Sadie Creek Promenade PP
PP 05-053
MERIDIAN PLANNING & ZONING MEETING
December 8, 2005
APPLICANT Landmark Development Group, LLC
9
ITEM NO.
REQUEST Continued Public Hearing from November 17,2005 - Preliminary Plat approval
of 24 commercial building lots on 15.33 acres in a proposed C-G zone and an approved
C-G zone for Sadie Creek Promenade Subdivision - located at 3055 and 3085 North Eagle Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
See Previous Item Packet
CITY PLANNING DIRECTOR:
CITY ATTORNEY
~
~
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'I)
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS'IRRIGATlON:
IDAHO POWER:
fNTERMOUNT AIN GAS:
OTHER:
Contacted:
Date:
Phone:
Emailed:
Staff Initials:
Materials presented at public mea"ngs shall become property of the City of Meridian.
PP 05-053
MERIDIAN PLANNING & ZONING MEETING
November 17, 2005
APPLICANT Landmark Development Group, LLC ITEM NO. 15
REQUEST Public Hearing - Preliminary Plat approval of 24 commercial building lots on
15.33 acres in a proposed C-G zone and an approved C-G zone for Sadie Creek
Promenade Subdivision - located at 3055 and 3085 North Eagle Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
~ a.- t\- cúJ kJ- ~ 0
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See aHached staff report
CITY SEWER DEPT:
CITY PARKS DEPT:
No comment
~ ~ ~~ ;l~V
~ 'b,ì) <,
~(/~';o
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
MERIDIAN SCHOOL DISTRICT:
SAN IT ARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
See aHached comments
NAMPA MERIDIAN IRRIGATION:
SETTLERS'IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted:
Emalled:
Date:
Phone:
Staff Initials:
Materials presented at public mee"ngs shall become property of the City of Meridian.
)
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Charles M. Rountree
Shawl. 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
((1) .
Sharon Smitb'QMeridian 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 14th, 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~ 33 EAST IDAHO A VENUE MERIDIAN, IDAHO 83642 (208) 888-4433
CITY CLERK - FAX 888-4218 ern ATTORNEY / 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/J 7/200S
".,' ';~i/;d
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L/Vl e17~::/¡{i'1-'"~':~'-
TO:
FROM:
SUBJECT:
P&Z Commission
Joseph Guenther, Associate Planner
Sadie Creek Promenade
¡:J.\H'.'
-.,
r
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 DeveJopment Group, LLC.
CUP-OS-049 - Conditional Use Pennit for up to JSO,OOO sq. ft.
retail/restaurant/office uses in a CoG 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 Penn it (CUP) to construct up to IS0,000 square feet of retail/restaurant/and office uses
on approximately IS.33 acres within the Sadie Creek Promenade development atthe Southwest comer 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. J 04107406) 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 fonnal approval).
The Commission should note that a Variance application, submitted concun-entIy with this CUPIPP/ 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 pennits on this site. The Variance application pertains only to the
right-in/right-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. If the 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 of the site as a public street access to Ustick Road
and two approved approaches have been provided for by ACIID.
2. SUMMARY RECOMMENDATION
Staff is recommending approval with conditions ofthe 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
hearinll on Sadie Creek Subdivision because all roadway improvements are beinll 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 j 1/] 7/2005
Recommend Approval
I move to recommend approval of File Numbers PP-OS-OS3/AZ-OS-OSO/CUP-OS-049 as presented
in staff report for the hearing date of November 17, 200S with the Site Plan dated September IS,
200S with the following modifications to the conditions of approval: (add any proposed
modifications)
~----"'-- Recommend Denial
..~ I move to recommend denial of File Numbers PP-OS~OS3/AZ-OS-OSO/CUP-OS-049 for the
-~~fullowing reasons: (you should state specific reasons for denial. You should address how the
app1iGanL-might re-do the application to gain your recommendation for approval.)
---.
-- --.
Recommend Continuance
I move to continue File Numbers PP-OS-OS3/AZ-OS-OSO/CUP-OS-049 for the hearing date of
November 17, 200S, to ~, 200S, 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/SHSS
Township 3N, Range IE, Section S
b. Owner
Sadie Creek Commons LLC
8080 W. Sahara Ave
Las Vegas, NV 89117
c. Applicant:
Landmark Development Group, LLC
Tamara Thompson
1882 Toluka Way
Boise ill 83702
d. Representative:
e. Present Zoning:
Tamara Thompson, Landmark
General Retail and Commercial (C-G), Meridian, RI-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
RetaillRestaurant/OfficeiDrive 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 alUlexation 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 I II) 7/2005
b.
Chapter 5 Article B Section 3, a pubJic hearing is required before the City CounciJ on this
matter.
The subject appJications wi]] in fact constitute preJiminary plats as detetmined by City
Ordinance. By reason ofthe provisions ofthe Unified Development Code Title 11
Chapter 6, a pubJic hearing is required before the City CounciJ on this matter.
The subject application wi]] in fact constitute a conditional use / planned development as
detennined 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
CounciJ 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 SUITounding 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-G/ RUT/R1 with the same Development
Agreement.
4. East: Future pad sites within the Kissler Annexation project, zoned C-G, Eagle
Road.
d. History of Previous Actions: In ApriJ 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 U stick Road
Extension of mains in Ustick Road
Issues or concerns:
None
2. Vegetation:
Agricultural/Iniga ted
3. Flood plain: N/A
Sadie Creek Promenade Subdivision
File Numbers Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/17/2005
4. Canals/Ditches 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
Restaurant uses and associated parking and landscape improvements.
f. Subdivision Plat Infonnation - 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 CoITidors." As such, the UDC (Table 11-2B-3)
requires a 35-foot wide street buffer adjacent to both roadways. The landscape plan
(Sheet L1.1) proposes a 35-foot wide buffer along both Ustick and Eagle Roads. If the
applicant proposes to construct the "Entryway CoITidor" 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-G-zoned land and residential uses. The
properties to the west are zoned R-2 (City of Meridian) and Rl (Ada County), and are
cuITently 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 Infonnation:.
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 deemed
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 11117/2005
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 of the
Ustick/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 ofthe 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-inlright-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 ofthe 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 ofthe Comprehensive Plan, this designation
is derIDed in part as an area that is situated in highly visible or transitioning parts ofthe City where
innovative and flexible design opportunities are encouraged. The MU-R has no upper limit on the square
footage of non-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 11/1712005
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 planned 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 the following 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 specifically plannedfor 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 classifications for mixed use regional.
. Chapter VII, Goal I, Obj ective 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 micro paths, 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 ] 1/17/2005
.
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 arterial/collector 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 A CRD.
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 eliminated from this project.
----- ~--
---------
-~-------------'--êhåpte1YII-,-GoalJy,gbjective D, Action 5: Require appropriate landscape and buffers
along transporlã"tÍon corridor (setback, vegetation, low walls, benns, etc.).
The applicant is proposing to construct appropriate btiffers 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
cOlmections 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
connections 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-2Iists retail
store/restaurant/drive thrul office/ financial institute uses as pennitted uses in the C-G zoning
district.
b. Purpose Statement of Zone: The purpose of the Commercial Districts is to provide
for the retail and service needs of the community in accord with the Meridian Comprehensive
Plan. Four 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 11/17/2005
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 oftravel-related
services as well as retail sales for the transient and pennanent motoring public. All such
districts shall be collilected 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-5):
. The following standards shall apply for off-street vehicle parking for nonresidential uses: In
all Commercial Districts the requirement shall be one (1) space for every five hundred (500)
square feet of eross floor area.
.
Type A spaces shall be not less than twelve feet (12') in width and thirty-five feet (35') in
length. Type B spaces shall be not less than fifteen feet (15') in width and sixty-five feet (65')
in length. All spaces shall have
d. Structures Subject to Design Standards (11~3A-19.B.5): All structures on property adjacent to an
entryway corridor (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-05-050): 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 irrigation.
Sadie Creek Promenade Subdivision
File Numbers Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11117/2005
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 futme 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 connnitment for all future uses. Due to the
close proximity of existinll and future residential uses, and the lack of a detailed
planned development. staff believes that a Development Allfeement is necessary to
ensme that this prODertv is developed in a fashion that is consistent with the
comprehensive plan desÜmation and does not nellativelv impact nearbv properties.
Staff believes that the Development Agreement should include the following
provlslOns:
Phasinll 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 Buildings: 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 buildin~s (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 homs of operation consistent with office operations which have been
determined to be 6am -lOpm.
Drive Thru Separation Request: 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/ Eallie 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 Us tick 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 OfficelRetailJRestaurant/Drive thru uses and General Commercial uses listed as
pennitted in UDC Table 11-2B-2. Any uses (excepting Drive thru) not listed as
pennitted shall be subject to conditional approval.
Sadie Creek Promenade Subdivision
File Numbers Page 9
CfTY 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. ill
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 30-foot wide landscape
easement on the plat along the lots that abut the single-family lots. Said buffer shall
contain materials in accordance with UDC 11-3B-9 and not include impervious
surfaces such as parking areas or driveways. See Exhibit B below.
Landscape 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 fmal 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 la-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 la-foot wide street buffer
easements along Sadie Creek Avenue on the face of the fmal plat.
Ditches. Laterals. and Canals; There are several iITigation 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 11117/2005
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems
be supplied by a yeaHound 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 iITigation system
should be installed to all landscape areas per the approved specifications and in
accordance with City Code. See Site Exhibit B below.
Fencin!!: 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
pennit. All fencing should be installed in accordance with City Code. See Exhibit B
below.
Cross-access Internal: There are some comrnercial10ts that do not have frontage on a
public street. Instead the applicant is proposing to provide cross-access easements to
the lots that do not have public street frontage. 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.
Ea!!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. Loadin!! 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 11/17(2005
11-3A-19 requires all structures on property adjacent to an entryway coaidor to comply
with the design standards listed in this section. Staffs intetpretation ofthe ODC 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 proj ections along a minimum of twenty percent
(20%) of the length of the facade.
b) Roof lines: 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 finds the AZIPP/CUP
applications substantially confonn with the adopted DA, Comprehensive Plan policies and UDC
standards. As noted under "Special Considerations," we recommend the building elevations be
submitted in compliance with the entryway corridor 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 reconunend
approval of the AZIPP/CUP application with the conditions shown in Exhibit B.
10. EXHIBITS
A. Drawings
Sadie Creek Promenade Subdivision
File Numbers Page 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF lllI 7/2005
1. Site Plan (by The Land Group, dated September 15, 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
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Exhibit A Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/17/2005
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Sadie Creek Promenade Subdivision
Exhibit A Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/1712005
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Exhibit A Page 3
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 1]117/2005
Exhibit B: Legal Description
Moylance & Assoc les P .A. ':nginoers . SUlVfJyors . Lmlclplanners
391 W. Siale Stresl, Suffe E:Eagìè.kìàho a3616 -'-'--'~---'--"-'---i~iãphoo€ï(2(¡ä)939-2824 Fax (2Ò8j 939.285Š-
September 15,2005
Pwject No. 2739
Legal Description
The Land Grollp
Annexation Area
8.32 Acres
EXHIBIT A
A tract of land for annexation and fe-zone pm'poses sitmlted in US GOvcmment 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 Northeast COIllerof said Section 5. from which a
found 518-inch steel pin monumenting the North One Quarter Comer of said Section 5 hears
South 89°39'20" West a distance of 2656.46 feet, thence following the nOitherIy line of said Section 4,
North 89"35'50" Easl a distance of 27.59 fcet to an Idaho Transportalion 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" J4'39" West a distance of
402,23 feet to the POINT OF BEGINNING,
Thence following said centerline South 01 '14'39" West a distance of 277.05 feet to a point;
Thence leaving said ceoterline North 83°54'00" West II. distance of 580.48 feet to a found 5lB-inch
steel pin;
Thence North 71 "28'10" West a distance of 803.90 fecI to a follnd 5IS-ind¡ steel pio On the westerly
line of said U.S- Government Lot I;
Thence following said westerly line North 00°15' I I" West a distance of 296.40 feet to a point;
Thence leaving said westerly fine South 66"12'00 .. East a distance of 600.96 feel to a found 5/8-
inch steel pin;
Thence South 81"54'00" East a dislancc of 303.60 feet to a found S/8-inch steel pin;
Thence South 84'06'00" East ,I 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 existing easements and
rights-of-way.
Prepared 8.1:
ROYLANCE & ASSOCIATES P A.
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Sadie Creek Promenade Subdivision
Exhibit B Page 1
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SITUATED IN A PORTION OF U.S. GOVERNMENT LOT 1 OF SECTION 5, ,r
AND A PORTION OF U.S, GOVERNMENT LOT 4 OF SECTION 4, ì
TOWNSHIP 3 NORTH, RANGE 1 EAST, BOISE MERIDIAN f
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: ROYLANCE AND ASSOCIATES, p.A. [
EXHIBIT B Engineers Surveyors landplaoners æ"
ANNEXATION AND REZONE AREA 391 W State Street Suite r Eagle Idchc 83616 OQI"/03 I
THE LAND GROUP Phcne (208) 939-2824 Fax (208) 939-2855 -
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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
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF IIII7/2005
C. Conditions of Approval
1. Planning Department
SITE SPECIFIC REQUIREMENTS- (Sadie Creek Promenade)
1.1.1
The preliminary plat labeled as PP-l 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 11-3C-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.
1.1.2
1.1.3
Graphically depict on the face ofthe 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 ll-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 11-3A-l1.
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 11-3A-12 regarding a screen for the refuse/service area.
No ilTigation 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 11/17/2005
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 face 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 fmal 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 Pennitting 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 free of wet ponds or other such nuisances. All
stonnwater detention facilities incorporated into the approved open space are subject to UDC 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 pennitted under UDC ll-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 ll-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 pennit. 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 ilTigation 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, unless
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
2.5
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 Staff's failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
1.1.26 Preliminary plat approval shall be subj ect to the expiration provisions set forth in UDC ll-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 forms 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 conformance of City of Meridian Public Works Departments Standard
Specifications.
Water service to this site is being proposed via extension of mains in E. U stick 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 fire flows. The decision will be made by the City Engineer once specific building
designs and fire flow requirements are submitted.
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 of the easement (marked EXHffiIT A) and an 8112" 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 irrigation 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 inigation 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.
2.2
2.3
2.4
All irrigation ditches, laterals or canals, exclusive of natural watezways, 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. Iflateral users association approval can't be obtained, plans will be reviewed and
approved by the meridian City Engineer prior to fmal plat signature
All existing structures shall be removed prior to signature on the final plat by the City Engineer.
Any existing domestic wells andlor septic systems within this project shall be removed from
domestic service per City Ordinance Section 9-1 A and 9A-8. Wells may be used for non-
domestic purposes such as landscape irrigation.
Sadie Creek Promenade Subdivision
Exhibit C Page 3
2.14
2.15
2.16
2.17
2.18
2.19
...-.... .- ~
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11117/2005
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 iaigation, 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.
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.
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 Pennitting that
may be required by the Environmental Protection Agency.
Applicant shall be responsible for application and compliance with any Section 404 Pennitting
that may be required by the Anny Corps of Engineers.
All grading of the site shall be perfonned in confonnance with City Code.
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.
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.
2.11
2.12
2.13
3. Meridian Fire Department
3.1
3.2
Acceptance of the water supply for fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 W' outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with flte 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 ofthe IFC Section 509.5.
Sadie Creek Promenade Subdivision
Exhibit C Page 4
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 11/17/2005
3.3
All entrance and internal roads shall have a tuming radius of28' 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 D1O3.6 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 permanent 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.
3.8
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. Accordillg 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.
3.9
The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and efficient
response by fire and emergency medical service vehicles. This cost of this installation is to be
borne by the developer.
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 fIfe hydrant within 100' of all fIfe 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 fIfe 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
4.5
5.1
5.2
5.3
6.1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF J 1/17/2005
For buildings equipped throughout with an approved automatic splinlder 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.
4.2
4.3
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 oftrees: The standard established in the City of Meridian Landscape
Ordinance 11-3B will be followed.
4.4
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 cze approval, contact Meridian Parks and
Recreation Department for specifications and tree box construction drawings.
6. Sanitary Service Company
Please contact Bill Gregory at sse (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 terms of the following standards and shall find adequate
evidence answering the following questions about the proposed zoning amendment:
A. Will the new zoning be harmonious with and in accordance with the comprehensive plan
and, if not, has there been an application for a comprehensive plan amendment;
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 purpose of the C-G district
is "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
permanent motoring public."
D.
Staff finds that the proposed zoning is in general conformance with the comprehensive
plan (please see Section 7 of the Staff Report for detailed analysis of specific
comprehensive plan action items that apply to this development).
B. Is the area included in the zoning amendment intended to be rezoned in the future;
ConcUlTent 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 permits;
Staff finds that the various proposed commercial uses would be allowed (permitted)
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 which may dictate that the area
should be rezoned. For example, have the streets been widened, new railroad access been
developed or planned or adjacent area being developed in a fashion similar to the
proposed rezone area;
Several road improvement projects are occucring in the near vicinity to the site or are
approaching completion that are tied in with the approved and under construction
projects, specifically Ustick Road. The subject property is generally sUlTounded by
rapidly developing commercial properties. Staff does not find that there has been a
change in the area that dictates that this 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
harmonious 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 projects along gateway conidors
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 harmonious 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 harmonious 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
determine 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 fITe protection, drainage structures, refuse disposal, water,
sewer; or will the person responsible for the establislnnent 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. Permanent 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 fi-om 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 CoWlcil
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;
1.
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 conununity's
economic welfare.
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 finds 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 sUITounding 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 of major
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 staff is unaware.
L. Is the proposed zoning amendment in the best interest ofthe city.
In accordance with the findinfls listed above. staffßnds that the annexation/zoninfl of this
vrovertv. as proposed bv the applicant. would be in the best interest of the Citv (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 detennining the acceptance of a proposed subdivision, the Commission shall consider the
objectives of this Title and at least the following:
A. The conformance 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 fmancial capability of supporting services for the proposed development;
Please see Exhibit B for comments and conditions &om 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 jòllowing, and may approve a conditional use permit if
they shall find 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 harmonious 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 of the 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 coITidor design standards. If the applicant
makes these changes, this rIDding will be met.
Sadie Creek Promenade Subdivision
Exhibit D Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 11/17/2005
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 petmitted 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 of the 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 CUPIPP/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 hannful 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 in'igation are available to the subj ect
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 of the 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 UstickiEagle 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
~ CENTRAL
at Etf:Jw
CENTRAL DISTRICT HEALTH DEPARTMENT
Environmental Health Di~ïj~; <':: J,::,:,-;- "'. .,"-- ,,-
NOV'. ? lO05
Rezone #
Conditional Use #
Preliminary / Final/Short Plat
Cit,:' qr J,,(:,:::~:=~;~i:-
- . n ,..,,- '. --r","',
'. ',...,.,.,c." '., .. -
~~ C-L-
Return to:
0 Boise
0 Eagle
0 Garden City
~dian
0 Kuna
OACZ
0 Star
0 1. We 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 m_ust 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.
0 5. 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
surface waters.
07. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
&'8. After wri~pp.roval from appropriate entities are submitted, we can approve this proposal for:
/'" ~al sewage 0 community sewage system 0 community water well
0 interim sewage ~ntral water
0 individual sewage 0 individual water
d The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
V- Division ~vironmental Quality:
~tral sewage g community sewage system 0 community water
0 sewage dry lines ~I 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:~ L1/0 J~
Reviewed By: Á.- #'¿ -
Review Sheet
15726.001EHO904
MAYOR
Tammy deWeerd
. , . .,'.
~;;dl~~ \ TRANSMITTALS TO AGENCIES FOR COMMENTS ON
\Y~'(' ID¡\HO )t DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN
~'r~')¡. q" TR£.\.Sl)RE v","," " To insure that your comments and recommendations will be considered by
~~~¡ 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.: PP OS..QS3
Hearing Date: November 17, 2005
Request: Public Hearing - Preliminary Plat approval of 24 commercial
building lots on 15.33 acres in a ~osed C-G zone and an
approved C-G zone for Sadie Creek Promenade Subdivision
CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Charles M. Rountree
Shaull. Wardle
CITY DEPARTMENTS
Fire
540 E. Franklin Road
888-1234 / fax 895-0390
Parks & Recreation
11 W. Bower Street
888-3579 / fax 898-5501
Road
ocr' ~ 20nJi
Planning
660 E. Watertower Lane
Suite 202
884-5533 / fax 888-6844
David Zaremba (no FPf " ::", ,:' :::':::~¡an School District (No FP)
= David Mae (no FP)' , - - "" ~:,~ -~ T. "." ~~f~n Post Office{FPIPP only)
Wendy Newton-HuckålJBy' (No FP) Ada County Highway District
- Michael Rohm (No FP) - Ada County Development Services
- Keith Borup (No FP) - Central District Health
- Tammy de Weerd, Mayor - Nampa Meridian Img. District
- Charlie Rountree, CIC - Settlers Img. District
- Christine Donnell, CIC -Idaho Power CO. (FP,PP,CUP)
- Keith Bird, CIC - Qwest (FPlPP only)
- Shaun Wardle, CIC -Intennountain Gas (FPJPP only)
-Zer Department =: Bureau of Reclamation (FPlPP only)
ewer Department Idaho Transportation Dept. (No Fp)
Sanitary ServiceS(No VAR, VAG, FP) - Ada County Ass. land Records
- Building Department =: Meridian Development Corp.
- Fire Department Historical Preservation Comm.
- Police Department -
- City Attorney
- City Engineer
~ City Planner
= Parks Departmènt
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:
CITY HALL 33 EAST IDAHO AVENUE MERIDIAN, IDAHO 83642 (208) 888-4433
CITY CLERK - FAX 888-4218 CITY ATTORNEY I HR - FAX 884-8723 FINANCE.& UTILITY BILLING - FAX 887-4813 MAYOR'S OFFICE - FAX 884-8119
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