HomeMy WebLinkAboutChampion Park Addition RZ
RZ 05-021
MERIDIAN PLANNING & ZONING MEETING
January 5, 2006
APPLICANT Hillview Development Corporation
ITEM NO.
17
REQUEST Rezone of .94 acres from R-8 to C-G zone and Rezone of .95 acres from R-8
to C-N zone for Champion Park Addition - north of Ustick Road and west of Eagle Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See attached Staff Comments
CITY WATER DEPT:
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CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
See attached Comments
See attached Comments
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: See affidavit of Posting
Contacted: é¿O J IdAA ~f IrCUA .
Emailed: ~ V
Date: {r L-{ -oLr
Staff Initials:
Phone: q~ ~ /()c¡g()
Materials presented at publlç meetings shall become property of the City of Meridian.
STAFF REPORT
TO:
FROM:
CiTY OF MERIDIAN PLANNING DEI' ARTMENT STAFF REPORT FOR THEHEARING DATE GJ;jf~1i¥{ì"i-;íiOg6iK/'Y'X:-t~<r'~k
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Hearing Date: 1/5/2006
Planning & Zoning Commission
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Craig Hood, Current Planning Manager
Meridian Planning Department
208-884-5533
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SUBJECT:
Champion Park Addition Subdivision
RZ-05-02l
Rezone of 1.89 acres fTOm R-8 to C-G (General Retail and Service
Commercial)(0.94 acres) and C-N (Neighborhood Business)(0.95 acres).
PP-05-057
Preliminary Plat approval of 48 single-fàmily residential building lots (24
attached and 24 detached), 2 commercial lots and 4 common lots on 11.44
acres.
MCU-05-004
Conditional Use Permit (CUP) approval to modify CUP-02-049 by removing
the proposed mini-storage use and replacing that with attached and detached
single-family dwellings.
MI-05-0l5
Miscellaneous request to modify the recorded Development Agreement for
Champion Park Subdivision (F.K.A. - Parkstone Subdivision.)
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Hillview Development Corporation, has applied for Re-zoning of 1.89 acres fTom
R-8 (Medium-Density Residential) to C-G (General Retail and Service Commercial) for 0.94
acres and C-N (Neighborhood Business) for 0.95 acres; Preliminary Plat and Conditional Use
Permit approval of 48 single-family building lots, 2 commercial building lots, and 4 common lots
on 11.44 acres; and a Miscellaneous request to modify the existing development agreement for
this property. The site is located on the north side of Us tick Road, approximately 1,300 feet west
of Eagle Road. This site is currently vacant. The site has not been previously final platted, but
was a part ofthe original Champion Park (a.k.a - Parkstone) Subdivision. The subject property is
within the Urban Service Planning Area and within the current city linlits.
2. SUMMARY RECOMMENDATION
The subject applications (RZ, PP, MCU, and MI) were submitted to the Planning Department
for concurrent review. Generally, the Planning & Zoning Commission is the [mal decision
making body on a Conditional Use Permit. However, because the City Council is the final
decision making body on the Rezone, Miscellaneous and Preliminary Plat applications, all of
the subject applications are being combined into one staff report. The Commission should make
recommendations to the Council on all of the subject applications. Below, staff has provided a
detailed analysis and recommended conditions of approval for the requested applications. Staff is
recommending approval of the proposed Champion Park Addition Subdivision (RZ-05-02 L PP-
05-061. MCU-05-004 and MI-05-0l5) with the conditions listed in Exhibit B ofthe Staff Report.
3. PROPOSED MOTION (to be considered after the public hearing)
Champion Park Addition Subdivision RZ-O5-021/PP-O5~O61 /MCU-OS-OO4/Mf-O5-0!5
PAGE!
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
Recommend Approval
I move to recommend approval to the City Council of File Numbers RZ-05-02l, PP-05-061,
MCU-05-004 and MI-05-0l5, as presented in staff report for the hearing date of January 5, 2006
with the following modifications: (Add any proposed modifications.)
Recommend Denial
I move to recOlmnend denial to the City Council of File Numbers RZ-05-02l, PP-05-061,
MCU-05-004 and MI-05-0l5, as presented in the staff report for the hearing date of January 5,
2006 for the following reasons: (You should state specific reasons for denial of the annexation
and you must state specific reason(s) for the denial of the plat.)
Continuance
I move to continue File Numbers RZ-05-02l, PP-05-06l, MCU-05-004 and MI-05-015, to the
hearing date of (insert continued hearing date here) for the following reason(s): (You should
state specific reason(s) for continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
North side of Us tick Road, approximately 1,300 feet west of
Eagle Road, at the northeast comer of Us tick Road and Leslie
Way / 4NIE32
b. Owner:
Hillview Development Corporation
150 E. Aikens Street, Ste. A
Eagle, ill 83616
c. Applicant:
Hillview Development Corporation
150 E. Aikens Street, Ste. A
Eagle, ill 83616
d. Representative:
e. Present Zoning:
Becky McKay, Engineering Solutions, LLP
R-8
f. Present Comprehensive Plan Designation: Medium Density Residential
g. Description of Applicant's Request: The applicant is requesting approval of a 54-lot
development that includes 48 single-family buildable lots, 2 commercial lots and 4 common
lots on property that was originally approved by the City for mini-storage units and
commercial businesses. The applicant is proposing to modify the original approvals and
overall site plan by changing this phase ofthe development from commercial mini-storage to
primarily residential. The applicant is proposing an even mix of single-family attached and
detached lots in this amended phase of the development. All of the proposed residential lots
conform to the dimensional standards of the R¥8 zone. The average lot size in the proposed
development is 6,887 square feet. The gross density of Champion Park Addition is 4.77
dwelling units per acre. Less than 2% ofthe area being developed in this phase is being set
aside for open space. However, 11 % of the total Champion Park development is being set
aside for open space.
Champion Park Addition Subdivision RZ-05-02I1PP-05-061/MCU-05-004/MI-05-015
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
I. Date of preliminary plat (attached as Exhibit A):
2. Date of landscape plan (attached as Exhibit A):
9/29/05 (Revised 10-20-0S)
11/10/05
h. Applicant's Statement/Justification: The proposed Champion Park Addition is cunently zoned
R-8 and was approved as a planned development that included attached and detached single-
family housing, four office lots, two commercial lots, and one mini-storage lot. The portion of
the project formerly proposed as a mini-storage lot is now being proposed as Champion Park
Addition, with 24 single-family detached lots and 24 single-family attached lots. We arc
conClUTently submitting a request for preliminary plat, rezone of the two commercial lots to C-
G and C-N as requested by staff, and a modification of the development agreement and
conditional use pennit. No variances are being requested for this project. Rezone to C-N is
requested for a 0.95 acre lot and rezone to C~G is being requested for a 0.94 acre lot, as
requested and approved in the original development agreement for the overall project. The
remaining 7.S7 acres will remain zoned R-8 and be platted as a residential development. As
the property to the east is designated Mixed Use ~ Regional, no buffer is proposed adjacent to
the commercial lots. We ask that the Findings of Fact and Conclusions of Law and Orders for
the previous approvals be amended as necessary to reflect the above changes (please see
Applicant's Submittal Letter.)
5. PROCESS FACTS
a. The subject application will in tàct constitute a rezone as determined by City Ordinance. By
reason of the provisions of the Meridian City Code Title 11 Chapter S, a public hearing is
required before the City Council on this matter.
b. The subject application wí1l in fact constitute a preliminary plat as determined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 6, a public
hearing is required before the City Council on this matter.
c. The subject application will in fact constitute a conditional use permit as determined by City
Ordinance. By reason ofthe provisions of the Meridian City Code Title 11, Chapter S, a public
hearing is required before the City Council on this matter.
d. Miscellaneous applications are not currently addressed in Title 11 of the Meridian City Code.
It has been determined by the City's Legal Department that a miscellaneous application to
amend a recorded development agreement will in fact require a public hearing before the City
Council.
e. Newspaper notifications published on: December 19 and January 2, 200S
f. Radius notices mailed to properties within 300 feet on: December 19, 200S
g. Applicant posted notice on site by: December 26, 200S
6. LAND USE
a. Existing Land Use(s): The subject property is currently vacant.
b. Description of Character of Surrounding Area: The property to the north has been
platted as a residential phase of Champion Park. To the west, across Leslie Way, are future
office lots and a City Park in Champion Park. To the east are C-G zoned properties (Blue
Marlin/future Kohl's site) and a Swacre parcel currently zoned RUT in Ada County. To the
south, across Us tick Road, is Carol Subdivision. Carol Subdivision consists of I-acre parcels.
Some of the lots in Carol Subdivision are zoned R-2 in Meridian, some are zoned Rl in Ada
Champion Park Addition Subdivision RZ-05~02 I /PP-05-06 IIMCU-05-004/MI-05-01 5
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5,2006
County. This area is rapidly transitioning fTom rural to urban.
c. Adjacent Land Use and Zoning:
1. North: Single-family residential, Champion Park Subdivision, zoned R-8
2. East: Currently vacant, future commercial development, zoned C-G; existing Ada
County residence on 5-acres, has applied for annexation to C-G
3. South:
Rural residential, Carol Subdivision, zoned Rl (Ada County) and R-2 (City)
4. West: City Park and future office lots in Champion Park Subdivision, zoned R-8
d. History of Previous Actions: In 2003, the City approved an annexation, preliminary plat
and a conditional use permit for a mixed use planned development on 104.77 acres called
Parkstone Subdivision (AZ-O2-033 , PP-02-033 and CUP-02-049). Phases within Parkstone
Subdivision have final platted with the name Champion Park. The subject 11.44 acres is part
of the original Parkstone/Champion Park development. Two commercial lots and 1 mini-
storage lot were originally planned for this area.
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer:
Location of water:
Extension of mains in N. Leslie Way.
Extension of mains in N. Leslie Way.
Issues or concerns:
None.
2. Vegetation:
for.
There are no existing trees on this property that need to be mitigated
3. Floodplain: N/ A
4. Canals/Ditches Irrigation: There are no open canals or ditches that cross the subject
site; the ditches have previously been piped.
5. Hazards: Staff is not aware of any hazards associated with this property.
6. Proposed and Existing Zoning: R-8 (Medium-Density Residential)(9.55 acres);
C.G (General Retail and Service Commercial)(0.94 acres) and C-N (Neighborhood
Business)(0.95 acres).
7. Size of Property: 11.44 acres
f. Subdivision Plat Information:
1. Residential Lots:
48
2. Non~residential Lots:
3. Total Building Lots:
2
50
4. Common Lots:
4
5. Other Lots: 0
6. Total Lots: 54
7. Gross Density:
g. Landscaping
4.77 units per acre (net 6.11 d.u./acre)
1. Width of street buffer(s):
A 25-foot wide street buffer is required along Ustick
Champion Park Addition Subdivision RZ-05-02IfPP-O5-06IIMCU-O5-004/MI-O5-015
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
Road, an arterial street (UDC ll-2B-3). A 10-foot wide street buffer is required along
Leslie Way (UDC 11-2B-3). Street buffers are not required adjacent to the other,
internal streets.
2. Width ofbuffer(s) between land uses: A 20-foot wide land use buffer is required
between C-N zoned properties and residential uses (UDC ll-2B-3). The applicant is
proposing to construct a 20-foot wide landscape buffer between proposed C-N zoned
lot and the residential lots to the north.
3. Percentage of site as open space: For the entire Champion ParkiParkstone
development over 11 % ofthe site is being set aside for open space. 0.29 acres/2.5%
(including street buffers) and 0.57 acres/0.49% (excluding street buffers) of the
subject 11.44 acres is being set aside for open space.
4. Other landscaping standards: Landscaping adjacent to micro-paths should comply
with UDC 11~3B~12.
h. Amenities: City park that includes bathrooms, a tot lot, a parking lot, micro-paths, useable open
space.
i. Off-Street Parking: UDC ll-3C~6.A requires single-fàmily detached dwellings to have a 2
enclosed parking spaces (a garage) and a 20' x 20' parking pad in fi:ont of each garage.
ill all commercial districts, UDC ll-3C-6.B requires one off-street vehicle parking
space for every 500 square feet of gross floor area.
j. Proposed and Required Residential Standards:
R-8
Setbacks (in feet) Proposed
Front Living Area (to sidewalk) 15
Side Accessed Garage (to sidewalk) 15
Front Accessed Garage (to sidewalk) 20
Side 4
Rear 12
Frontage (garage facing street) 50
Frontage (alley loaded garage) N/A
Lot Size (garage facing street) 5,000
Lot Size (alley loaded garage) N/A
k. Proposed and Required Non-Residential:
C-N
Setbacks (in feet)
Proposed
20
0
25
Front
illterior Side
Rear
Maximum Building Height
35
Champion Park Addition Subdivision RZ-05-021/PP-05-061/MCU-05-004/MI-05-015
Required
15
15
20
4
12
50
40
5,000
4,000
Required
20
0
25
35
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
C-G
Setbacks (in feet)
Proposed
0
Required
0
Front
Interior Side
Rear
0
0
65
0
0
65
Maximum Building Height
l. Summary of Proposed Streets and/or Access: Leslie Way cunently exists adjacent to
the site's western boundary and intersects U stick Road. The applicant is not proposing any
new accesses to Ustick Road. Direct lot access to Ustick Road for Lot 34, Block 1, should be
prohibited. The internal streets are proposed as local streets with a 36-foot wide street section
(measured back of curb to back of curb) with 5-foot wide attached sidewalks. Staff is
supportive of the proposed street system. As of the print deadline for this report, ACHD has
not provided the City with detailed analysis and conditions for tl1is project. Staff anticipates
having ACHD's site specific conditions prior to the City Council hearing and will incorporate
those conditions into Exhibit B prior to sending the City Council report to print.
7. COMMENTS MEETING
On December 16,2005, a joint agency and departments meeting was held with service providers
in this area. The agencies and departments present include: Meridian Fire Department, Meridian
Parks Department, Meridian Public Works Department, Meridian Police Department, and the
Sanitary Services Company. Staff has included comments, conditions and recommended actions
in Exhibit B below.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Medium Density Residential" on the Comprehensive Plan Future
Land Use Map. Medium density residential areas are anticipated to contain between three and
eight dwellings per acre (see Page 95 of the Comprehensive Plan.) The proposed Preliminary Plat
includes 48 single-family lots for a gross density of 4.77 dwelling units/acre. NOTE - The 1.89
acres proposed for commercial zoning was previously approved by the City as a use exception to
CUP-02-049. In discussions with the applicant, staff requested that the applicant submit an
application to rezone the subject commercial areas, to match the previously approved commercial
land use designation. The proposed commercial area is adjacent to land designated "Mixed Use-
Regional" on the Future Land Use Map that is already zoned C-G. Although the proposed zoning
map amendment does not explicitly comply with the current Future Land Use Map, staff believes
that the Map is a guide and the subject area also meets the intent of the Mixed - Use designation
and is eligible for a commercial zone. For these reasons, staff is recommending that this area be
zoned commercial. Further, at the North Meridian Area Comprehensive Plan Map Amendment
hearing on January 17, 2006, staff will be asking the Council to amend the Future Land Use Map
to reflect the commercial zoning/uses of these properties.
Chapter VI, Goal II, Objective A, Action 3 - Consider "Accommodating Bicycle and Pedestrian
Travel: A Recommended Approach" ITom the National Center for Bicycling and Walking in all
land-use decisions.
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient.
Champion Park Addition Subdivision RZ-05-02I/PP-05-06 I/MCU-05-004/MI-05-0I 5
PAGE 6
"
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
Staff believes that the subject applications comply with the policies listed in the literature noted
above.
Chapter VI, Goal II, Objective A, Action 6 - Require stTeet connections between subdivisions at
regular intervals to enhance connectivity and better traffic flow.
The applicant is proposing a loop street system within this phase of the development. Two new
street connections to the existing Leslie Way are proposed. The properties to the east are
anticipated to contain commercial businesses. Staff believes that a public street connection to the
east should not be required. However, to enhance pedestrian connectivity in the area, staffis
supportive of the proposed pedestrian connection to the property to the west.
Chapter VI, Goal II, Objective A, Action 13 - Review new development for appropriate
opportunities to connect to local roads and collectors in adjacent developments.
See analysis above.
Chapter VI, Goal II, Objective A, Action 5 - Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
The applicant is proposing to construct 5-jòot wide attached sidewalks adjacent to the internal
streets. The applicant is also proposing to construct a micro-path to the future commercial area
to the east.
Chapter VII, Goal IV, Objective C, Action 6 - Require pedestrian access in all new development
to link subdivisions together and promote neighborhood connectivity.
See analysis above.
Chapter VII, Goal I, Objective D, Action 9 - Require new residential development to provide
permanent perimeter fencing to contain construction debris on site and prevent windblown debris
from entering adjacent agricultural and other properties.
Prior to house construction, fencing should be constructed around the perimeter of this site.
Chapter VII, Goal IV, Objective D, Action 2 - Restrict curb cuts and access points on collectors
and arterial streets.
No access to Ustick Road is being proposed; direct lot access to Ustick Road should be
prohibited.
Chapter VII, Goal IV, Objective C, Action 1 ~ Protect existing residential properties from
incompatible land use development on adjacent parcels.
The applicant is proposing a 20-foot wide land use buffer between the proposed C-N zoned lot
and the existing R-8 zoned property to the north. One of the properties to the west is currently
zoned C-G (Blue Marlin). When the commercial property(ies) to the east develop, the City should
require a land use buffer be constructed on that site to protect the subject residential lots from the
Champion Park Addition Subdivision RZ-05-021/PP-05-0Gl/MCU-05-004/MI-05-0I5
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
commercialllse(s). If land use buffers are constructed in accordance with the UDC, stafffmds
that the proposed residential and commercial uses should be compatible with each other.
Staff believes that the proposed densiZy and zoning for this property is appropriate. Staff recommends
that the Commission and Council rely on any verbal or written testimony that may be provided at the
public hearing when determining if the applicant's zoning and development request is appropriate for
this property.
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: Meridian City Code ll-2-A-2 lists single-family attached
and detached homes as pennitted uses in the R-8 zoning district. Please see Meridian City
Code 11-2B-2 for a list of penn it ted, conditional and prohibited uses in the C-N and C-G
zones.
b. Purpose Statement of Zones:
R-8 Medium-Density Residential: The purpose of the residential districts is to provide for
a range of housing opportunities consistent with the Meridian Comprehensive Plan.
Connection to the City of Meridian water and sewer systems is a requirement for all
residential distTicts. Residential districts are distinguished by the allowable density of
dwelling units per acre and corresponding housing types that can be accommodated
within the density range.
C-N and C-G: The purpose of the Commercial DistTict is to provide for the retail and
service needs ofthe 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 distTict, the scale and mix of allowed commercial uses, and the
location ofthe district in proximity to stTeets and highways.
c. General Standards: All ofthe proposed lots comply with the standard lot size and street
frontage requirements ofthe R-8, C-N and C-G zones established in the UDc. No dimensional
modifications are being requested for the proposed development.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
1.
RZ Application: Based on the previous approval of CUP-02-049, which allowed
two commercial lots in this area as a use exception to the Parkstone/Champion Park
development, staff believes that the requested C-N and C-G zones are appropriate for
this property. Please see Exhibit D for detailed analysis of the required facts and
findings for the rezone.
The rezone legal descriptions submitted with the application (stamped on October 28,
2005 by D. Terry Peugh, PLS) shows the properties are within the existing corporate
boundary of the City of Meridian.
2.
MI Application: UDC 11-5B-3.D.2 and Idaho Code § 65-6711A provides the City
the authority to require a property owner to enter into a Development Agreement
(DA) with the City that may require some written commitment for all future uses.
Hillview Development Corporation, the current owner and developer, has previously
Champion Park Addition Subdivision RZ-05-02 IIPP-O5-061/MCU-O5-004/MI-05-0 IS
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
entered into a development agreement with the City and is requesting that certain
sections of said recorded development agreement be modified to reflect the proposal
to construct additional residences rather than a mini -storage facility. The
development agreement for this property was record on May 23, 2003 as Instrument
No. 10385229. Staff recommends that the Commission and Council direct the
City's Legal Department to draft modifications to the recorded development
agreement for Parks tone Subdivision as follows:
. Page 4, Item 4-1 - "c onstruction and development for a Planned
Development consisting of m 299 single-family detached building
lots, ~ 76 townhouse/patio home lots, 4 office lots, 2 commercial lots,
1 mini-storage lot, 1 pocket park, 1 City "Neighb orhood" Park, and 32
common lots. "
. Pages 5-9, Item B - Add the Ada County Highway District's
conditions for this phase of the development to this section.
. Page 12, Item G - Add the new case numbers for the subject
Conditional Use Permit (MCU-05-004), Preliminary Plat (PP-05-06l)
and Miscellaneous application (MI-05-0l5) to this section.
. The applicant is also requesting that Pages 4-5, Item 6.A.2 be modified
to remove the requirement for the two commercial lots to obtain
Conditional Use Permits (CUP), unless indicated as such in the Unified
Development Code (UDC). Staff believes that because the applicant is
requesting a Neighborhood Business (C-N) zone for Lot 33, Block 1,
and is proposing to install a land use buffer in accordance with the
UDC provisions, no future CUP should be required for that lot, unless
indicated as such in the UDC. However, because Lot 34, Block 1, is
proposed for General Retail and Service Commercial (C-G), is on a
highly visible street, and to prevent any future use on Lot 34, from
being detrimental to the area, staff recommends that any future use on
Lot 34, Block 1, be required to obtain a CUP. Staff recommends that
Item 6.A.2 of the development agreement be modified as noted above.
Prior to the rezone ordinance approval, a modification to the recorded Development
Agreement (Instrument No. 103085229) shall be entered into between the City of
Meridian, property owner (at the time of annexation ordinance adoption), and the
developer. The applicant shan contact the City Attorney. Bin Nary. at 888-4433 to
initiate this process.
3.
PP Application: The proposed preliminary plat substantially complies with the
Zoning Ordinance.
Special Considerations:
Landscaping: The landscape plan prepared by Harvest Design, P.c., on 11-10-05,
labeled Sheet LS-lis approved with the following modifications/notes:
. Provide landscape buffers along Ustick Road, Nakano Drive (adjacent to lots
in Champion Park Subdivision #3) and Leslie Way as depicted. The landscape
buffers along the streets shall be designed in accordance with UDC ll-3B-7.
. Provide a 20-foot wide landscape buffer (and easement) along the north side
of Lot 33, Block 1, to buffer the adjacent residential use. Materials within said
buffer should comply with UDC ll-3B-9.
Champion Park Addition Subdivision RZ-O5-021/PP-05-061/MCU-05-004/MI-O5-0 15
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
.
Provide landscaping in compliance with UDC ll-3B-Il, adjacent to the
micro-path in Lot 26, Block 1.
A written certificate of completion shall be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape plan
and submitted prior to City Council signature of the Final Plat. All standards
of installation shall apply as listed in UDC ll-3B-14.
.
Submit a landscape plan, reflecting the changes/notes mentioned above, with the
final plat application(s).
Access: The applicant is proposing to take access to this property from Leslie Way, an
existing street. No access to Ustick Road is proposed. Direct lot access to Ustick Road
should be prohibited via a note on the face of the final plates). See Exhibit B below.
House Orientation: Staff has concerns about the orientation of the houses on Lots 8, 9,
and 14, Block 2. Generally, when reviewing the layout of a plat, staff likes for like
yards to match (e.g. - side yard of one lot to abut the side yard of another.) With the
configuration of the short cul-de-sacs in Block 2, staff recommends that the front of
these lots be restricted. The house on Lot 8, Block 2, should be oriented to the south,
to match the yards of Lots 7 and 9. The house on Lot 9, Block 2, should be oriented to
the north, to match the yards of Lots 8 and 10. Because of the size and configuration
of Lot 14, Block 2, the house shall be oriented to the east. The applicant should
designate the orientation of these lots on the face of the final plat. See Exhibit B
below.
Fencing: The applicant has not proposed any fencing with this development. A
detailed fencing plan should be submitted upon application of the final plat. If
permanent fencing is not provided before issuance of a building penllit, temporary
construction fencing to contain debris must be installed around the perimeter.
Perimeter, common open space, and micro-path fencing shall be designed according to
UDC ll-3A-7. See Exhibit B below.
Micro-paths: The micro-path in Lot 26, Block 1, shall be constructed in accordance
with UDC 11.3A.8 (construction) and UDC 11.3B (landscaping).
Common Areas: Maintenance of all common areas shall be the responsibility of the
Champion Park Home Owners' Association.
Pressure Irrigation: 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 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 UDC ll-3A-
15 and MCC 9-1-28.
4.
MCU Application: Staff believes that the proposed Conditional Use Permit
Modification substantially complies with the Zoning Ordinance and will not have and
Champion Park Addition Subdivision RZ-05-02 I/PP-O5-06I1MCU-05-004/MI-05-0 I 5
PAGE 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5,2006
adverse impact on the use on other property. Please see Exhibit D for detailed analysis
ofthe required facts and findings for the Conditional Use Permit.
Special Considerations:
Site Plan: The applicant did not submit a site plan showing how the subject 11.44
acres fit in with the overall 105 acres of the development. Staff recommends that
the applicant provide staff with 10 full size copies and one 8.5" x 11" cOpy of a
revised site plan that shows the entire Parkstone/Champion Park development, as
proposed. Further, staff recommends that the applicant bring a copy of said
revised site plan to the Planning & Zoning Commission hearing.
b. Staff Recommendation: Staff recommends approval of the subject applications RZ~05-
021, PP~05~061, MCU-05-004 and MCU-05-004, with the conditions listed in Exhibit B of
the Staff Report for the hearing date ofJanuary 5, 2006.
11. EXIDBITS
A. Drawings
1. Preliminary Plat (dated: 9-29-05)
2. Landscape Plan (dated: 11-10-05)
3. Site Plan (dated: )
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
8. Central District Health Department
C. Rezone Legal Descriptions
D. Required Findings from Zoning Ordinance
Champion Park Addition Subdivision RZ-05-02IfPP-O5-06I/MCU-O5-004/MI-05-015
PAGE I I
CITY OF MERlDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
A. Drawings
1. Preliminary Plat (dated: 9-29-05)
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Exhibit A - Page I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
2.
Landscape Plan (dated 11-10-05)
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Exhibit A - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
3. Site Plan - Forthcoming
Exhibit A - Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI-IE HEARING DATE OF JANUARY 5, 2006
B. Conditions of Approval
1. Planning Department
SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PP-05-06l)
1.1.1
1.1.2
1.1.3
1.1.4
1.1.5
1.1.6
1.1.7
1.1
The preliminary plat labeled as PRE Sheet 1 of 1, prepared by Engineering Solutions, LLP, dated
September 29, 2005 (revised 10-20-05) is approved, with the conditions listed herein. All
comments and conditions of the accompanying Rezone (RZ-05-021) application, Miscellaneous
(MI-05-0l5) application, and Conditional Use Pennit (MCU-05-004) application shall also be
considered conditions of the Preliminary Plat (PP-05-06l).
The landscape plan prepared by Harvest Design, P.c., on 11-10-05, labeled Sheet LS-lis
approved with the following modifications/notes:
. Provide landscape buffers along Ustick Road, Nakano Drive (adjacent to lots in
Champion Park Subdivision #3) and Leslie Way as depicted. The landscape buffers
along the streets shall be designed in accordance with UDC ll-3B-7.
. Provide a 20-foot wide landscape buffer (and easement) along the north side of Lot
33, Block I, to buffer the adjacent residential use. Materials within said buffer shall
comply with UDC ll-3B-9.
. Provide landscaping in compliance with UDC 11-3B-12, adjacent to the micro-path
in Lot 26, Block 1.
. A written certificate of completion shall be prepared by the landscape architect,
designer, or qualified nurseryman responsible for the landscape plan and submitted
prior to City Council signature of the Final Plat. All standards of installation shall
apply as listed in UDC ll-3B-14.
Submit a landscape plan, reflecting the changes/notes mentioned above, with the final
plat application(s).
The future house on Lot 8, Block 2, shall be oriented to the south, to match the yards of Lots 7
and 9. The future house on Lot 9, Block 2, shall be oriented to the north, to match the yards of
Lots 8 and 10. Because of the size and configuration of Lot 14, Block 2, the future house shall be
oriented to the east. The applicant shall designate the orientation of these lots on the face of the
final plat.
The applicant has not proposed any fencing with this development. A detailed fencing plan
should be submitted upon application of the final plat. If permanent fencing is not provided
before issuance of a building permit, temporary construction fencing to contain debris must be
installed around the perimeter. Perimeter, common open space, and micro-path fencing shall be
designed according to UDC 11- 3A - 7.
The micro-path in Lot 26, Block 1, shall be constructed in accordance with UDC 11-3A-8
(construction) and UDC ll-3B (landscaping).
Maintenance of all common areas shall be the responsibility of the Champion Park Home
Owners' Association.
Place a note on the face of the final plates), stating that direct lot access to Ustick Road is
prohibited.
Exhibit B - Page I
1.1.8
1.2
1.2.1
1.2.2
1.2.3
1.2.4
1.2.5
1.2.6
1.3
1.3.1
1.3.2
1.3.3
2.1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
Underground, pressurized irrigation must be provided to all lots within this development.
GENERAL REQUIREMENTS-PRELIMINARY PLAT (PP-05-06l)
A detailed landscape plan, in compliance with the landscape and subdivision ordinance and as
noted in this rep0l1, shall be submitted for the subdivision with the final plat application(s).
Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuanttoUDC 11-3A-17.
All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subj ect 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 pem1itted under UDC 11- 3B.
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.
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
Staffs fàilure to cite specific ordinance provisions or terms of the approved annexation and
conditional use does not relieve the applicant of responsibility for compliance.
Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B~ 7.
SITE SPECIFIC REQUIREMENTS - CONDITIONAL USE PERMIT (MCU-05-004)
Submit 10 full size copies and one 8.5" x 11" copy of a revised site plan that shows the entire
Parkstone/Champion Park development, as proposed. Further, the applicant shall bring a copy of
said revised site plan to the Planning & Zoning Commission hearing.
All comments and conditions of the accompanying Rezone (RZ-05-02l) application,
Miscellaneous (MI-05-0l5) application and Preliminary Plat (PP-05-061) application shall also
be considered conditions ofthe Conditional Use Permit (MCU-05-004).
All future use(s) on Lot 34, Block 1, shall obtain Conditional Use Permit approval prior to
construction and operation.
2. Public Works Department
Sanitary sewer service to this development is being proposed via of mains in N. Leslie Way that
were installed with a previous phase of Champions Park. The applicant shall install all mains
necessary to provide service; applicant shall coordinate main size and routing with the Public
Works Department, and execute standard forms of easements for any mains that are required to
Exhibit B - Page 2
2.3
2.4
2.5
2.6
2.7
2.8
2.9
2.10
2.11
2.12
2.13
2.14
2.15
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
2.2
provide service. Minimum cover over sewer mains is three feet, if cover n-om top of pipe to sub-
grade is less than three feet than altemate materials shall be used in conformance of City of
Meridian Public Works Departments Standard Specifìcations.
Water service to this site is being proposed via extension of mains in Champions Park
Subdivision. The applicant shall be responsible to install all water mains necessary to serve this
development, coordinate main size and routing with Public Works.
The applicant has not indicated who will own and operate the pressme Í1Tigation system in this
proposed development. If it is to be maintained as a private system, plans and specifications will
be reviewed by the Public Works Department as part of the construction plan review. A "draft
copy" of the operations and maintenance manual will be required prior to plan approval with the
"final draft" being required prior to final plat signatme on the last phase of this project.
If it is to be owned and maintained by an Irrigation District then evidence of a license agreement
shall be submitted prior to scheduling of a pre-construction meeting.
The City of Meridian requires that pressmized irrigation systems be supplied by a year-round
source of water (UDC ll-3B6). 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 conlli10n areas prior to
signature on the final plat by the City Engineer.
All existing structures that do not meet setback requirements or zoning ordinance 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.
Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building permits.
A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, 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 determined during the plan review process, prior to signature on the final plat
per Resolution 02-374.
It shall be the responsibility ofthe 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.
Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Anny Corps of Engineers.
Developer shall coordinate mailbox locations with the Meridian Post Office.
Compaction test results shall be submitted to the Meridian Building Department for all building
Exhibit B - Page 3
2.16
2.17
3.1
3.2
CITY OF MERIDIAN PLANNING DEPARTMENT STArr REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
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. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least I-foot above.
One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical
locations are at street intersections and/or fire hydrants. Final design locations and quantity are
detem1ined after power designs are completed by Idaho Power Company. The sh"eet light
contTactor shall obtain design and pem1it from the Public Works Department prior to
commencing installations.
3. Fire Department
One and two family dwellings will require a fire-flow of 1,000 gallons per minute available for
duration of 2 hours to service the entire project. Fire hydrants shall be placed an average of 500 feet
apart. International Fire Code Appendix C.
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.
3.3
Final Approval ofthe fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 Y/' outlet face the main street or parking lot aisle.
b. The Fire hydrant shan not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on comers when spacing pennits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.4
The phasing plan may require that any roadway greater than 150 feet in length that is not
provided with an outlet shall be required to have an approved turn around.
3.5
All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
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
The roadways shall be built to Ada County Highway Standards cross section requirements and
shall have a clear driving surface, available at all times, which is 20' wide. Streets with less than
a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one
side. These measurements shall be based on the face of curb dimension. The roadway shall be
able to accommodate an imposed load of75,000 GVW.
3.8
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.
Exhibit B ~ Page 4
3.9
3.10
3.11
3.12
3.13
3.14
3.15
4.1
5.1
6.1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
The proposed 48-10t subdivision with an estimated 2.9 residents per household would have a total
estimated population of 139 residents at build out.
Maintain a separation of 5' from the building to the dumpster enclosure for the commercial
buildings.
Provide a Knox box entry system for the complex prior to occupancy.
The Fire Dept. has concerns about the ability to address the project and have the addresses visible
from the stTeet which the project is addressed off of. Please contact Vicki Heugly at 898-5500 to
address this concern prior to the public hearing.
All aspects of the building systems (including exiting systems), processes & storage practices
shall be required to comply with the International Fire Code.
All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
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 fire 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).
.
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. Police Department
Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if
solid fencing is used.
5. Parks Department
No comments.
6. Sanitary Service Company
sse has no comments related to this application.
7. Ada County Higbway District
.. .......... .. ......
f ottl!COIn iog
8.1
8. Central District Health Department
After written approval from appropriate entities are submitted, we can approve this proposal for
central sewage and central water.
Exhibit B - Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
8.2
The following plans must be submitted to and approved by the Idaho Department of Health &
Welfare, Division of Environmental Quality: central sewage and centTal water.
8.3
Run-off is not to create a mosquito breeding problem.
8.4
It is recommended that stOll11 water be pre-tTcated prior to discharge to the subsurface to prevent
impact to ground water and surface water quality. The engineers and architects involved with the
design of this project should obtain current best management practices for stOD11 water disposal
and design a storm water management system that is preventing groundwater and surface water
degradation.
Exhibit B - Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DA TE OF JANUARY 5, 2006
C. Rezone Legal Descriptions
IDAHO
SURVEY
GROUP
1150 CtH WaV:r'VJWc'" St;,
S"itø ISO
11«,:;tJi"", ,Id"ho RiM:'
Pho..." (:WB¡ lJ'1("B'>7ö
F;", \2ùBj 118'1.5399
I'ruP(JS(~d CN Zon{~
Proposed C'/}nmpioll Pm' ': AddiHoli
A 1}¡1I'cL'! ofhwd being a portî,\u ofthc SE ~:, (lfScl:lion .*2, Town&hip 4 '1\'01111.
Hang". 1 Eil~l, Ri\LMclidian, Ada County, Idaho, uwre )ilt1ícularly de¡;¡;ritJ(;d ,as
fo] ows: COI11i1J<'I1L:il1g at Ih" \'4 comer common to [hI;': said Section 32 1IUd Se\~t¡ml 5,
TmvlI~hip 3S0rth, Runge ( E:&S1, 8.M., from which tlte SW comen,fsaid $cct i 011 3::\
bears North S9"4:{'] 7" East, 2655.40 feet; thclU~ù along ¡he soulh line of the SE Y. of said
St.'çlit,JIJ 32 1'\02111 .g9~44'04" East, 124.23 lect, IIJCI\œ 1'\0111100"1 5'56" Vvc,~t, 20(J.68
Ii':e! 10 tIlt: REAL I'OINT OF BEGINNING,
'rhClwe cüniinuing North 00"15'56" West, 56.25 fcl,,'1 III II (¡oim OfCIU'Valnrc;
Tlwucc 4] Ai' fecI along the life of ,1 curve to the left, said curve having a r¡¡dius of
30U,OO IlIel, H &"Itll tinglc üfOT,5S'22", nnda long dwrd bearing North 04" 13')8" Wt$l.,
41,45 fcutto iJ point o[h!Ogcnc)';
Thence Nörth OS"'I' I)" West, 82,77 ¡<x't 10 a puinl. of eurvntul'C;
Th.:m:c 7,07 f¡,:(;\ along the arc ofll curve to the leli. snit! eliI've having arildìlls of
J66J)O feN, a delta ¡lIIglc 01"02".26 '20", nnd II h)ngl:hord I:JC¡lring Nul'!h 09"24'28" West.
7.07 fecI;
Thcnce, North 74< 15'19" East, 6 I .88 feel!G .1 110ini of c~rvaturc;
'rhcm~e 21.16 feel along the arc ora çurvc to tht: Jcft, sai~1 t:tnvc ImvLng a nldillS of
so. )(¡ feci, a delta ilnglt> 0(24°14 '36", and along cllOrd bearing NOl1h 62"08'0'" East,
21.00 Icel;
Thence South 39"59'1 T' Ea.~I, 25.00 fcet;
Thence Norllt 89"58'28" East,! 26,83 jeel tü a point on the East line of said
Sf 1/4
Tho::!.lC(; along said hue Soulh 00"01 '}2" Emil, 193.99 e~;
Ther!!;c 50mb 90"00'00" West, 204,84 feci to the I'OINT OF BEGINNING, ,""""
Containing (¡-~)S acres, more or less. "T-=-~¡
;,\, ?)~ ' iù'f~~)__'-
: 11431 ~,
",' 1':\.~n'llr R>
.' 't~l'. '
'if' 4S)t ~, ',n'?-,~},;,/
,,)9] t ( 91'.cn_d~', '-,:,,:,1V, ');~;~~-
';j(\;'¡ ;,,\'1".;1 '.11'\,\',,(;-; _mm'.-'
Exhibit C - Page I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
':'I;:fR:I",\_i>:""
;¡\; , " ;¡r
('-I '
'i';:~'1,~, "
IDAHO
SURVEY
GROUP
'I '150 ra~t v..';,t"nnwn,r :51
~;l1i", ¡ ,(j
I'k¡-¡¡J¡,.,-, , 1<1;d", HJM2
Ph"O<:1 008) 1:"11,,8570
Fa;; (20Bi $(H5399
Oclnbô'l' 2:-;, ::wns
Proposed CG ZOIl(:
J>ropost'd Ch~mpiooPnrk AddiHon
¡\ pared of]an(! being a pqrtion nfthe SE L(; ofSœtiotl 32, 'township:1 t\orl.h,
Hangl: lbas[,RM., Meridian, Ada County, Idaho, more J1:.II'tÌl~ul<Jrly descrjb(:d <IS
follows: C(mmlCnl,illg £II ¡he ,~~ COl'Hur common 10111(' ~aid Section 32 and Section 5,
Towoshíp3 North, Rangu I East, RM., '¡-¡.:1m whkh the SW cnl'llCf ofsnÎd Se<:fìm¡ 32.
bears Norjb 89"43 '17" Fits!., 2(i55.40 ,th:l; them:.: along tlle S(JUtll line oftbø SE ~:; of said
Section 32 North H9"44 '0'1" East, 1124,13 ICe!. to the REAl, POINT OF ,IJI~GINNING,
Then(',c North 00"'15'56" Wt'sr, 200,68 Icet;
Thence North 9U"OO'OO" East 204.84 feci 10 H point on the East line of s:rid
SE 1/4;
ThcllCt' alon,g s¡¡ill line Sou!.h 00"01'32" E¡¡s1, 199.73 fecI to the East I (] (\ t:<ùrner
COnlII1011 to Sect inn 5 and the said SC-'ÇtlOl1 32;
Thel\cc ;l]ong (he sol1tll line ûflhe Sri Y.. of¡¡¡¡id Scclíon 32, South 89"'44'04"
Wes!, 204,00 fcOIln the r'OJ!,;'I' OF BEGINNING. Conlaining 0,94 lWre5. mort: or less,
-, , .. ,~-')
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
D. Required Findings from Zoning Ordinance
1. Rezone Findings:
Exhibit D - Page I
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
1.
The map amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to zone 0.95 acres to C-N and 0.94 acres to C-G. These areas
were previously approved by the City for commercial use as a use exception with CUP-
02-049. Although the proposed zoning map amendment does not comply with the current
Future Land Use Map, staff is recOlllillending that this area be zoned commercial to
reflect the previous use exception approval. Further, at the North Meridian Area
Comprehensive Plan Amendment hearing on January 17, 2006, staff will be asking the
Council to amend the Future Land Use Map to reflect the commercial designations of
these properties. Staff finds that the proposed map amendment will comply with all other
applicable provisions of the comprehensive plan. Please see Comprehensive Plan Policies
and Goals, Section 8, ofthe Staff Report.
2.
The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff finds that there are several uses that are allowed and conditionally allowed within
the requested zoning districts of C-N and C-G. If the applicant complies with the
conditions outlined in the modified development agreement, the modified conditional use
permit and the proposed preliminary plat, staff finds that the proposed commercial
lots/districts will be in compliance with the regulations outlined in each specific district.
The accompanying plat, conditional use permit and proposed development agreement
modifications, demonstrate that the land will be developed with lot sizes, uses and other
dimensional requirements that COnfOTIll to the proposed zoning designations.
The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
3.
4.
Staff finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. Staff recommends that the Commission and Council rely on
any oral or written testimony that may be provided when determining this finding.
The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
induding, but not limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
5.
The annexation is in the best of interest of the City (UDC 11-5ß-3.E).
The C-N and C-G zoning amendments will provide commercial lots that are similar in
nature to existing and proposed commercial development in the vicinity. Staff finds that
all essential services are available or will be provided by the developer to the subject
property and will not require unreasonable expenditure of public funds. The applicant is
proposing to develop the land in general compliance with the City's Comprehensive Plan.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TIlE HEARING DATE OF JANUARY S, 2006
In accordance with the findings listed above, staff finds that Re-zoning of this property to .
C-N and C-G would be in the best interest of the City.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
1.
The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed application is in substantial compliance with the adopted
Comprehensive Plan, and the land use designation change proposed for this property with
the North Meridian Area Comprehensive Plan Amendment. Staff generally supports the
proposed plat layout and proposed density as they comply with the provisions of the
Comprehensive Plan and the UDC. Please see Comprehensive Plan Policies and Goals,
Section 8, of the Staff Report.
2.
Public services are available or can be made available and are adequate to
accommodate the proposed development;
3.
Staff finds that public services are available to accommodate the proposed development.
(See finding Items 3 and 4 above under Rezone Findings for more details.)
The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, staff finds that the subdivision will not require the expenditure of capital
improvement funds.
There is public financial capability of supporting services for the proposed
development;
4.
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., police, fire, ACHD, etc.) to determine this finding. (See finding
"Items 3 and 4 above under Annexation Findings above, and the Agency Comments and
Conditions in Exhibit B for more detail.)
The development will not be detrimental to the public health, safety or general
welfare; and
5.
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Council or 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
determine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
The development preserves significant natural, scenic or historic features.
6.
Staff is unaware of any natural, scenic or historic features on this site. Therefore, staff
finds that the proposed development will not result in the destruction, loss or damage of
any natural, scenic or historic feature( s) of maj or importance. Staff reconm1ends that the
Exhibit D - Page 2
CITY OF MERfDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
Exhibit D - Page 3
Commission and Council reference any public testimony that may be presented to
detem1ine whether or not the proposed development may destroy or damage a natural or
scenic feature(s) of major importance of which staff is unaware.
2. CUP Findings:
The Commission shall base its determination on the Conditional Use Permit request upon
the following:
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 large enough to accommodate all required parking, landscaping,
loading and other standard regulations required by the UDc.
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 proposal meets the objectives of the Comprehensive Plan as listed in
Section 8 of this report. See Rezone Findings #1 and 2 above.
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.
2.
3.
4.
Staff finds that the design, constmction, operation and maintenance of the single-family
attached and detached uses will be compatible with other uses in the general
neighborhood and with the existing and intended character of the vicinity as to not
adversely change the character of the area. Specific uses are not proposed within the C-N
and C-G lots at this time. Because the applicant is constructing a 20-foot wide land use
buffer between the C-N zoned lot and the residentially zoned lots to the north, staff finds
that the future operation of a commercial business on this lot should be compatible with
the neighborhood (provided the applicant complies with all UDC provisions.) Because
the proposed C-G zoned lot is a general retail and service commercial lot that is on a
highly visible intersection, staff is recommending that any and all future usee s) on this lot
be required to obtain CUP approval prior to construction and operation. Staff will analyze
future building heights, parking layouts, landscape buffer widths and other dimensional
standards with future applications to ensure compliance with the UDC. Staff
recommends that the Commission and Council reference any public testimony that may
be presented to determine whether or not the proposal will adversely affect the other
properties in the area.
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 Preliminary Plat, Development Agreement and
CUP conditions and constructs all improvements and operates the use in accordance with
the UDC standards.
That the proposed use will be served adequately by essential public facilities and
services such as highways, streets, schools, parks, police and tire protection,
drainage structures, refuse disposal, water, and sewer.
5.
CITY OF MERfDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
Exhibit D - Page 4
6.
7.
8.
Staff finds that sanitary sewer, domestic water and inigation are available to the subject
property. Please refcr to other comments prepared by thc Meridian Fire Department,
Police Department, Parks Department, Sanitary Services Company and ACHD.
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 applicant
and/or future property owners will be required to pay highway impact fees.
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 trame, 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. Staff does not
believe that the amount of traffic or noise generated will be detrimental to the general
welfare of the public. Staff recommends that the Commission and Council reference any
public testimony that may be presented to determine whether or not the proposal may
cause health, safety or environmental problems of which staff is unaware.
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.
Staff finds that the proposed development will not result in the destTUction, loss or
damage of any natural feature(s) of major importance. 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.
G CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT
. ~Bt61I~ Environmental Health Division
Rezone #
Conditional Use #
Preliminary / Final/Short Plat
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Return to:
0 Boise
0 Eagle
0 Garden City
~eridian
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 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
surface waters.
0 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
M.. After written approval from appropriate entities are submitted, we can approve this proposal for:
~ ~tral sewage 0 community sewage system 0 community water well
0 interim sewage ,.Øœntral water
0 individual sewage 0 individual water
A
The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of Environmental Quality:
A-eemral sewage 0 community sewage system
0 sewage dry lines ~int~aLwater
Þ Run,off is not to create a mosquno breeding probiem.
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 community water
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: t2-1iJ!!_J.É....L-
Reviewed By: .£- #~.-
Review Sheet
15726.001 EH0904
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1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
19 December 2005
phones: Area Code 208
OFFICE: Nompa 466-7861
SHOP: Nompa 466-0663
Planning Department
City of Meridian
660 E. Watertowcr Lane Suite 202
Meridian, ID 83642
RE:
RZ 05-021, PP 05-061, MCV 05-004/Champion Park Addition
Dear Anna:
Nampa & Meridian Irrigation District has no comment on the above referenced application for
Rezone of .94 acres from R-8 to C-G & rezone of .95 acres from R-8 to C-N zone; Preliminary
Plat approval of 48 single-family residential lots (24 detached lots and w24 attached lots), 2
commercial lots and 4 common lots on 11.44 acres in R-8, C-G & C-N zones and modification to
the previous Conditional Use Pennit for a Planned Development by removing the proposed mini-
storage use & including attached & detached single-family dwellings for Champion Park
Addition.
Sincerely,
/~,p~
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BHldbg
c:
Crew Foreman
File - Office/Shop
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS. 23,000
BOISE PROJECT RIGHTS - 40,000
c.uo '=I.:ItI (;8£ '1
p. 1.
"RE:~ (J E~ IVE:a'~")
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AFFIDAVIT OF POSTING
GITY OF MEHIDIAN
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STATE OF IDAHO
)
) §
)
COUNTY OF ADA
1, Shari Stiles, Engineering Solutions, LLP, 150 E. Aikens Street, Suite B, Eagle, Idaho, g3616, being duly
sworn, upon oath, depose and say:
I did personally post the subject property on the 26th day of December 2005 with the hearing signs. This is
in compliance with the ten (10) day posting as required by the City of Meridian for public hearings. Signs
were posted for annexation and zoning, preliminary plat and CuP and DA modifications for Champion
Park Addition.
Dated this
?9th
day of
December
, 2005.
~3~
, (Signature)
SUBSCRIBED AND SWORN to beti
0 Public for Idaho
Residing at Boise, Idaho
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My Commission Expires-
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DEC 29 '05 12:40
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' j~'~j 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
TRANSMITTALS TO AGENCIES FOR COMMENTS ON
DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN
Attn: Planning Department, by: December 29, 2005
Transmittal Date: December 8, 2005 File No.: RZ 05-O211PP 05-O61/MCU 05-004
Hearing Date: January 5, 2006
Request: Rezone of .94 acres from R-8 to C-G & Rezone of .95 acres from R-8 to C-N zone;
Preliminary Plat approval of 48 single-family residential lots (24 detached lots and 24
attached lots), 2 commercial lots and 4 common lots on 11.44 acres in R-8, C-G & C-N
zones and modification to the previous Conditional Use Permit for a Planned Development
(CUP 02-049) by removing the proposed mini-storage use & including attached & detached
single~family dwellings for Champion Park Addition
By: Hillview Development Corporation
Location of Property or Project: north of Ustick Road and west of Eagle
Road
MAYOR
Tammy de Weerd
CITY COUNCIL MEMBERS
Keith Bird
Charles M. Rountree
Shaun Wardle
Christine Donnell
CITY DEPARTMENTS
Fire
540 E. Franklin Road
888-1234 / fax 895-0390
Parks & Recreation
1.1 W. Bower Street
888-3579 / fax 888-6854
- David Zaremba (no FP)
David Moe (no FP)
= Wendy Newton-Huckabay (No FP)
- Michael Rohm (No FP)
- Keith Borup (No FP)
- Tammy de Weerd, Mayor
- Charlie Rountree, C/C
- Christine Donnell, C/C
- Keith Bird, C/C
----Yf1aun Wardle, C/C
Æ'Pater Department
~sewer Department
- Sanitary ServiceS(No VAR. VAG, FP)
- Building Department
- Fire Department
- Police Department
- City Attorney
- City Engineer
- City Planner
- Parks Department
Plarming & Zoning
660 E. Watertower Lane
Stùte 202
884-5533 / fax 888-6854
Police
1401 E- Watertower Lane
888-6678 / fax 846-7366
Public Works
660 E. Watertower Lane
Suite 200
898-5500 / fax 895-9551
Building
660 E. Watertower Lane
Suite 150
887-2211 / fax 887-1297
Your Concise Remarks:
- Wastewater
3401 N. Ten Mile Road
888-2191 / fax 884-0744
Meridian School District (No FP)
- Meridian Post Office(FPIPP only)
- Ada County Highway District
- Ada County Development Services
Central District Health
Nampa Meridian Irrig. District
== Settlers Irrig. District
Idaho Power CO. (FP,PP,CUP)
- Owest (FP/PP only)
Intermountain Gas (FP/PP only)
- Bureau of Reclamation (FP/PP only)
== Idaho Transportation Dept. (No FP)
Ada County Ass. Land Records
- Meridian Qet',~prer~ TE'I~"
== Historicallt~~1\liOIi~lJJ:nN Þ
OEe 1 ? 2005
." 't Of Meridian
'...,1 y -
C:ity Clerk Office
-.~-
- Water
2235 N. W 8th Street
888-5242/ fax 884-1159
CITY HALL 33 EAST IDAHO AVENUE MERIDIAN, IDAHO 83642 (208) 888-4433
:rTY CLERK - FAX 888-4218 CITY ATTORNEY /HR - FAX 884-8723 FINANCE & UTILITY BILLING - FAX 887-4813 MAYOR'S OFFICE - FAX 884-8119
** TX eOI'1F I RMAT I ON REPORT **
AS OF
DEe 29 '05 12:46
PAGE. 01
CITY OF MERIDIAN
DATE TIME TO/FROM MODE MIN/SEC PGS CMD~ STATUS
02 12/29 12: 45 P-AND-Z EC--S 00' 23" 001 087 - ~~-----------------
----------------------------------------------------------------------- -
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p.1
STATE OF IDAHO
COUNIy OF ADA
AF]i'ß)A VIT OF PoSTING
RECEIVED
DEC 2 9 2005
CITY OF MERIDIAN
ClìY CLERK OFFlrr
)
) §
)
~ Sbori Stiles, EnBinO<ring SoIu60ns, UP. !So E. Aü:.... Street, S oj", D, Eagle, l<óIho, 83616, being duly
sworn, upon oath, depose and say:
I did -Dally post the subject property on lb. 26th day of ~ 2005 - the hearing signs. y¡,¡, is
in """PtiaDœ with the 'en (10) day posting os roquU.,¡ by the CiOy of Mcrid;", fur pub!;c hemin",. Sil!D'
were posted for annexation and zoning. ~ plat and CuP and DA modifications for Champion
Parle Addition.
Dated this
'Qt},
day of
J)(!C'.emh....
.2005.
~ ¿s-- -i4r
(Signature)
SUBSCRIBED AND SWORN to be
3"~'-"~"~.h
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DEC 29 '05 12:48
20893813941
PAGE. lEa
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CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
City Of Meridian
City Clerk Office
DATE
January 5, 2006
ITEM #
20,21,22
PROJECT NUMBER
RZ 05-021, PP 05-061, MCU 05-004
PROJECT NAME
Champion Park Addition
NAME (PLEASE PRINT)
FOR
AGAINST NEUTRAL
** TX CONFIRMRTION REPORT **
AS OF
JAN 03 '06 15:07
PAGE. 01
CITY OF MERIDIAN
04
DATE TIME TO/FROM
01/03 15:07 P-AND-Z
MODE MIN/SEC PGS
EC--S 00'45" 002
CMDt! STRTUS
101 OK
--------------------------------------------------------------------------------------------
1fI'~ W.H. MOORE
'COMPANY
Real E~are Development
ËI Dorodo Bu,i..., Com,",
1940 S. Bon;to W;¡y. SUllo 160
Muridio.,ld,)¡o BJ64Z
P.D.S..S204
Bol". Ido"o 13707.2204
TELEPHONE 1208) 323.19191 fAX 323.7õ23
January 3, 2006
HE C E IVED
JAN 0 3 2006
ÇjTY OF MERIDIAN
CITY CLERK OFFICE
City of Meridian
Planning and Zoning Commission
660 E Watertower .Lane, Suite 202
Meridian 1083642
Dear Commissioners;
I am the owner of approximately 59 acres of land located at the northwest quadrant of
Eagle and Ustick Roads.
This land has been annexed into the City, is zoned for commercial use, and is planned
for a major shopping center to be known as CentrePoínt Marketplace. This planned
commercial use has been known by the City for at least four years.
Kohl's Department Store will be the project's major anchor store.
Contiguous to Centre Point to the west is the Champion Park Residential Subdivision.
Champion is a fine project which has been under construction for a year or two, and
was approved by the City with a condition that along Champion's east property line,
CentrePoint's west property line, the Champion Developer would be required to provide
a buffer between residential and commercial uses, such buffer to be upscale mini-
storage units.
All of our development plans, marketing materials, marketing presentations to future
retailers, banks, restaurants, lenders, et al in Centre Point have been with our
understanding that Champion would be developed per the City's approval with mini-
storage as the buffer between Champion and CentrePoint.
You have before you the developers of Champion's request, known as Champion Park
Addition, for various rezones, plat approvals, CUP modifications whereby the approved
mini-storage units would no longer be required and would be replaced with 48 single-
family residential building lots.
I do not come before you in opposition to the applicant's request. From the applicant's
economic perspective, certainly the requested residential use would be more profitable,
a higher and better economic use for the land, than mini-storage.