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Home My WebLink AboutSadie Creek Promenade AZ AZ 05-052 MERIDIAN PLANNING & ZONING MEETING December 8, 2005 APPLICANT Landmark Development Group, LLC ITEM NO. 8 REQUEST Continued Public Hearing from November 17, 2005 - Annexation and Zoning of 7.87 acres from Rl to C-G zone for Sadie Creek Promenade Subdivision -located at 3055 North Eagle Road AGENCY COMMENTS CITY CLERK: CITY ENGINEER: See Previous Item Packet CITY BUILDING DEPT: CITY WATER DEPT: ~~b ,-~ ~ Nf~ 't~ ~ CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY SEWER DEPT: CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS'IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: Contacted: Date: Phone: Emailed: Staff Initials: Materials presented at public mee"ngs shall become property of the City of Meridian. MERIDIAN PLANNING & ZONING MEETING November 17,2005 AZ 05-052 APPLICANT Landmark Development Group, LLC ITEM NO. 14 REQUEST Public Hearing - Annexation and Zoning of 7.87 acres from Rl to C-G zone for Sadie Creek Promenade Subdivision - located at 3055 North Eagle Road AGENCY COMMENTS CITY CLERK: CITY ENGINEER: ~ Ct it-aúkcL ~O CITY PLANNING DIRECTOR: CITY ATTORNEY See attached staff report 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: No comment NAMPA MERIDIAN IRRIGATION: SETTLERS'IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: ~6~~IìUV ~!H 11/8~> ~-'J~ Contacted: Emailed: Date: Phone: Staff Initials: Materials presented at public meetings shall become property or the City of Meridian. i "f ~'A2> - oW; CITY oF~i~î. _-"~{i l~--,", -t - erldiCrn"-c'~ß:; "'\ TRANSMITTALS TO AGENCIES FOR COMMENTS ON IDAHO J: DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN A IV ~ J' - C(:\-Cii¡'"/Q" T V \C!$' ~ /7 To insure that your comments and recommendations will be considered by RE.\SURE c 1~J8~ the Meridian Planning and Zoning Commission please submit your comments and recommendtions to the City of Meridian Attn: Planning Department, by: November 10, 2005 Transmittal Date: October 21,2005 File No.: AZ 05-050 Hearing Date: November 17, 2005 Request: Public Hearing w Annexation and Zoning of 7.87 acres from R1 to CwG zone for Sadie Creek Promenade Subdivision MAYOR Tamm.y de Weerd CITY COUNCIL MEMBERS Keith Bird Christine Donnell Charles M. Rountree Sh.aun Wardle --- CITY DEPARTMENTS Fire 540 E. Franklin Road 888-1234/ fax 895-0390 -..----- - - -- - ,-- ',' -~', -'\~~'., "DQvelopment Grctu , LLC petty or Project: 30 rilorth Eagle Road , OCT 2 4 200~ Parks & Recreation 11 W. Bower Street 888-3579 / fax 898-5501 i" -' ,I ,i ": ¡ ,~ Planning 660 E. Watertower Lane Suite 202 884-5533 / fax 888-6844 _David Zaremba-(no FPY----- -, ". -".- David Moe (no FP) - Wendy Newton-Huckabay (No FP) - Michael Rohm (No FP) - Keith Borup (No FP) - Tammy de Weerd, Mayor - Char1ie Rountree, CIC - Christine Donnell, CIC - Keith Bird, CIC - Shaun Wardle, CIC ~ater Department Sewer Department Sanitary ServiceS(No VAR. VAG, FP) - Building Department - Fire Department - Police Department - City Attorney = City Engineer ...:.....- City Planner - - Parks Department Police 1401 E. Watertower Lane 888-6678 / 846-7366 Public Works 660 E. Watertower Lane Suite 200 898-5500 / fax 898-9551 - Building 660 E. Watertower Lane Suite 150 887-2211 / fax 887-1297 - Wastewater 3401 N. Ten Mile Road 888-2191 / fax 884-0744 - Water 2235 N.w. 8th Street 888-5242 / fax 884-1159 Your Concise Remarks: Meridian School District (No Fp) - Meridian Post Office(FPIPP only) Ada County Highway District - Ada County Development Services - Central District Health - Nampa Meridian Img. District - Settlers Irrig. District =: Idaho Power CO. (FP,PP,CUp) Qwest (FPIPP only) -Intermountain Gas (FP/PP only) - Bureau of Reclamation (FP/PP only) -Idaho Transportation Dept. (No Fp) - Ada County Ass. Land Records - Meridian Development Corp. - Historical Preservation Comm- N(rC~ -1!;? <- - CITY HALL 33 EAST IDAHO A VENUE MERIDIAN, IDAHO 83642 (208) 888-4433 CITY CLERK - FAX 888-4218 CITY ATTORNEY / HR - FAX 884"8723 FlNANCE.& UTILITY BILLING - FAX 887-4813 MAYOR'S OFFICE - FAX 884-8:Ll9 Printed on recyded paper Rezone # Conditional Use # Preliminary / Final/Short Plat œ CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT Return to: ~B~L!~ Environmental Health DivisÌOl1; . . ._- -,', 0 Boise 1) 0 Eagle 0 Garden City d§:Meridian 0 Kuna OACZ 0 Star ¡fz -O-r-{f)O 't, ':"') \ I ~ -¡ - )"'05 ICt.' , ,.,0 1,-:,',':-- 'L~f-;;'~~:;~.~L~~~- .c:;~~ (Jþ"{U~.i- 1J.b~e~ ¡;~1- , have No Objections to this Proposal. 0 2. We recommend Denial of this Proposal. 0 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal. 0 4. We will require more data concerning soil conditions on this Proposal before we can comment. 05. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of: 0 high seasonal ground water 0 waste flow characteristics 0 or bedrock from original grade 0 other 0 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surtace waters. 07. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. 0 8. After written approval from appropriate entities are submitted, we can approve this proposal for: 0 central sewage 0 community sewage system 0 community water well 0 interim sewage 0 central water 0 individual sewage 0 individual water 0 9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality: 0 central sewage 0 community sewage system 0 community water 0 sewage dry lines 0 central water 0 10. Run-off is not to create a mosquito breeding problem. 0 11. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. 0 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. 0 13. We will require plans be submitted for a plan review for any: 0 food establishment 0 swimming pools or spas 0 beverage establishment 0 grocery store 0 child care center 0 14. Please see attached stormwater management recommendations 015. Date: /tJ /£1::; ðr- Reviewed By: .Á.---~ 15726.001 EHO904 Review Sheet CITY OF MERIDIAN PUBLIC HEARING SIGN-UP SHEET December 8,2005 ITEM # 8,9&10 DATE PROJECT NUMBER AZ 05-052 I PP 05-053 I CUP 05-049 PROJECT NAME Sadie Creek Promenade Subdivision NAME (PLEASE PRINT) FOR AGAINST NEUTRAL i--- vVL- i, MAYOR Tammy de Weerd CITY COUNCIL MEMBERS Keith Bird Christine Donnell Charles M. Rountree Shaun Wardle CITY DEPARTMENTS Fire 540 E. Franklin Road 888-1234 / fax 895-0390 Parks & Recreation 11 W. Bower Street 888-3579 / fax 898-5501 Planning 660 E. Watertower Lane Suite 202 884-5533 / fax 888-6844 Police 1401 E. Watertower Lane 888-6678 / 846-7366 Public Works 660 E. Watertower Lane Suite 200 898-5500 / fax 898-9551 - Building 660 E. Watertower Lane Suite 150 887-2211 / fax 887-1297 - Wastewater 3401 N. Ten Mile Road 888-2191 / fax 884-0744 - Water 2235 N.W 8th Street 888-5242/ fax 884-1159 MEMO Date: November 14, 2005 To: Planning & Zoning Commission and City Staff (Q) . Sharon Smit1Þ2'Meridian City Clerk's Office From: RE: November 17,2005 Planning & Zoning Commission Meeting Agenda Items - Publication Error Frank at The Valley Times called our office this morning to alert us to the fact that an error was made in the publication of the notices for the November 17,2005 P & Z Commission agenda items. The notice for this meeting was to be published on October 31 st and November 14t\ 2005. The Valley Times did not publish the first notice on October 31 st. Frank caught the error today as the item published for the first time. He was very apologetic about the situation ~ this has rarely been a problem with The Valley Times. Affected are the Reserve Subdivision, Touchmark Center Subdivision and Sadie Creek Promenade Subdivision. After discussing the matter with the City Attorney's Office and the Planning Department, we need to re-notice the three projects in question. The earliest possible hearing date is December 8, 2005 (as a special meeting) or December 15, 2005, which is already a long agenda. The City Clerk's Office and Planning Department requests your input as to which meeting date these items should be re-noticed for. Thank you. , CITY HAL~ ~.3 EAST IDAHO A VENUE MERIDIAN, IDAHO 83642 (208) 888-4433 CITY CLERK - FAX 888-4218 CITY AT TORNEY / HR - FAX 884-8723 FINANCE & UTILITY BILLING - FAX 887-4813 MAYOR'S OFFICE - FAX 884-8119 Printed on recycled paper CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/17/2005 STAFF REPORT Planning & Zoning Commission Hearing Date: 11/17/200S ~" ",r " -" ~ . .. "J ctr;;;; d/;n~ ~ . '( \.~~ 1i¡.\IR" ~ '~c'\""I'~~","~~ s~-,~~:-<l ~19!C TO: --- - P&Z Commission '. ---- FROM: ------Jos.~ph Guenther, Associate Planner -- - -- -- SUBJECT: Sadíè-Creek-Promenade - --- AZ-OS-OSO - Annexation and Zoning of7.7 acres to C-G (General Commercial) for Sadie Creek Promenade by Landmark Development Group, LLC PP-OS-OS3 - Preliminary plat for 24 lots on IS.33 acres for Sadie Creek Promenade by Landmark Development Group, LLC. CUP-OS-049 - Conditional Use Penn it for up to ISO,OOO sq. ft. retail/restaurant/office uses in a C-G Zone for Sadie Creek Promenade by Landmark Development Group, LLC ------- ---- -' --"--~-- - 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Landmark Development Group, LLC, is requesting approval of a Preliminary Plat with a Conditional Use Permit (CUP) to construct up to ISO,OOO square feet of retail/restaurant/and office uses on approximately 15.33 acres within the Sadie Creek Promenade development at the Southwest corner of Ustick Road and Eagle Road/SH-SS. This is the first detailed CUP application and would be the first commercial buildings constructed within the Kissler annexation project AZ-03.0 18. The 36.33-acre site was approved for annexation with a Development Agreement (DA) in April 2004 under the name Kissler Annexation (see File No. AZ-03-018). The DA (Instrument No. 104107406) requires that any future use be approved either through a site specific CUP application or a Planned Development. A concept plan for the overall site was submitted with the application for infonnation purposes (not for formal approval). The Commission should note that a Variance application, submitted concurrently with this CUP/PP/AZ application will be before the City Council on December 6, 200S, proposes one new approach to N. Eagle Road/State Highway SS, for one right-in/right-out access driveway. The Idaho Transportation Department (ITD) has not approved any approach penn its on this site. The Variance application pertains only to the right-inlright-out access lying approximately 306 feet south of Us tick Road. The overall design of the site is paramount on the approval of the Eagle Road approach. Ifthe City Council denies the approach, Staff feels the conditions contained within this report and the amended Development Agreement for the IS.33 acres would sufficiently address the interconnectivity ofthe site as a public street access to Ustick Road and two approved approaches have been provided for by ACHD. 2. SUMMARY RECOMMENDATION Staff is recommending approval with conditions of the subject applications (AZ-OS-OSO, PP-OS-OS3, and CUP-OS-049). Staff is recommending that the Commission require the applicant to submit detailed elevations for the buildings facing east, west and south (facing residential, and Eagle and Ustick Roads) to comply with Section 11-3A-19 of the Unified Development Code (UDC) and to add a new 8-foot wide walkway in the parking lot. While the Ada County Highway District (ACHD) Commission will not hold a hearing on this application until November 9, 200S, the ACHD staff report had not been issued at the time ofthis report. ACHD staff does not believe it is necessary for the City of Meridian to postpone the public hearing on Sadie Creek Subdivision because all roadway improvements are being conditioned in accordance with their standards. PROPOSED MOTIONS (to be considered after the public hearing) Sadie Creek Promenade Subdivision File Numbers Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/17/2005 Recommend Approval I move to recommend approval of File Numbers PP-05-053/AZ-05-050/CuP-05-049 as presented in staff report for the hearing date of November 17, 2005 with the Site Plan dated September 15, 2005 with the following modifications to the conditions of approval: (add any proposed modifications) Recommend Denial I move to recommend denial of File Numbers PP-05-053/AZ-05-050/CuP-05-049 for the following reasons: (you should state specific reasons for denial. You should address how the applicant might re-do the application to gain your recommendation for approval.) Recommend Continuance I move to continue File Numbers PP-05-053/ AZ-05-050/CUP-05~049 for the hearing date of November 17, 2005, to _,2005, and in addition to staffs comments, direct the applicant to make the following changes: (insert comments here) 3. APPLICATION AND PROPERTY FACTS a. Site Address/Location: SW comer of Us tick Road and Eagle Road/SH55 Township 3N, Range IE, Section 5 b. Owner Sadie Creek Commons LLC 8080 W. Sahara Ave Las Vegas, NY 89117 c. Applicant: Landmark Development Group, LLC Tamara Thompson 1882 Toluka Way Boise ill 83702 d. Representative: Tamara Thompson, Landmark e. Present Zoning: General Retail and Commercial (C-G), Meridian, R1-Ada County f. Present Comprehensive Plan Designation: Mixed Use-Regional- 2002 Comprehensive Future Land Use Map g. Description of Applicant's Request: 1. See Exhibit A (prepared by Landmark Development Group LLC) for a copy of the detailed site plan which depicts the lot layout, building, parking and access locations. Exhibit B shows the proposed landscape plan. h. Applicant's Statement/Justification: The application notes that the mixed use regional designation provides for the overall site to be developed with a mixture of Retail/Restaurant/Office/Drive thru and other Commercial uses oriented around automobile traffic. The applicant notes that the site is an ideal location for a retail complex and will provide the additional landscaping along drive aisles, the design review for structures along the gateway corridor, and develop the new public street to improve traffic movement in the area. 4. PROCESS FACTS a. The subject application will in fact constitute an annexation and zoning as detennined by City Ordinance. By reason of the provisions of the Unified Development Code Title 11 Sadie Creek Promenade Subdivision File Numbers Page 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/17/2005 b. Chapter 5 Article B Section 3, a public hearing is required before the City Council on this matter. The subject applications will in fact constitute preliminary plats as detennined by City Ordinance. By reason ofthe provisions of the Unified Development Code Title 11 Chapter 6, a public hearing is required before the City Council on this matter. The subject application will in fact constitute a conditional use / planned development as determined by City Ordinance. By reason of the provisions of the Unified Development Code Title 11 Chapter 5 Article B Section 6, a public hearing is required before the City Council on this matter. c. e. Newspaper notifications published on: November 14, 2005 and October 31, 2005 (for Planning & Zoning Commission) Radius notices mailed to properties within 300 feet on: October 21,2005 (for Planning & Zoning Commission) Applicant posted notice on site by: November 7, 2005 (for Planning & Zoning Commission). f. g. 5. LAND USE a. Existing Land Use(s): Bare land b. Description of Character of Surrounding Area: services, rapidly urbanizing Large lot residential, highway-oriented c. Adjacent Land Use and Zoning 1. North: Future pad sites within CentrePoint Marketplace, KoWs site zoned C-G. 2. West: Residential Subdivision zoned Meridian City R-2 and Ada County RI 3. South: Three undeveloped parcels zoned C-GI RUTIRI with the same Development Agreement. Future pad sites within the Kissler Annexation project, zoned C-G, Eagle 4. East: Road. d. History of Previous Actions: In April 2004, the owners and City entered into a Development Agreement for various High Density Commercial, Multi-family Residential, transitional, and office uses under File AZ-03-018. Some property was annexed and zoned to General Retail and Commercial (C-G) with a Development Agreement while other portions of the property were not included in the annexation leaving out parcels which were addressed with the original conceptual plan. The out parcel immediately south of the C-G site is included with this project. e. Existing Constraints and Opportunities 1. Public Works Location of sewer: Location of water: Extension of mains in Ustick Road Extension of mains in Ustick Road Issues or concerns: None 2. Vegetation: A gri cuI tural/Irri gat ed 3. Flood plain: NIA Sadie Creek Promenade Subdivision File Numbers Page 3 ~----- CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/17/2005 4. CanalslDitches Irrigation: The Layton Lateral courses the southern part of property 5. Hazards: None identified 6. Size of Property: 15.33 acres - - ---.~ 7. Description of Use: Up to 150,000 square feet of Retail, Office, Commercial, and -'::::-~____~es~a~~~~t uses and associated parking and landscape improvements. f. Subdivision PÍafInformation - N/ A g. Landscaping - 1. Width of street buffer(s): Per the Future Land Use Map, both Ustick Road and Eagle Road are designated as "Entryway Corridors." As such, the UDC (Table 11.2B-3) requires a 35wfoot wide street buffer adjacent to both roadways. The landscape plan (Sheet Ll.1) proposes a 35-foot wide buffer along both Ustick and Eagle Roads. If the applicant proposes to construct the "Entryway Corridor" buffers in easements they must meet the landscaping standards required in the UDc. 2. Width ofbuffer(s) between land uses: Table 11-2B-3 requires a 25-foot wide buffer between commercial uses on C-Gwzoned land and residential uses. The properties to the west are zoned R-2 (City of Meridian) and R1 (Ada County), and are currently residential. Lots 1 and 2 of Block 1 as shown on the landscape/site plan shall include a 25-foot permanent easement or the 25 feet shall be included in a common lot as defined by the landscaping standards of the UDC. 3. Percentage of site as open space: amenities for commercial uses. The UDC does not require open space or site 4. Other landscaping standards: The landscape buffer along Ustick Road should be constructed in accordance with UDC Chapter 3, Article B. h. Planned Development Characteristics - N/A i. Conditional Use Information: 1. Non-residential square footage: 150,000 2. Proposed building height: 65 feet 3. Percentage of site devoted to building coverage: 23% 4. Percentage of site devoted to landscaping: Not defined 5. Percentage of site devoted to paving: Not defined 6. Percentage of site devoted to other uses: N/ A 7. Number of Residential units: N/A J. Amenities - The applicant is not required to provide an amenity k. Off-Street Parking (residential uses) - N/A 1. Proposed and Required Residential Standards - N/ A m. Proposed and Required Non-Residential Parking - One off-street parking space required for every 500 square feet of gross floor area. Also, one Type A and one Type B parking space required for the loading area (per UDC 11-3C-8). The proposed total building floor area is 150,000 s.f., which requires 300 parking spaces. There are no Type A or Type B spaces shown, and the total number of parking spaces has not been calculated. This may be Sadie Creek Promenade Subdivision File Numbers Page 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/17/2005 addressed during detailed CUP review and building design review but the design appears to meet the minimum standards of the UDC parking requirements. n. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): . The applicant is proposing one new access point to Eagle Road/SH55 to serve the Sadie Creek Promenade project at approximately 400 feet south ofthe U stick/Eagle Intersection. As noted above, ITD must issue a right-inlright-out pennit for this access, and the access is further contingent on the Meridian City Council granting a variance to UDC ll-3H. In addition, the recorded DA between the applicant and the City requires either a public or private street be constructed parallel to Eagle Road/SH55 that may connect to the north boundary and may also connect to Eagle Road, if allowed by ITD at a point to be detennined by ACHD. This project along with the Bienville Project south of the site will connect with Sadie Creek Avenue, a proposed public street to meet the frontage road requirement and possible future connection to Eagle Road. In addition, the applicant is proposing three new access points to Ustick Road at the following locations: . Driveway #1 - 400 feet west of Eagle (right-in/right-out with center median) . Driveway #2 - 600 feet west of Eagle (full access) . Driveway #3 - 1,100 feet west of Eagle (full access public street (Sadie Creek Avenue) with proposed traffic signal) Ustick Road, from Leslie Drive to Ally Street (on the east side of Eagle Road), including the Eagle Road intersection, has just been widened and improved to 5 lanes. The intersection was widened to include dual left turn lanes. The applicant's CUP site plan shows a new public, commercial street extending south of Ustick Road, beginning approximately ~ mile west of Eagle Road/SH55. The preliminary plat (Sheet PP-l) shows this roadway (Sadie Creek Avenue) as a 50-foot street section, continuing as a public street approximately 165 feet east of the western boundary to the south property line. The area (Kissler Annexation site) concept plan shows the road connecting to the property south of the site with a looped design and possible connection to Eagle Road through the proposed Bienville Subdivision. The area plan shows private, internal driveways connecting to this public street; such driveways run mostly north/south connecting Sadie Creek Avenue to Ustick Road. For a detailed report on both ITD's and ACHD's actions and comments, please see the letters/reports submitted with the application. 6. AGENCY COMMENTS MEETING On October 28th 2005, staff held an agency comments meeting. The agencies and departments present included: Meridian Fire Department, Meridian Meridian Public Works Department, and the Sanitary Services Company. Staff has included all comments and recommended actions as Conditions of Approval in Exhibit C. 7. COMPREHENSIVE PLAN POLICIES AND GOALS The subject site is designated 'Mixed Use-Regional' on the Future Land Use Map. In Chapter VII of the Comprehensive Plan, this designation is derIDed in part as an area that is situated in highly visible or transitioning parts of the City where innovative and flexible design opportunities are encouraged. The MU-R has no upper limit on the square footage ofnon~residential uses and is intended to allow a broad range of uses. Sadie Creek Promenade Subdivision File Numbers Page 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11117/2005 Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed development (staff analysis in italics below policy): . Require that development projects have plaIUled for the provision of all public services, (Chapter VII, Goal III, Objective A, Action 1) When the City established its Area of City Impact, it planned to provide City services to the subject property, The City of Meridian plans to provide municipal services to the lands proposed to be annexed in thefol/owing manner: . 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 #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. Chapter VII, Goal I, Objective B: Plan for a variety of commercial and retail opportunities within the Impact Area. Staff finds that the site is designated for MU-R on the Comprehensive Plan Future Land Use Map, Although strictly commercial uses have not been spec~fically planned for this property on the Comprehensive Plan Future Land Use Map and through the Development Agreement from the annexation, the overall site plan when combined with the proposed Bienville Subdivision meets the general class~fications for mixed use regional. . Chapter VII, Goal I, Objective B, Action 5: Locate new community commercial areas on arterials or collectors near residential areas in such a way as to complement with adjoining residential areas, Ustick Road is classified as an arterial roadway, The applicant is proposing access from the adjoining commercial areas from micropaths, sidewalks and shared streets which will provide future connection to residential areas west of the site along Ustick Road. Staff believes that the commercial areas proposed compliment the existing and planned residential areas in the vicinity. . Chapter VII, Goal IV, Objective D: Encourage appropriate land uses along transportation corridors. Staff believes that the proposed land uses are appropriate along the adjoining transportation corridors (Ustick Road and Eagle Road), Sadie Creek Promenade Subdivision File Numbers Page 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAfF REPORT fOR THE HEARING DATE Of 11117/2005 . Chapter VII, Goal IV, Objective D, Action 2: Restrict curb cuts and access points on collectors and arterial streets. The ACHD evaluates access points in their analysis,- no direct lot access is allowed to any of the arteriallcollector roadways. The proposed access points to the arterial streets generally comply with ACHD 's standards. Please see the ACHD staff report and Exhibit B for the conditions from ACHD. The Idaho Transportation Department (ITD) has a policyfor access to a Type IV Principal Arterial will be at intersections only, and spaced at one-half mile intervals in urban areas. ITD allows approaches (other than intersections) in special cases and on a temporary basis. The Eagle Road access shall be eliminatedfrom this project. . Chapter VII, Goal IV, Objective D, Action 5: Require appropriate landscape and buffers along transportation corridor (setback, vegetation, low walls, berms, etc.). The applicant is proposing to construct appropriate buffers along all of the adjacent arterial streets. By Ordinance, a minimum 25-foot wide landscape buffer is required adjacent to residential uses and 35-foot wide landscape buffer to Gateway Corridors. The landscape plan shows the appropriate landscape buffers. Staff also finds the following 2002 Comprehensive Plan text policies to be applicable to this application: . "Require all new parking lots to provide landscaping in internal islands." (Chapter V, Goal III, Obj. D, #3, page 43) "Eagle Road is the major north~south arterial in Ada County. The capacity of this arterial should be protected by minimizing the number and location of private driveway access colUlections to this important roadway. The City should recognize, adopt, and help implement the Eagle Road Access Control Study, prepared by ACHD in 1997." (Chapter VI, page 71) "The capacity of arterial. . .roadways can be greatly diminished by excessive driveway colUlections to the roadways. The City should cooperate with ACHD to minimize access points on arterial. . .roadways as development applications are reviewed." (Chapter VI, page 72) "Develop methods, such as cross-access agreements, frontage roads, to reduce the number of existing access points on to arterial streets." (Chapter VI, Goal II, Obj. A, #12, page 79). "Identify transitional zones to buffer commercial and residential uses, to allow uses such as offices and other low intensity uses." (Chapter VII, Goal I, Obj. B, #7, page 102) "Restrict curb cuts and access points on. . . arterial streets." (Chapter VII, Goal IV, Obj. D, #5, page 107) . . . . . 8. UNIFIED DEVELOPMENT CODE a. Allowed Uses in the Commercial Districts: UDC Table 11-2B-2 lists retail store/restaurant/drivethrul officel financial institute uses as permitted uses in the C-G zoning district. b. Pwpose Statement of Zone: The purpose ofthe Commercial Districts is to provide for the retail and service needs of the community in accord with the Meridian Comprehensive Plan. Four 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. C-G General Retail And Service Commercial District: The purpose ofthe C-G district is to provide for commercial uses which Sadie Creek Promenade Subdivision File Numbers Page 7 CITY OF MERIDIAN PLANNiNG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF I I/I 7/2005 are customarily operated entirely or almost entirely within a building; to provide for a review of the impact of proposed commercial uses which are auto and service oriented and are located in close proximity to major highway or arterial streets; to fulfill the need of travel-related services as well as retail sales for the transient and pennanent motoring public. All such districts shall be connected to the municipal water and sewer systems of the city, and shall not constitute strip commercial development and encourage clustering of commercial development. c. General Off-Street Parking Standards (from UDC 11-3C-S): . The following standards shall apply for off-street vehicle parking for nonresidential uses: ill all Commercial Districts the requirement shall be one (I) space for every five hundred (SOO) square feet of gross floor area. . Type A spaces shall be not less than twelve feet (12') in width and thirty-five feet (3S') in length. Type B spaces shall be not less than fifteen feet (IS') in width and sixty-five feet (6S') in length. All spaces shall have d. Structures Subject to Design Standards (l1~3A-19.B.S): All structures on property adjacent to an entryway coITidor (Ustick/Eagle Roads) are subject to the design standards listed in this section. e. Outdoor storage/refuse areas (11-3A-12): Outdoor utility meters, HV AC equipment, trash dumpsters, trash compaction and other service functions shall be incorporated into the overall design of buildings and landscaping so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets. 9. ANALYSIS 9a. Analysis of Facts Leading to Staff Recommendation The PP/AZ/CUP application substantially complies with the Unified Development Code. However, there are several areas of clarification and some modifications required to both the site plan and building elevations in order for staff to recommend full approval of the application. Below are several special considerations for the P&Z Commission to review at the public hearing: Analysis of Facts Leading to Staff Recommendation 1. AZ Application (AZ-OS-OSO): Based on the policies and goals contained in the Comprehensive Plan and the general compliance of the proposed development with the Zoning Ordinance, Staff believes that this is a good location for the proposed development. Please see Exhibit D for detailed analysis of the required facts and findings for a Zoning Amendment. The annexation legal description submitted with the application (stamped on September 15, 2005 by Hugh Edwards, PLS) shows the property as contiguous to the existing corporate boundary of the City of Meridian. The applicant will be responsible for all costs associated with the sewer and water service extension. Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service when services are available from the City of Meridian. Wells may be used for non-domestic purposes such as landscape ilTigation. Sadie Creek Promenade Subdivision File Numbers Page 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF II/17/2005 All future development of the subject property shall be constructed in accordance with City of Meridian ordinances in effect at the time of development. All future uses shall not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. UDC 11-5B-3D provides the P&Z Commission and City Council the authority to require a property owner to enter into a Development Agreement with the City of Meridian that may require some written commitment for all future uses. Due to the close vroximitv of existing and future residential uses. and the lack of a detailed olanned develovment. staff believes that a Develovment AlITeement is necessary to ensure that this provertv is develoved in a fashion that is consistent with the comprehensive vlan desÎ!mation and does not nellativelv imvact nearby vroverties. Staff believes that the Development Agreement should include the following provisions: Phasin2: Plan: Generally, the applicant anticipates the phasing plan to begin with the commercial lots near the Ustick Road/Eagle Road intersection and then continue along Ustick Road. Construction is anticipated to reflect market demand and construction needs. Staff is supportive of this request but believes that some of the amenities proposed with the development should be constructed prior to the development build out. Therefore, staff recommends that prior to issuance of any certificate of zoning compliance all landscaping shall be constructed along the western property boundary and along Ustick Road to the point of connection with Sadie Creek Avenue. These office lots should include either a permanent easement or be redesigned to include landscaping in common lots. Non-Residential Buildin~s: The applicant has requested a maximum of 150,282 square feet of retail/restaurant/office spaces. Staff proposes to limit the applicant to their request. The maximum square footage of one single building shall not exceed Y2 of the maximum request. Office buildings (western property boundary) All buildings along the western property boundary shall be single story buildings designed to discourage views and access facing the west, unless required for emergency access. Furthermore, these office lots shall have hours of operation consistent with office operations which have been detennined to be 6am -lOpm. Drive Thru Sevaration Reauest: The applicant has requested the drive thru spacing requirement be reduced from 300' to 240'. Since the site plan is conceptual in nature staff feels that the applicant shall design the site to meet the 300' standard separation for drive thru uses with this application. Access to SH 55/ Ea~le Road The applicant has requested an access point to Eagle Road. According to ITD records the applicant has not submitted a request for access pennit and is not vested with an access point for this location upon change in use. All access for Sadie Creek Promenade Subdivision shall be taken from U stick Road at points detennined by ACHD. Uses: Lots 1 and 2 of Block 2 of the site plan dated September 15, 2005 are for Office Uses only. Not retail uses shall be located on these lots. All other lots shall be limited to Office/RetaiVRestaurant/Drive thru uses and General Commercial uses listed as pennitted in UDC Table 11-2B~2. Any uses (excepting Drive thru) not listed as permitted shall be subject to conditional approval. Sadie Creek Promenade Subdivision File Numbers Page 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAfF REPORT FOR THE HEARING DATE OF 11/17/2005 2. PP Application (PP-O5-053): The proposed preliminary plat substantially complies with the Zoning Ordinance. Special Considerations: Sidewalks: The applicant is proposing to construct 5-foot wide sidewalks on some of the internal streets/drive aisles. The sidewalks may be detached from the curb with a 5-foot wide landscape strip. The proposed landscape strips do not include trees, only grass. The applicant is proposing to plant trees on the back side of the sidewalks, but staff believes that the trees should be planted between the curb and the sidewalk to provide the pedestrians with cover and to make the streetscape more attractive. In accordance with the recently passed ACHD planter width standards, the width of the planter strip between the sidewalk and the curb should be increased to a minimum of 8-feet wide and include Class II trees. Since the applicant has submitted a plan which is conceptual in nature staff feels the sidewalk locations shall be made consistent with the UDC including drive aisles which shall include at a minimum a 5' attached sidewalk. The second drive aisle access point to Ustick Road shall be designed with the private street sections as listed in UDC 11-3F and subject to including sidewalks. Land Use Buffers: UDC requires landscape buffers between different land uses. Per UDC 11-3B-9, a 25~foot wide landscape buffer is required between single-family homes and C~G zoned property. The UDC requires the land use buffer to be provided by the higher intensity use and to be located on the building site of the higher intensity use, unless the adjacent and higher intensity use has not provided the buffer. The applicant is showing a 30~foot wide buffer between the single-family homes and the office lots on the landscape plan, but the buffer is not shown on the preliminary plat. The applicant should be required to graphically depict a 3D-foot wide landscape easement on the plat along the lots that abut the single-family lots. Said buffer shall contain materials in accordance with ODC 11-3B-9 and not include impervious surfaces such as parking areas or driveways. See Exhibit B below. LandscaDe Street Buffers: Arterials: UDC 11-2B requires a 35-foot wide street buffer along classified arterial roadways and entryway corridors. Eagle Road and Ustick Road are classified as Arterial Roads. On the submitted landscape plan, the applicant is proposing to construct a 35-foot wide street buffer along Ustick Road and Eagle road. The applicant should be required to depict the required street buffers on the face of the final plat in an easement or place the required buffers in common lots as per UDC 11-3B. See Exhibit B below. Commercial Streets: UDC 11-2B requires a lO-foot wide street buffer along commercial roadways. On the submitted landscape plan, the applicant is proposing to construct a lO-foot wide street buffer along both sides of Sadie Creek Avenue. However, the street buffer easements are not labeled on the plat. The applicant should be required to depict the required 10-foot wide street buffer easements along Sadie Creek Avenue on the face of the final plat. Ditches. Laterals. and Canals: There are several irrigation laterals that bisect this parcel. Per UDC 11-3A-6, all irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled. The applicant is proposing to tile all of the irrigation facilities located on site. See Exhibit B below. Sadie Creek Promenade Subdivision File Numbers Page 10 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/17/2005 Pressure Irri~ation: The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (UDC 11-3A-15). The applicant should be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is used, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in accordance with City Code. See Site Exhibit B below. Fencing:: The applicant is not showing any fencing on any of the submitted plans. A detailed fencing plan should be submitted upon application of the final plat (UDC 11- 3A- 7). If pennanent fencing is not provided, temporary construction fencing to contain debris must be installed around the perimeter prior to issuance of a building pemrit. All fencing should be installed in accordance with City Code. See Exhibit B below. Cross-access Internal: There are some commercia110ts that do not have ftontage on a public street. Instead the applicant is proposing to provide cross-access easements to the lots that do not have public street ftontage. Because several of the proposed lots do not have frontage on a public street, the applicant should provide a cross parking/cross access agreement for all of the lots within the office and commercial portions of the subdivision to use the driveways and parking aisles. The site will be redesigned if not granted access to Eagle Road by the Meridian City Council and at least one of the non-signalized access points to Ustick Road shall be designed to serve as a commercial collector for interconnectivity to the south and vehicular movement in the north/south direction. Maintenance of the drive aisles and parking areas should be provided for in a note on the face of the [mal plat, AND/OR in a document such as CCRs. See Exhibit B below. Cross-access South: The applicant shall be required to provide cross access to the parcels south of the site. The project is a portion of a larger site project (Kissler Annexation) and the sites shall maintain consistent traffic flow for the entire site. Eag:le Road Access: The Idaho Transportation Department (ITD) has a policy for access to a Type IV Principal Arterial will be at intersections only, and spaced at one- half mile intervals in urban areas. ITD allows approaches (other than intersections) in special cases and on a temporary basis. The access point shown at approximately 400 feet south of the Ustick Eagle Road intersection shall be eliminated as it does not meet criteria of either ITD or the Meridian Comprehensive Plan. CUP Application (CUP-05-049): The proposed Conditional Use request substantially complies with the Zoning Ordinance. 1. Loading: Space Parking: UDC 11-3C-8 requires off-street loading spaces for commercial uses. The Certificate of Zoning Compliance (CZC) application shall clearly demonstrate that both a Type A and Type B space are available on site, located near the refuse/service area behind the building. 2. Elevations: The applicant has not submitted building elevations of the proposed structures. The application lists the proposed building materials, including stone, brick, stucco and timber to be accented with chrome, aluminum and gloss painted trims. UDC Sadie Creek Promenade Subdivision File Numbers Page 11 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11117/2005 11~3A-19 requires all structures on property adjacent to an entryway colTidor to comply with the design standards listed in this section. Staff's interpretation of the UDC is that the applicant may choose to place the "primary entrance" on an elevation other than the public street side. However, the public street elevations (Ustick Road and the new road on west boundary) must still meet the other standards listed in 11-3A-19 (except for the primary entrance standards). The elevations will need to be reviewed prior to issuance of CZC to comply with the following ordinance standards: a) Facades: Facades visible from a public street shall incorporate modulations in the façade, roof line recesses, and projections along a minimum of twenty percent (20%) of the length of the facade. b) Rooflines: Roof design shall demonstrate two or more of the following: a) overhanging eaves, b) sloped roofs; c) two (2) or more roof planes; d) varying parapet heights; and e) cornices. c) Mechanical equipment: All ground-level and rooftop mechanical equipment shall be screened to the height of the unit as viewed from the property line. d) Color and Materials: Exterior building walls shall demonstrate the appearance of high-quality materials of stone, brick, wood or other native materials. Smooth- faced concrete block, tilt-up concrete panels, or prefabricated steel panels are prohibited except as accent materials. 3. Refuse/Service Area Screen: Neither the Site Plan or Landscape Plan call~out how or if the refuse/service area on the south side of the buildings will be screened. UDC 11-3A-12 requires the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets. The applicant's CZC application must clearly demonstrate how this standard is met. 4. Cross Access: The property to the south is dependent on two points of access for interconnectivity and is directly tied with the existing Development Agreement for providing a frontage road to Eagle Road. The applicant has provided a design consistent with two points of access, one point at Sadie Creek Avenue and the second point for the drive aisle approximately 700 feet west of the Ustick/Eagle intersection. There shall be cross access with a section designed to meet private street standards with the second point of access not designated as a public street. 9b. Staff Recommendation: Based on the above analysis, staff [rods the AZIPP/CUP applications substantially confonn with the adopted DA, Comprehensive Plan policies and ODC standards. As noted under "Special Considerations," we recommend the building elevations be submitted in compliance with the entryway coITidor standards, the access point to Eagle Road be eliminated and redesigned, and a private street section for cross access provided to the south be added to the preliminary plat in place of the proposed Eagle Road access. We recommend approval of the AZIPP/CUP application with the conditions shown in Exhibit B. 10. EXHffiITS A. Drawings Sadie Creek Promenade Subdivision File Numbers Page 12 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/17/2005 I. Site Plan (by The Land Group, dated September I5, 2005) 2. Landscape Plan (by The Land Group, dated September 15,2005) 3. Preliminary Plat (by The Land Group, dated September 15,2005) B. Legal Description C. Conditions of Approval 1. Planning Department 2. Public Works 3. Fire Department 4. Police Department 5. Parks Department 6. Sanitary Services 7. ACHD - Pending D. Required Findings from UDC 1. Annexation 2. Preliminary Plat 3. Conditional Use Pennit Sadie Creek Promenade Subdivision File Numbers Page 13 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11117/2005 Exhibit AI: Site Plan MP~l(The Land Group) Dated September 15, 2005 -- ------ -----,"-- """,-,.""""-",,, ~'t" ---------<----,---"':,," .. ',i . f"::-:-'--- '¡-- - 'Y""-"-" .'~'- , 0_" '. i 1,- f,- LÐ; :.i ,"-'~----'/;, ~- , '- ..." ,: 16 -' ," ". 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Hi - ,~ 't:; :;; >;:1 f ~ ?,,-- 1¡!I!I!lli ¡*i---;::~i l¡t~lll- SAoiECREEKPROMENA'DESÜBDJVIS;ON ¡ "PI i 1Il'.; 1- ¡ fiiH ' !J:H¡ 1(~ Mast~r Plan I - -1",I:'_~o=-L' ......_-. ..~.:r!djan~kr"I? .-..--1 Sadie Creek Promenade Subdivision Exhibit A Page 1 ;j :~ ; :.. ~" ~i: ! j I! ." j ¡, !j~i:~t !~ ~; ¡ d !; ~ 1 ~ t Ii J, t - ~ !~ , " i1, !' ~ " d ,.1 .1 ~ ;;; .;;< '^ ;:; '" '" >-- ¡;~¡;¡"'O ~~,.'3 ¡;; to '- ..; '5 () :s:: ""'@¡:¡,:>:> ;.. ~ 0 "'" tl1 en ?!j;;jpm >-ì ""',,,f!:~otl'1 ;;¡:= 'Z 0"" "'::<:> §.,,;> ~::<:> -0 >¡¡¡~p! 0 r- -"- :,¡b:;: ;:> ô::""'1!! Z :"'~"~ :z. 5~'¡;:¡ ¡:; i?i m ., ~ -~ 1:&] CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11117/2005 Exhibit A2: Landscape Plan L1.1(The Land Group) Dated September 15, 2005 - - ';:.' r, --', -, .. -' ! l\L ¡:flll 1"111- -/.!¡il -i;¡ sA6ìËCR-EEK PROMENADÊSUBOivisION¡: ; jllf :: lC\~ :0 ~ JIlT ¡iIi", _1!1:1_~!IfU!J -_:~~~~~'_~~R~~t~~;~~~SCAPE PLAN. rl ,Iii l~ 'CJII Sadie Creek Promenade Subdivision Exhibit A Page 2 CITY OF MERIDTAN PLANNTNG DEPARTMENT STAFF REPORT FOR THE HEARTNG DATE OF 11117/2005 ----- Exhibit A3: Landscape Plan L1.1(The Land Group) Dated September 15, 2005 ""-"""~"-'-' -"'~-"""""""" / ! ,!j '" 't -< ",."." ]' g; I 0 ,.. ~ WUW ~ ¡n¡O'! 0 1'," H) ¡HIli! \ " ~:n,~~J¡:§ d q'}1 iiJ ~ " t 0 . f:! z 7. 0 ð '" .. '" " "F. " y, ¡¡II"!" P ì~'~ I J ' , J,~ " . . I ~ ; b ":¡!(;~ , ,..¡ . 0 i>- .¡! .. - ~ I 1(.:: '- --. '¡':I '!'fi! i ¡ i~,yn~' ...... u...,."" ~ ' ..--.. "..L ." ~'~I SADIE CREEK PROMENADE SUBDIVISION, ", iI!¡ ¡: C9 J (I Preliminary Plat . :¡ 'i:, > .. .~ J¡I . II:J I" .. .... .,. , Mcri(jj,an, Idaho : ,( 'H! !: ! ---- Sadie Creek Promenade Subdivision Exhibit A Page 3 .. . ¡" ' (~' ,I:: j Ú; .ï ¡,;I§ : ¡ : :;Î ;¡ ~ ¡ , , î " J: ". ; I,; ,';;I! " i , , ¡ " ~; .~¡; ... ~1 I, ~ 1: U H !~ ~ d 4. Æ, 11 j f i U H iï i ~ l . i 11 d ; ~: ~, .,.¡ ,;;/ iH!.'i ~r?&¡ i,¡:! ¡, ~~ ~, !; m'iJ ~~;~¡~ !i'¡~ ~ ,; ,1 ¡ij t' - 5 ~ ." , '<: ,. t1 ,'1 "" ð iHVj ~ ;~ijf' D 'H'~ WI' , ~ 9 0 '" ,~ a '" d'">E; . ",>In"" " ;:;,"~~"J fii ~:;:¡;~Q t"" ~g",liJm :¡; -< ëJ:;1" tT1 ¡:=: ~~"'¡?;"'3Z ¡:¡: "'t:) '1J",» -zþ~:;O :;0 ~:;¡i3 0 ..... "-'" O!" '1J ;.. rn g J iY1 t"" i;1»:.-;l:tz > :::: ~O'" -'j o~-"'1E; g¡ tIJ :¡; !:J 12 ~ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF Il/l7/2005 Exhibit B: Legal Description Ròylance & Assoc tes P .A. '::ngineers . Surveyors. Landplanners 391 W. Stale Street, Sune E, EagIe,IdaÎÌo 83616 ---~---....._---- ""feiãphöOã-(200j-939-2824 Fax (2ú8) 939-2855 September IS, 2005 Project No. 2739 Legal Description The Land Group Annexation Area 8.32 Acres EXHIBIT ^ A tract of land for annexation and fe-zone purposes situated in u.S. Government Lot 1. of Section 5 and U.S. Government Lot 4 of Section 4, Township 4 North, Range I East, Boise Meridian, Ada County, Idaho, described as follows; Commencing at a found brass cap monumenting the Northeut Comer of said Section 5, from which a found S/8-inch steel pin monumenting the North One Quarter Comer of said Section 5 bears South 89"39'20" West a distance of 2656.46 feet, thence foJ/owing the northerly line of said Section 4, North 89"35' 50" East a distance of 27.59 feet to an Idaho Transportation Department Monument monumenting the intersection of said northerly line and the centerline of N. Eagle Road-Highway 55; Thence leaving said northerly line and following said centerline, South OJ' 14'39" West a distance of 402.23 feet 10 the POINT OF BEGINNING. Thence following said centerline South 01"14'39" West a dislance of 277.05 feet to a poÌJu; Thence leaving said centerline North 83"54 '00" West a distance of 580.48 feet to a found 5/8-inch steel pin; Thence North 7 I '28' 10" West a distance of 803.90 feet to a found S/8-inch steel pin onLhe westerly line of said U.S- Government Lot I; Thence following said westerly line North OO'IS'lI" West a distance of 296.40 feet to a point; Thence Jeaving said westerly line South 66"12'00" East a distance of 600.96 feet to a found 5/8- inch steel pin; Thence South 81"54'00" East a distance of 303_60 feet to a found S/8-inch steel. pin; Thence South 84"06'00" East a distance of 498.95 feet to the POINT OF BEGINNING. The above-described tract of land contains 8.32 acres, more or less, subject to all c::x.isting easements and rights-of-way. Prepared By: ROYLANCE & ASSOCIATES PA WI W. ':ìT^TE STREf~T suITr r: EAGLE, Jl)AHO !Bb16 208.939-2H24 20R.I)39-2855 (FA X, X .1I'rujœrs\Ulnd Gtuupll7 39\Admlllll. "¡tal., \Anne ~at Jon. doc Sadie Creek Promenade Subdivision Exhibit B Page 1 If) 0 0 ~ r-- --, ¡ i SITIJATED IN A PORTION OF U.S. GOVERNMENT LOT 1 OF SECTION 5, ~ AND A PORTION OF U.S. GOVERNMENT lOT 4 OF SECTION 4, t TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN ADA COUNTY, IDAHO 2005 N89'35'50"E , -N89"39'20"E 265646'---",."."" """~7'59' 1 r SOO"2-4'SO"t . - - -. . / - ---24~ ~USTICKRQA12.1325,'L - - - - - 32 33, . . , ROAD NB9"39'20"E 1285.05' 5 4, ',CENTERLINE f': I "' I I . . It¡ a::Þ ".t:'...- l ' It') N "-~, ~ ' :: r~ ~90.L" ~ (0 I I') ÍXI ~ ~ L": "'uo.~ 0;: ~ ~ 't'! N :<::: :- 10;" I" (0 IN' ~ ION" .. 001 ;:> bl ~1'54'OO" POINT OF BEGINNING (0 .. ~ ::r:: ~ j(jJ.š"O,.!.. ~28,70' 70.25' '~' D " SØ4'OS'õO"( ~ : $: .... ~ ANNEXA TION AREA 498,95' ~ ~. ~ iilJn~. 8.32 ACRES ~~ I ~ 5 ~ ~ ' .90' 10.... I" en .... -...... "T"II' - lOr..: " N.... N Nt"'" .... ............. . 70.27' ~ I: V) ------ - - - 510.21' I NBJ"54'dir'W-""~ - oJQV. 4B - - u. Ö (.lJ ¡..... <t: Q 0 Z ;:2 <t: (.lJ ::r: 1 /4- CDRN ER Ll! ::r: IX 0 u. ¡..... IX 0 ¡:., (.lJ IX u. u. <t: ¡..... </] ¡..... ;z: ù.J ¿ ¡..... IX « ¡:., Ll! Q 0 Z Z ;z: <t: ...¡ 0.. LEGEND & CALCULATED CORNER 0- rOUND BRASS CliP . rOUND 5/8" STEEl. PIN 53 FOUND HIGHWAY MONUMENT - - - - ANNEXA TK)N UNE - - - - - - - SEC11ON UNE - - - - - ROAD CEN'ŒRUNE RIGHT-OF-WAY UNE SECTION UNE ;z: « - Q IX u.; 2 u. 0 >- ¡..... - u 110\""" \lL.Gnd 39, ,¡¡ AM 100 0 200 I I ~ 5Q..4 1/4 èORNER ~~ 0"" '0"'" p~ g :' cnG ~ ~ :: 0 ,;; .;:: :a .D ;::: m OJ ] :: OJ SN ... OJ 0.. ~ ..>< oò ...0.. 1::0:1 U .<::: ....D ]~ m¡,;.¡ EXHIBIT B ANNEXATION AND REZONE AREA THE LAND GROUP ROYLANCE AND ASSOCIATES, P.A. Engineers Surve)':ll1l Land)lannel1l ~'" I 391 W Stale SIrul Su1le E Eagle Idaho 83616 -/13/05 'I Phone (208) 939-2824 Fax (208) 939-2855 - , I .. L. ,~J SCA~i: iN FEET CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/17/2005 C. Conditions of Approval 1. Planning Department SITE SPECIFIC REQUIREMENTS- (Sadie Creek Promenade) 1.1.1 1.1.2 1.1.3 1.1.4 1.1.5 1.1.6 1.1.7 1.1.8 1.1.9 1.1.10 1.1.11 1.1.12 1.1.13 The preliminary plat labeled as PP-1 prepared by The Land Group, dated September 15, 2005, is approved, with the conditions listed herein. All comments/conditions of the accompanying Annexation and Zoning (AZ~05-050) and Conditional Use Pennit (CUP-05-049) applications shall also be considered conditions of the Preliminary Plat. UDC I1.3C-8 requires off-street loading spaces for commercial uses. The Certificate of Zoning Compliance (CZC) application for this project shall clearly demonstrate that both a Type A and Type B space are available on site, located near the refuse/service area behind the building. As long as the two spaces are dedicated, striping of the spaces is not required. Graphically depict on the face of the plat, the proposed 30-foot wide landscape buffer easement along the office lots that abut single-family lots. Said buffer area shall contain materials in accordance with UDC 11-3B and not include impervious surfaces such as parking areas or driveways. Said landscape buffers shall be in either a common lot or an easement adjacent to the residential areas. Graphically depict on the face of the plat, the required 35.foot wide landscape buffer along Ustick Road and Eagle Road. Depict on the face of the [mal plat a lO~foot wide landscape buffer along both sides of Sadie Creek Avenue. Said landscape buffers shall be in either a common lot or an easement adjacent to the rights of way. The landscape plan prepared by The Land Group, labeled Sheets LS 1.1, is not approved with these applications a landscape plan consistent with UDC 11-3B shall be submitted with the [mal plat which reflects any changes made to the preliminary plat to redesign the subdivision consistent with approved access points. Including but not limited to full landscaping along Eagle Road which currently is listed as a right-inJright-out access. With the final plat application, submitted revised copies of the landscape plan with the changes listed above. Maintenance of all common areas shall be the responsibility of the Sadie Creek Promenade Subdivision Business' Owners Association(s). The applicant shall submit from the County Surveyors Office the appropriate documentation showing that usage of Sadie Creek Promenade as an approved subdivision name. Any roof-mounted mechanical equipment will be screened from view from any public right-of- way. The applicant shall submit drawings at the time of CZC submission that demonstrate this condition is complied with. The applicant shall comply with the outdoor lighting standards shown in UDC 1I-3A-Il. The awnings on the north elevations shall extend at least 20 feet beyond the entry doors, measured from the building face to the outer edge of the awning for the retail buildings. The applicant shall submit a drawing at the time of CZC application submission to demonstrate compliance with this condition. Comply with UDC 1I-3A.12 regarding a screen for the refuse/service area. No iITigation pump station or facility is shown on the Site Plan. However, if one is proposed for the site, it must be located outside of any required street buffer. Impervious surfaces are prohibited in said buffers. Sadie Creek Promenade Subdivision Exhibit C Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11117/2005 1.1.14 Prior to the City Engineer's signature of the final plat, all existing structures shall be removed from the site. 1.1.15 1.1.16 1.1.17 1.1.18 1.1.19 Provide cross access/cross parking agreement(s) for all lots in Sadie Creek Promenade Subdivision. All cross access drive aisles shall only approach the ACHD approved points of access to the public street system. Maintenance of the aisle and parking areas shall be provided for in a note on the íàce of the final plat, AND/OR in a document such as CCR's. Other than the accesses approved by ACHD, direct lot access to Ustick Road, Eagle Road, and Sadie Creek Avenue is prohibited. A note shall be placed on the final plat restricting access to Eagle Road and Ustick Road. It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 1.1.20 GENERAL REQUIREMENTS-PRELIMINARY PLAT 1.1.21 1.1.22 1.1.23 1.1.24 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision pursuant to City Code. All areas approved as open space shall be tree of wet ponds or other such nuisances. All stonnwater detention facilities incorporated into the approved open space are subject to ODC 11- 3A-18 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated surface materials shall not be used in open space lots, except as permitted under ODC 11-3A- 18. Where the applicant has submitted a preliminary landscape plan and where staff has reviewed such plan, the landscaping shall be consistent with the preliminary plan with modifications as proposed by staff. If the stonnwater detention facility cannot be incorporated into the approved open space and still meet the standards of UDC 11-3A-18, then the applicant shall relocate the facility. This may require losing a developable lot or developable area. It is the responsibility of the developer to comply with ACHD, City of Meridian and all other regulatory requirements at the time of final construction. The applicant shall submit a detailed fencing plan with the final plat application for the subdivision. If pennanent fencing is not provided, temporary construction fencing to contain debris must be installed around the perimeter prior to issuance of a building permit. All fencing should be installed in accordance with City Code. Any tree over 4" in caliper that is removed from the property shall be replaced by installing additional trees, being the equivalent number of caliper inches of trees that were removed. Required landscaping trees will not be considered as replacement trees for those trees that have to be mitigated. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per MCC 12-4.13, UIÙess otherwise approved by the Irrigation District(s). Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department. If lateral users association approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer prior to final plat signature. Sadie Creek Promenade Subdivision Exhibit C Page 2 2.4 2.5 2.6 2.7 2.8 2.9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/17/2005 1.1.25 Staffs failure to cite specific ordinance provisions or tenus of the approved annexation/conditional use does not relieve the applicant of responsibility for compliance. 1.1.26 Preliminary plat approval shall be subject to the expiration provisions set forth in ODC 11-6A. 2, Public Works Department 2.1 Sanitary sewer service to this development is being proposed via extensions of mains located in E. Ustick Road. The applicant shall install mains to and through this development, coordinate main size and routing with the Public Works Department, and execute standard fonns of easements for any mains that are required to provide service. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in confonnance of City of Meridian Public Works Departments Standard Specifications. Water service to this site is being proposed via extension ofrnains in E. Ustick Road. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. An additional water connection to the main located in N. Eagle Road may be required to ensure adequate fIfe flows. The decision will be made by the City Engineer once specific building designs and fire flow requirements are submitted. 2.2 2.3 Provide a 20-foot easement for all public water/sewer mains outside of public right of way (include all water services and hydrants). The description shall be consistent with the graphically depicted easements on the plat. Submit an executed easement (supplied by Public Works), a legal description, which must include the area ofthe easement (marked EXHffiIT A) and an 81/2" x 11" map with bearings and distances (marked EXHffiIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. The applicant has indicated that the required pressurized iITigation system in this development is to be owned and operated by the Business Owner's Association. Plans will be reviewed by Public Works as part of the plan review process with a draft "Operations and maintenance" manual being required prior to plan approval. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per City Ordinance 12-4- 13. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department. If lateral users association approval can't be obtained, plans will be reviewed and approved by the meridian City Engineer prior to final plat signature All existing structures shall be removed prior to signature on the final plat by the City Engineer. Any existing domestic wells and/or septic systems within this project shall be removed from domestic service per City Ordinance Section 9-1 ~4 and 9-4-8. Wells may be used for non- domestic purposes such as landscape irrigation. Sadie Creek Promenade Subdivision Exhibit C Page 3 2.11 2.12 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF J 1117/2005 2.10 The preliminary plat does not indicate how the stonn drainage will be disposed of. A drainage plan designed by a State of Idaho licensed architect or engineer is required and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas. Stonn water treatment and disposal shall be designed in accordance with Department of Environmental Quality 1997 publication Catalog of Stonn Water Best Management Practices for Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal into surface water is prohibited unless the jurisdiction which has authority over the receiving stream provides written authorization prior to development plan approval. The applicant is responsible for filing all necessary applications with the Idaho Department of Water Resources regarding Shallow Injection Wells. A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, pressurized iuigation, sanitary sewer, water, etc., prior to signature on the final plat. All development improvements, including but not limited to sewer, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 2.13 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as detennined during the plan review process, prior to signature on the final plat per Resolution 02~374. 2.14 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.15 Applicant shall be responsible for application and compliance with and NPDES Pennitting that may be required by the Environmental Protection Agency. 2.16 Applicant shall be responsible for application and compliance with any Section 404 Pennitting that may be required by the Anny Corps of Engineers. 2.17 All grading of the site shall be perfonned in confonnance with City Code. 2.18 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.19 The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. 3, Meridian Fire Department 3.1 3.2 Acceptance of the water supply for fITe protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. Final Approval of the fITe 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. e. Fire Hydrants shall be placed on comers when spacing pennits. f. Fire hydrants shall not have any vertical obstructions to outlets within 10'. g. Fire hydrants shall be place 18" above finish grade. h. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. Sadie Creek Promenade Subdivision Exhibit C Page 4 3.8 3.9 3.10 3.11 3.12 3.13 3.14 3.15 3.16 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11117/2005 3.3 All entrance and internal roads shall have a turning radius of 28' inside and 48' outside radius. 3.4 Provide at least a 20' wide Fire Lane for all internal roadways all roadways shall be marked in accordance with Appendix D Section DI03.6 Signs. 3.5 Fire lanes and streets shall have a vertical clearance of 13 '6". This includes mature landscaping. 3.6 Operational fire hydrants, temporary or pennanent street signs and access roads with an all weather surface are required before combustible construction is brought on site. 3.7 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. The new commercial lot will have an unknown impact on Meridian Fire Department call volumes. The Meridian Fire Department has experienced 2612 responses in the year 2004. 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. The fITe 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. Maintain a separation of 5' from the building to the trash dumpster enclosure. Provide a Knoxbox entry system for the complex prior to occupancy. The applicant shall work with Planning Department staff to provide an address identification plan and a sign which meets the requirements of the City of Meridian sign ordinance at the required intersection(s ). The Fire Dept. has concerns about the ability to address the project and have the addresses visible from the street which the project is addressed off of. Please contact Vicki Heugly (898-5500) to address this concern prior to the public hearing. Provide exterior egress lighting as required by the International Building & Fire Codes. There shall be a fire hydrant within 100' of all fire department connections. Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fITe apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the code official. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183). For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m). Sadie Creek Promenade Subdivision Exhibit C Page 5 4.4 4.5 5.1 5.2 5.3 6.1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/17/2005 For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3 .1.2, the distance requirement shall be 600 feet (183 m). 4.1 4. Police Department The proposed plat and/or site design encourages high-speed, cut-through traffic. The applicant shall work with the Ada County Highway District to provide traffic calming design to decrease travel speeds on Sadie Creek Avenue. The proposed drive through has limited visibility from a public street. Prior to the next public hearing, the applicant shall meet with the Police Chief to discuss methods of increasing visibility to the facility. The proposed development and/or plat do not offer natural surveillance opportunities of the public areas. Prior to the next public hearing, the applicant shall meet with the Police Chief and/or Planning Staff to discuss features that increase visibility, including but not limited to: doors and windows that look out on the public areas, front porches, and adequate nighttime lighting. The site plan and/or landscaping plan shall be revised in accord with those discussions. The proposed after-hours walk-up facility (e.g. ATM) has limited visibility from a public street. Prior to the next public hearing, the applicant shall meet with the Police Chief to discuss methods of increasing visibility to the facility. The loading areas shall be separated from all public parking areas. 5, Parks Department Standard for Mitigation of trees: The standard established in the City of Meridian Landscape Ordinance 11-3B will be followed. 4.2 4.3 Standard Plan for Protection of Existing Trees during Construction: The standard established in the City of Meridian Landscape Ordinance Tree Grate and Tree Box standard: The proposed tree grate shall be a 6 foot by 6 foot, cast iron, French pattern tree grate. This grate shall be placed in a 6 foot by 6 foot inside diameter tree box with a steel grate frame set in concrete. Prior to CZC approval, contact Meridian Parks and Recreation Department for specifications and tree box construction drawings. 6, Sanitary Service Company Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal and submit stamped (approved) plans with your certificate of zoning compliance application. 7, Ada County Highway District Sadie Creek Promenade Subdivision Exhibit C Page 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/17/2005 Exhibit D, Required Findings from Zoning Ordinance 1. Annexation Findings: The commission and council shall review the particular facts and circumstances of each proposed zoning amendment in tenus of the following standards and shall find adequate evidence answering the following questions about the proposed zoning amendment: A. Will the new zoning be hannonious with and in accordance with the comprehensive plan and, if not, has there been an application for a comprehensive plan amendment; In Chapter VII of the Comprehensive Plan, 'Mixed Use Regional' is defined as areas including commercial and residential development consistent with auto and service oriented uses. Staff finds that the requested General Commercial (C-G) zoning designation is in accord with the Comprehensive Plan's Future Land Use Map, which delineates the subject property as "Mixed Use~Regional". The pulþose of the C-G district is "to provide for a review of the impact of proposed commercial uses wmch are auto and service oriented and are located in close proximity to major highway or arterial streets; to fulfill the need of travel-related services as well as retail sales for the transient and pennanent motoring public." D. Staff finds that the proposed zoning is in general confonnance with the comprehensive plan (please see Section 7 of the Staff Report for detailed analysis of specific comprehensive plan action items that apply to tills development). B. Is the area included in the zoning amendment intended to be rezoned in the future; Concurrent with the annexation and zoning application, the applicant has submitted a preliminary that proposes commercial products for the subject site (PP-05-053/CUP-05- 049). Staff does not anticipate that the applicant plans to rezone the subject property in the future if the accompanying PP application is approved. C. Is the area included in the zoning amendment intended to be developed in the fashion that would be allowed under the new zoning - for example, a residential area turning into commercial area by means of conditional use pennits; Staff finds that the various proposed commercial uses would be allowed (pennitted) within the requested C-G zone. The entire site is being proposed as commercial and upon build out staff would not anticipate changes of usage for this site. Has there been a change in the area or adjacent areas wmch may dictate that the area should be rezoned. For example, have the streets been widened, new railroad access been developed or planned or adjacent area being developed in a fasmon similar to the proposed rezone area; Several road improvement projects are occurring in the near vicinity to the site or are approacmng completion that are tied in with the approved and lli1der construction projects, specifically Ustick Road. The subject property is generally sUITounded by rapidly developing commercial properties. Staff does not find that there has been a change in the area that dictates that tills property should be rezoned. Staff recommends that the Commission and Council rely on staffs analysis, public testimony received and any comments submitted from any other agencies or departments regarding whether this property should be annexed. E. Will the proposed uses be designed, constructed, operated and maintained to be hannonious and appropriate in appearance with the existing or intended character of the Sadie Creek Promenade Subdivision Exhibit D Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11117/2005 general vicinity and that such use will not change the essential character of the same area; The applicant has not submitted elevations for the proposed commercial units but has agreed to use the design guidelines for commercial proj ects along gateway corridors when designing building facades. Staff finds that the proposed C-G zone with the proposed retail, office and restaurant uses, if designed, constructed and operated in accordance with adopted city ordinances, should be hannonious and appropriate in appearance with the intended character of the vicinity. The site is intended for commercial uses which, based on the Comprehensive Plan description, will have such uses as retail, wholesale, service and office uses, as well as appropriate public uses such as government offices. Staff finds that the proposed development will change the existing character of the area, which is still largely rural. However, the proposed development is generally hannonious with the intended character envisioned by the Comprehensive Plan. Staff does not find that the proposed zoning/uses will adversely change the essential character of area. F. Will the proposed uses not be hazardous or disturbing to existing or future neighboring uses; The Commission and Council should rely on public testimony (oral and written) to detennine whether or not the proposed use will be disturbing or hazardous to the existing or future neighboring uses. Staff does not anticipate that the proposed uses will be disturbing to future or existing neighbors, as long as landscaping, fencing and other recommended conditions are exercised. Further, staff does not anticipate that the proposed uses will be hazardous as long as the applicant complies with the conditions contained in Exhibit C and all City Code provisions. G. Will the area be served adequately by essential public facilities and services such as highways, streets, police and fire protection, drainage structures, refuse disposal, water, sewer; or will the person responsible for the establishment of the proposed zoning amendment be able to provide adequately any of such services; The applicant will be responsible for the extension of all utilities necessary to serve this proposed development. Pennanent sanitary sewer service to this development is to be provided by the extension of sewer in Ustick Road. The applicant will be responsible for the extension of utilities to and through this proposed development. Sizing and routing shall be coordinated with the Public Works Department. Other urban services, such as water, are near to this site and the applicant should be able to extend such services to the site. Staff finds that the subject site is proposed for development in a fashion similar to other properties in the area. The applicant and/or future property owners will be required to pay park and highway impact fees. ACHD had not submitted a staff report with site specific and standard conditions which will be attached as Exhibit C prior to the hearing date of November 17,2005. On October 28, 2005, a joint agency/department comments meeting was held with representatives of key service providers to this property. Based on the joint agency/department meeting and other comments received from agencies/departments, staff finds that except for sanitary sewer, the public services listed above can be made available to accommodate the proposed development. The Commission and Council Sadie Creek Promenade Subdivision Exhibit D Page 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11117/2005 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; If approved, the developer will be financing the extension of sewer, water, local street infrastructure, utilities and irrigation services to serve the project. The primary public costs to serve the future residents will be fire, police and school facilities and services. Staff finds there will not be excessive additional requirements at public cost and that the proposed zoning and subsequent development will not be detrimental to the community's economic welfare. I. Will the proposed uses not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; Staff fmds that the proposed annexation and the development of this site will not involve uses that will create nuisances that would be detrimental to the general welfare of the surrounding area. Staff recognizes the fact that traffic and noise will increase with the approval of this subdivision; however, staff does not believe that the amount generated will be detrimental to the general welfare of the public. Staff does not anticipate the proposed annexation and subsequent uses will create excessive traffic, noise, smoke, fumes, glare, or odors. J. Will the area have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; The applicant is proposing to construct one public street access to Sadie Creek Avenue and two internal accesses to the existing public street system. ACHD is supportive of the proposed streets and driveway locations. If is designed and constructed as required by the ACHD and the City, staff does not believe that the subdivision will create interference with traffic on the surrounding public streets. Staff requires the exclusion of an access point to Eagle Road, the Eagle Road corridor study does not support an access point to this property and the site shall be redesigned as to eliminate the access to Eagle Road. K. Will not result in the destruction, loss or damage of a natural or scenic feature ofmajor importance; and There are few mature trees on this property at the residential areas. Any existing trees larger than 4" caliper that are removed should be mitigated for, per the Landscape Ordinance. Staff finds that the proposed development will not result in the destruction, loss or damage of any natural feature(s) of major importance if developed under these conditions. Staff recommends that the Commission and Council reference any public testimony that may be presented to detennine whether or not the proposed development may destroy or damage a natural or scenic feature(s) of major importance of which staffis unaware. L. Is the proposed zoning amendment in the best interest of the city. In accordance with the fìndinf!s listed above. staff finds that the annexation/zoninf! of this property. as proposed bv the applicant. would be in the best interest of the Otv (see Analvsis section in the Staff Revort). Sadie Creek Promenade Subdivision Exhibit D Page 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE Of 11/17/2005 2. Preliminary Plat Findings: In determining the acceptance of a proposed subdivision, the Commission shall consider the objectives of this Title and at least the following: A. The confonnance of the subdivision with the Comprehensive Development Plan; Please see Annexation Findings Item A above. B. The availability of public services to accommodate the proposed development; Please see Annexation Findings Items G and H above. C. The continuity of the proposed development with the capital improvement program; Because the developer is installing sewer, water, and utilities for the development at their cost, the subdivision will not require the expenditure of capital improvement funds. D. The public financial capability of supporting services for the proposed development; Please see Exhibit B for comments and conditions from other agencies and departments. E. The other health, safety or environmental problems that may be brought to the Commission's attention. Staff is not aware of any health, safety or environmental problems associated with the development of this subdivision that should be brought to the Councilor Commission's attention. ACHD considers road safety issues in their analysis. Staff recommends that the Commission and Council reference any public testimony that may be presented to detennine whether or not the proposed subdivision may cause health, safety or environmental problems of which staff is unaware. 3. Conditional Use Findings The Commission and Council shall review the particular facts and circumstances of each proposed conditional use in terms of the following, and may approve a conditional use permit if they shall.fìnd evidence presented at the hearing(s} is adequate to establish: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. Staff finds that the site is 15.33 acres and is large enough to accommodate all required parking, landscaping, loading and other standard regulations required by the UDC. 2. That the proposed use will be hannonious with the Meridian Comprehensive Plan and in accord with the requirements of this Title. Staff finds that the proposed retail/restaurant/office/drive thru uses meets the objectives of the Comprehensive Plan as listed in Section 7 of this report. Some ofthe standards of the UDC are not currently being shown by the applicant's site plan and building elevations. Specifically, the site plan needs to reflect the elimination of access to Eagle Road and building elevations need to be submitted in compliance with the entryway corridor design standards. Ifthe applicant makes these changes, this finding will be met. Sadie Creek Promenade Subdivision Exhibit D Page 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/]7/2005 3. That the design, construction, operation and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area. Staff finds that the proposed retail uses complies with the uses permitted in the C-G zone and those uses allowed under the Development Agreement. The building height, parking layout, landscape buffer widths and other dimensional standards shown in the application generally comply with the UDC. The property adjacent to the west boundary to approximately 320 feet south of Us tick Road is zoned R-2 and is proposed as low density residential uses. The applicant will be required to construct the proposed buffer between land uses to address this less intensive use. 4. That the proposed use, if it complies with all conditions ofthe approval imposed, will not adversely affect other property in the vicinity. Staff finds that the proposed development will not adversely affect other property in the vicinity if the applicant complies with all CuPlPP/AZ conditions and constructs all improvements and operates the use in accordance with the UDC standards. Traffic volumes will significantly increase. However, both ACHD and ITD have reviewed the application and placed special conditions on the applicant. These standards may include lighting, screening, landscaping and other areas intended to mitigate potentially harmful effects. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools, parks, police and fire protection, drainage structures, refuse disposal, water, and sewer. Staff finds that sanitary sewer, domestic water and irrigation are available to the subject property. A recently completed a public-private partnership to improve Ustick Road to five lanes and ACHD is planning to install a traffic signal at the west boundary of the site shown at Sadie Creek Avenue. The commercial land use should not have any impact on the school system. Please refer to other comments prepared by the Meridian Fire Department. 6. That the proposed use will not create excessive additional costs for public facilities and services and will not be detrimental to the economic welfare ofthe community. Staff finds that the applicant will pay to extend the sanitary sewer and water mains into the site. No additional capital facility costs are expected from the City. The additional commercial structures will improve the tax base for the City of Meridian. The applicant and/or future property owners will be required to pay highway impact fees. 7. That the proposed use will not involve activities or processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. Staff finds that the proposed development will not involve uses that will create nuisances that would be detrimental to the general welfare of the surrounding area. Sadie Creek Promenade Subdivision Exhibit D Page 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11117/2005 Staff recognizes the fact that traffic and noise will increase with the approval of this subdivision; however, staff does not believe that the amount generated will be detrimental to the general welfare of the public. Staff finds the future buffer between land uses along the west boundary and the Ustick/Eagle Road street buffers will help to mitigate noise, fumes and glare created by the additional traffic. 8. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. The applicant will be required to comply with all state and local ordinances regarding conveyance of water and maintaining historic points of access. The Ada County Historic Preservation Council's Site Inventory does not show any structures or places listed for the subject property. We are unaware of any other scenic or historic features. Sadie Creek Promenade Subdivision Exhibit D Page 6 sadie Page 1 of 1 BISSELL CLIFFORD E & PHYLLIS S TRUST & BISSELL CLIFFORD E TRUSTEE 1566NLESLIEWAY MERIDIAN, ID 83642-5710 DYER BRUCE A & DYER STELLA L 1598 LESLIE WAY MERIDIAN, ID 83642-5710 HILL VIEW DEVELOPMENT CORPORATION 150 E AIKENS STE A EAGLE, ID 83616-0000 MOORE WINSTON H PO BOX 8204 BOISE, ID 83707-2204 SARA Y CO 1500 ELDORADO ST STE 4 BOISE, ID 83704-8565 UST[CK MARKETPLACE LLC 12601 WEXPLORERDR STE200 BOISE, ID 83713-0000 BOTTLES MARK K & BOTTLES GERI C 5418 NEAGLE RD STE 180 BOISE, ID 83713-0000 EAGY GREGORY L & EAGY CHANDRA J 13000 W VENTANA DR BOISE, ID 837[3-0000 JAMES A KISSLER LLC 1125 W AMITY RD BOISE, ID 83705-5494 SADIE CREEK COMMONS LLC 8080 W SAHARA AVE # A LAS VEGAS, NV 89117-0000 SEAL Y CANDYCE LYNN 228 E PLAZA DR # 190 EAGLE, 10 83616-0000 DAVIS TOM E & DAVIS SUE C 2740 E USTICK RD MERIDIAN, ID 83642-5534 GRANT STEVEN R & GRANT DEBORA G 1534 LESLIE WAY MERIDIAN, ID 83642-5710 LAW GEORGE T 1599 N LESLIE WAY MERIDIAN, ID 83642-0000 SADIE CREEK LLC 2076 SEAGLE RD MERIDIAN, ID 83642-0000 TOMCZAK RAYMOND E & TOMCZAK KATHLEEN B 1502 N LESLIE WAY MERIDIAN, ID 83642-1394 ~- ¡ -- r ~.,D lo f'Y\.Îí:Y/ V~ CITY OF MERIDIAN PUBLIC HEARING SIGN-UP SHEET November 17, 2005 ITEM # 14,15,16 DATE PROJECT NUMBER AZ 05-052, PP 05-053, CUP 05-049 Sadie Creek Promenade Subdivision PROJECT NAME NAME (PLEASE PRINT) FOR AGAINST NEUTRAL J.! ðffllrl"J ~d J 1/ ,/ Ca Q~ ~ tk't^ ~-L , CITY OF MERIDIAN PUBLIC HEARING SIGN-UP SHEET RECEIVED JANO 5 2005 City Of Meridian City Clerk Office DATE January 5, 2006 ITEM # 14,15,16 PROJECT NUMBER AZ 05-052,PP 05-053, CUP 05-049 PROJECT NAME Sadie Creek Promenade Subdivision NAME (PLEASE PRINT) FOR AGAINST NEUTRAL A -7 ~- x x y 'I K