrument No. 99039252, Record of Survey No. 4602, Ada County Records.
2. Instrument No. 106144267. Record of Survey No. 7547, Ada County Records
3. Instrument No 100003547, Warranty Deed. Ada County Records.
4. Instrument No. 107131232, Warranty Deed. Ada County Records.
5. Instrument No. 98033085, Trustee's Deed. Ada County Records.
(TI, I nMI.4ment No 105099596. Corporate Warranty Deed. Ada County Records.
REVI AL
BYL-
FE6 0 6 2008
MERIDIAN WORKS DEPT.IC
P;' 107147,001 MERIDIAN AND AMITY SURVEYS. LEGALS & EXHIBITS',ZONING LEGALS'MERIDIAN AND AMITY
OVERALL LEGAL TO SECTION LINES.DOC
Exhibit C- 1 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008
Legal Description for Hawkins Companies
for Meridian Road and Amity Road Property - General Commercial Zoning
(Metes and bounds description to the center line of all adjacent roadways)
Being a portion of the Southeast Quarter of Section 25. Township 3 North, Range 1 West, Boise
Meridian, Ada County. Idaho. described as follows:
Beginning at a found brass cap at the Southeast corner of said Section 25, which bears
S00`32'54"E, a distance of 2664.85 feet from an aluminum cap, being the East 1/4 corner, of said
Section 25, said brass cap also being the POINT OF BEGINNING
Thence along the center line of Amity Road and the south line of said Section 25, N89°09'27"W,
a distance of 1237.94 feet, to a found PK nail,
Thence N06°15'41"E, a distance of 2086.97 feet, to a found 1/2" iron rod.
Thence N45°36'38"E, a distance of 454.07 feet, to a point:
Thence N00°32'54"E, a distance of 260 99 feet, to a point on the center section line of said
Section 25,
Thence S89`27'59"E, a distance of 708.75 feet along the center section line of said Section 25, to
an aluminum cap. being the East 1/4 corner;
Thence along the center line of Meridian Road and the east line of said Section 25, S00°32'54"W,
a distance of 2108.75 feet, to a point:
Thence N89°27'06W. a distance of 133.00 feet, to a found 518" iron rod;
Thence S00°33'04"W, a distance of 250.47 feet, to a found 5/8' iron rod,
Thence S89`27'06"E, a distance of 133.01 feet, to a point on the east section line of said Section
25:
Thence S00°32'54 W. a distance of 305.63 feet, along the east section line of said Section 25, to
a found brass cap, marking the southeast corner of Section 25, said cap also being the POINT
OF BEGINNING.
The description is based on an actual field survey for verification purposes of the following Instruments:
1. Instrument No. 99039252, Record of Survey No. 4602, Ada County Records.
2, Instrument No 106144267, Record of Survey No. 7547, Ada County Records,
3. Instrument No. 100003547, Warranty Deed, Ada County Records.
4. Instrument No. 107131232, Warranty Deed, Ada County Records,
5. Instrument No. 98033085. Trustee's Deed. Ada County Records.
6 Instrument N 105099596. Corporate Warranty Deed. Ada County Records
REV1 Oval.
3Y
FEB 0 6 2008
M WORKS DEPT.G P. 107147\001 MERIDIAN AND AMITY`SURVEYS. LEGAIS & EXHIBUS\70NING LEGALS"\GENERAL
COMMERCIAL.DOC
Exhibit C- 2 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008
Legal Description for Hawkins Companies
for Meridian Road and Amitv Road Property - Office Zoning
(Metes and bounds description to the center line of all adjacent roadways)
Being a portion of the Southeast Quarter of Section 25, Township 3 North, Range 1 West, Boise
Meridian.. Ada County. Idaho, described as follows;
Beginning at a found brass cap at the Southeast corner of said Section 25, which bears
300'32'54"E, a distance of 2664.85 feet from an aluminum cap, being the East 1l4 corner, of said
Section 25; thence N69°09'27"W. a distance of 1237.94 feet, to a found PK nail; thence
N06`15'41"E. a distance of 2086.97 feet. to a found 112- iron rod, said iron rod also being the
POINT OF BEGINNING;
Thence N00'32'54"E, a distance of 581.61 feet, to a point on the center section line of said
Section 25;
Thence S89'27'59-E, a distance of 321.45 feet along the center section line of said Section 25, to
a point,
Thence S00'32'54"W, a distance of 260.99 feet, to a point,
Thence S45°36'38"W, a distance of 454.07 feet, to the POINT OF BEGINNING
The description is based on an actual field survey for verification purposes of the following Instruments.
1. Instrument No 99039252, Record of Survey No 4602. Ada County Records.
2. instrument No. 106144267. Record of Survey No. 7547, Ada County Records.
3. Instrument No. 100003547, Warranty Deed, Ada County Records.
4. Instrument No. 107131232, Warranty Deed. Ada County Records.
5. Instrument No 98033085. Trustee's Deed, Ada County Records.
6. Instrument No 105099596, Corporate Warranty Deed, Ada County Records
ftEV, , �.PP OVAL
my
F 8 0 6 20M
A ddCpKN DEPT.
1G
PA1071470pl MERIDIAN AND AMnY.SURVEYS, LEGALS & EXHIBITSIZONING LEGALS101IFFICE.DOC
Exhibit C- 3 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008
Legal Description for Hawkins Companies
for Meridian Road and Amity Road Property - Residential Zoninq
(Metes and bounds description to the center line of all adjacent roadways)
Being a portion of the Southeast Quarter of Section 25, Township 3 North, Range 1 West, Boise
Meridian. Ada County, Idaho, described as follows;
Beginning at a found brass cap at the Southeast corner of said Section 25, which bears
S00"32'54"E. a distance of 2664.85 feet from an aluminum cap, being the East 1/4 corner, of said
Section 25; thence N89'09'27"W, a distance of 1237.94 feet. to a found PK nail; thence
N06'15'41"E, a distance of 2086.97 feet, to a found 1/2" iron rod, said iron rod also being the
POINT OF BEGINNING•
Thence N58"49'33"W, a distance of 529.29 feet, to a found 112" iron rod;
Thence N36`46'56"W, a distance of 392.15 feet, to a bent 1l2" iron rod located on the center
section line of said Section 25:
Thence S89'27'59"E, a distance of 693 24 feet along the center section line of said Section 25, to
a point,
Thence SOO'32'54"W , a distance of 581 61 feet, to the POINT OF BEGINNING
The description is based on an actual field survey for verification purposes of the following Instruments.
1. Instrument No 99039252, Record of Survey No. 4602, Ada County Records.
2, Instrument No 106144267. Record of Survey No. 7547. Ada County Records
3. Instrument No 100003547, Warranty Deed. Ada County Records.
4. Instrument No. 107131232, Warranty Deed, Ada County Records
5. Instrument No. 98033085, Trustees Deed. Ada County Records.
6. Instrument No 105099596, Corporate Warranty Deed, Ada County Records
r'
REVI 61ROVAL
BY
FEB 0 6 2008
MERIDIAN PUBLIC
WORKS DEPT.
PA071474001 MERIDIAN .AND AMITYSURVEYS, LEGALS & EXHIBITS`ZONING LEGALSIRES IDENTI AL. DOC
Exhibit C- 4 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008
LEGAL DESCRIPTION EXHioIT
FOR PARCEL ANNEXATION AND ZONING
BEING A PORTION OF THE SOUTHEAST QUARTER OF SECTION 25, TOWNSHIP 3 NORTH, RANGE 1 WEST. BOISE MERIDIAN, ADA COUNTY. IDAHO
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S S9' E 1723A3 HARRIS 87REET
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RESIDENTIAL
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POINT OF SSGMINWG
FOR OFFICE (LO) Mm
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RESIDENTIAL ZONING
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BY
FEB 0 6 2008
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MERIDIAN PUBLIC
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WORKS DEPT.
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CONIMERCNLL
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FOUND BRASS CAP
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FOUND ALUMININ CAP
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FOUND SW STEEL PIN
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FOUND 11? STEEL PIN
CALCULATED POINT
PK
FOUND PK NAIL
— - - — — - ANNEXATION ZONE LINE
— PROPERTY LINE
1N OR 1/111TH SECTION LINE
SECTION LINE
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AMITY ROAD x s1
Exhibit C- 5 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008
D. Required Findings from the Unified Development Code
1. Comprehensive Plan Amendment Findings
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an amendment to
the Comprehensive Plan, the Council shall make the following findings:
a. The proposed amendment is consistent with the other elements of the Comprehensive
Plan.
The Commission finds that the proposed change to the Future Land Use Map is consistent
with other elements of the Comprehensive Plan. See sections 8 and 10 above for more
details.
b. The proposed amendment provides an improved guide to future growth and
development of the city.
The Commission finds that the proposal to modify the Future Land Use Map will increase
the ability for innovative design in this highly visible area of the City. The Commission
believes that allowing for commercial offices, retail businesses, and residential to locate in
this area will improve the public services available in this area of the City.
c. The proposed amendment is internally consistent with the Goals, Objectives and
Policies of the Comprehensive Plan.
The Commission finds that the proposed amendment is internally consistent with the Goals,
Objectives, and Policies of the Comprehensive Plan (see Section 8 for detailed analysis).
Staff recognizes the need for commercial development within this area
d. The proposed amendment is consistent with the Unified Development Code.
The Commission finds that the proposed amendment to MU-R is generally consistent with
the Unified Development Code. However, the applicant should request an R-15 zone to
allow the multi -family development proposed for the site and remove the access points to
Meridian Road.
e. The amendment will be compatible with existing and planned surrounding land uses.
The Commission finds that a mix of commercial and residential uses on this site will be
compatible with surrounding (existing and future) residential uses. However, the mix
proposed by the applicant on the bubble/concept plan is inadequate. Additional transition
uses and zoning districts should be shown to be compatible.
f. The proposed amendment will not burden existing and planned service capabilities.
The Commission finds that the proposed amendment would not burden existing and planned
service capabilities in this area of the city.
g. The proposed map amendment (as applicable) provides a logical juxtaposition of uses
that allows sufficient area to mitigate any anticipated impact associated with the
development of the area.
If the applicant complies with staff's recommendations, the proposed map amendment does
sufficiently mitigate the impact of future non-residential uses on the existing and future
residential uses that surround the site.
h. The proposed amendment is in the best interest of the City of Meridian.
The Commission finds that the proposed amendment is in the best interest of the City.
Exhibit D- 1 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008
A. The map amendment eomplies with the applieable pFevisions of the eempr-ehen
B. The map amendment eomplies with the Fegulations outlined feF the proposed —
.NIX 11
JW
u
health,C. The map amendment shall not be mateFially detrimental to the publie safety,
and welfarw,
Staff finds that the e ora... ei-A may he dot opAal t^ the blie health,
.. t,: Wit,:.,.... �..,...�:b .".................aa.. aaau j v v aaaaavaa u v ,
sug.,a,, ;g ...,aqua., if
on any Ewal or- written testimany that may be pr-ovidedwhen deteffnifting tMs finding.
. .
. ... .. ... . ... .
.. ... .. .. . . . ...
... . . . .. .
_ 1
.. ..
. .. .. .. ..... .
.. ... .. ... .. ..
.. .. . .. . ..
Exhibit D- 2 -