HomeMy WebLinkAboutChampion Park Addition PP
PP 05-061
MERIDIAN PLANNING & ZONING MEETING
January 5, 2006
APPLICANT Hillview Development Corporation
ITEM NO.
18
REQUEST 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 the R-8,
C-G and C-N zones for Champion Park Addition - north of Ustick Rd. & west of Eagle Rd.
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
See Stall C7:~~aCket
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CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
See attached Comments
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
NAMPA MERIDIAN IRRIGATION:
See comments in RZ Packet
See comments in RZ Packet
CENTRAL DISTRICT HEALTH:
SETTLERS'IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
contacted::Þwr )I\(l~GlA.y
Emailed:
Date: lY -() (j)
Staff Initials:
Phone: 13 f' "l) q go
Materials presented at public meetings shall become property of the City of Meridian.
8
8
Joint School District No.2
911 Meridian Road. Meridian, Idaho 83642 . (208) 855-4500 . Fax (208) 888-6700
SUPERINTENDENT
Dr. Linda Clark
December 12,2005
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Dear Planners:
The Meridian School District has experienced phenomenal student growth the last ten
years. The high schools, middle schools, and elementary schools throughout the district
are operating over capacity.
Approval ofthe Champion Park Addition will have an impact on school enrollments at
Discovery Elementary. Sawtooth Middle and Eagle High School.
We can predict that these homes, when completed, will house fifteen (15) elementary
aged children, twelve (12) middle school aged children, and nine (9) senior high aged
students. Additional students will further compound the current overcrowded situation.
Residents cannot be assured of attending the neighborhood school, as it may be necessary
to bus students to other schools across the district.
School capacity is addressed in Idaho Code 67-6508. The Meridian School District is
currently operating beyond capacity. Future development will continue to have an impact
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Sincerely,
~~
Building & Construction Manager
1111 W.H. MOORE
COMPANY
Real Estate Development
TELEPHONE (208) 323.1919/ FAX 323.7523
, EI Dorado Business Campus
1940 S. Bonito Way, Suite 160
Meridian, Idaho 83642
P.O. Box 8204
Boise, idaho 83707-2204
January 3, 2006
RECEIVED
JAN 0 3 2006
ÇjTY OF MERIDIAN
CITY CLERK OFFICE
City of Meridian
Planning and Zoning Commission
660 E Watertower Lane, Suite 202
Meridian ID 83642
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 CentrePoint 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,
Centre Point'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 CentrePoint 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.
My concern, however, is the probability that as we move through construction approvals
for the various phases of CentrePoint Marketplace, residents of Champion Park
Addition will appear before you complaining that they don't want to live next door to a
shopping center, etc., notwithstanding that the City and community at large, including
the Champion Park developers and their marketing representatives, have known for a
matter of years what would be developed at CentrePoint.
We have discussed this with the Champion developers' marketing respresentative, who
we understand has in turn discussed with the Champion developers who, we
understand, have agreed to include language in all sales documents to be executed by
both builder lot buyers and home buyers stating that these buyers are purchasing the
lots and homes with full knowledge of the use of the adjacent CenterPoint property.
I'm not certain of the legal implications of such acknowledgements, but at least should
the home buyers come before you in opposition to our activities at CentrePoint, you
would have clear evidence that they were aware of the CentrePoint development when
they purchased the lots/homes. I believe that such language in all sale documents
should be a condition of your approval.
As further insurance, we intend to place very prominent signs, facing west, all along the
west property line of CentrePoint, stating clearly the use of the subject land.
Additionally, I imagine we all agree that there should be a buffer between Champion
Park Addition and CentrePoint, and given that the Champion Park Developers are
requesting a deviation from their original approval, I would urge the Commission to
require the applicants to provide such a buffer by some combination of masonry walls
and landscaping. This should be the Champion Developers' obligation, not mine.
Thank you for your attention to this matter. Either my representative, Jonathan Seel,
and/or myself will be present at the January 5 hearing to answer any questions you
might have.
Sincerely,
whm/hs
CITY OF MERIDIAN PLANNING DEP AR1MENT STAFF REPORT FOR THE HEARING DATE REC ETVED
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STAFF REPORT Hearin. g Date: .1/5/2006 . . ,"'." " *:;!c~~"ti4,,~riO 5 2006
TO: Planmng&ZomngComilllsslOn ~U.fA '. 01n1~* MERIDIAN
FROM: Craig Hood, CulTentPlanningManager ~lt;/7ti1}IY1C'SfER~ OF~ICF
Meridian Planning Department L'.\!IH' ,)~
208-884-5533 ,," ,lr
SUBJECT:
Champion Park Addition Subdivision
RZ-05~021
Rezone of 1.89 acres from 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-family 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.05-015
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 from
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 culTently vacant. The site has not been previously final platted, but
was a part of the original Champion Park (a.k.a - Parkstone) Subdivision. The subject property is
within the Urban Service Planning Area and within the current city limits.
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 final 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-05-021. PP-
05-061. MCU-05-004 and MI-05-015) with the conditions listed in Exhibit B ofthe StaffRelJort.
3. PROPOSED MOTION (to be considered after the public hearing)
Champion Park Addition Subdivision RZ-O5-021 /PP-O5-06 I IMCU-O5-004/MI-O5-0 15
PAGEl
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-05-021, PP-O5-06l,
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 recommend denial to the City Council of File Numbers RZ-05.02l, PP-O5-06l,
MCU-O5-004 and MI-O5-0l5, 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-O5-06l, MCU-05-004 and MI-O5-0l5, 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 U stick 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
confonn 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-05-021/PP-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
1. Date of preliminary plat (attached as Exhibit A): 9/29/05 (Revised 10-20-05)
2. Date oflandscape plan (attached as Exhibit A): 11/10/05
h. Applicant's Statement/Justification: The proposed Champion Park Addition is currently 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 are
concurrently 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 ofthe 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 7.57 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 fact constitute a rezone as detennined by City Ordinance. By
reason of the provisions ofthe Meridian City Code Title 11 Chapter 5, a public hearing is
required before the City Council on this matter.
b. The subject application will in fact constitute a preliminary plat as detennined 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 pennit as determined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 11, Chapter 5, 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 detennined 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 2,2005
f. Radius notices mailed to properties within 300 feet on: December 19,2005
g. Applicant posted notice on site by: December 26, 2005
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 5-acre parcel currently zoned RUT in Ada County. To the
south, across Ustick 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 RI in Ada
Champion Park Addition Subdivision RZ-05-0211PP-05-061/MCU-05-004/MI-05-01 5
PAGE 3
CITY OF MERID/AN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
County. This area is rapidly transitioning ITom rural to urban.
c. Adjacent Land Use and Zoning:
1. North: Single.family residential, Champion Park Subdivision, zoned R-8
2. East: CulTently 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 R1 (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 pennit for a mixed use planned development on 104.77 acres called
Parkstone Subdivision (AZ-02-033, 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 lITigation: 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 Infonnation:
1. Residential Lots:
2. Non-residential Lots:
3. Total Building Lots:
4. Common Lots: 4
5. Other Lots: 0
6. Total Lots: 54
7. Gross Density:
g. Landscaping
1. Width of street buffer( s):
48
2
50
4.77 units per acre (net 6.11 d.u.lacre)
A 25-foot wide street buffer is required along Ustick
Champion Park Addition Subdivision RZ~05.021/PP-05-061/MCU-05-004/MI-05-0 /5
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
Road, an arterial street (UDC 11-2B-3). A lO-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 11-2B-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 ParklParkstone
development over 11% of the 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) ofthe
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-family detached dwellings to have a 2
enclosed parking spaces (a garage) and a 20' x 20' parking pad in front 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
~& 4
Rear
Frontage (garage facing street)
Frontage (alley loaded garage)
Lot Size (garage facing street)
Lot Size (alley loaded garage)
k. Proposed and Required Non-Residential:
C.N
Setbacks (in feet)
Front
Interior Side
Rear
Maximum Building Height
12
50
N/A
5,000
N/A
Proposed
20
0
25
35
Required
15
15
20
4
12
50
40
5,000
4,000
Required
20
0
25
35
Champion Park Addition Subdivision RZ-05-021/PP-05-061/MCU-05-004/MI-05-015
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
C-G
Setbacks (in feet) Proposed Required
Front 0 0
Interior Side 0 0
Rear 0 0
Maximum Building Height 65 65
1. Summary of Proposed Streets and/or Access: Leslie Way currently exists adjacent to
the site's western boundary and intersects Ustick 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 this 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-O2-049. 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" from 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-05-021/PP-05-06I1MCU-05-004/MI-05-015
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 street 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-foot 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
pennanent 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 20joot 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-05-02I1PP-05-061/MCU-05-004/MI-Q5-QI5
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
commercial users). If land use buffers are constructed in accordance with the UDC, staff finds
that the proposed residential and commercial uses should be compatible with each other.
Staff believes that the proposed density 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 11-2-A-2 lists single-family attached
and detached homes as permitted uses in the R-8 zoning district. Please see Meridian City
Code ll-2B-2 for a list of permitted, 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 districts. Residential districts are distinguished by the allowable density of
dwelling units per acre and corresponding housing types that can be accommodated
within the density range.
C-N and C-G: The purpose ofthe Commercial District 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. General Standards: All of the proposed lots comply with the standard lot size and street
frontage requirements of the 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: DOC 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-OS-O21/PP-OS-O61/MCU-05-004/MI-05-01 5
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 Parkstone 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-05-06I)
and Miscellaneous application (MI-05-015) 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 shall contact the City Attorney. Bill Narv. 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 11-3B-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 1I-3B-9.
Champion Park Addition Subdivision RZ-05-021/PP-05-0611MCU-O5-004/MI-05-0 15
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
.
Provide landscaping in compliance with UDC 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 11-3B-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
pennanent fencing is not provided before issuance of a building pennit, 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. 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 iITigation system should be installed to all
landscape areas per the approved specifications and in accordance with UDC 11-3A-
15 and MCC 9-1-28.
4.
MCV Application: Staff believes that the proposed Conditional Use Pennit
Modification substantially complies with the Zoning Ordinance and will not have and
Champion Park Addition Subdivision RZ-05-021/PP-05.061/MCU-05-004/MI-05-015
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
of the required facts and findings for the Conditional Use Pennit.
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 ofJanuarv 5.2006.
11. EXHIBITS
A. Drawings
1. Preliminary Plat (dated: 9-29-05)
2. Landscape Plan (dated: 11-10-05)
3. Site Plan (elated:; )
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-05-02I1PP-05-06 I IMCU-05-004/MI-05-0 I 5
PAGE II
CITY OF MERIDIAN 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 1
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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 THE HEARING DATE OF JANUARY 5, 2006
B. Conditions of Approval
1. Planning Department
1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT (PP.05-061)
1.1.1
1.1.2
1.1.3
1.1.4
1.1.5
1.1.6
1.1.7
The preliminary plat labeled as PRE Sheet I of I, 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-05-015) application, and Conditional Use Permit (MCU-05-004) application shall also be
considered conditions of the Preliminary Plat (PP-05-061).
The landscape plan prepared by Harvest Design, P.e., 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 11-3B-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 11-3B-9.
. Provide landscaping in compliance with UDC 11-3B-12, adjacent to the micro-path
in Lot 26, Block I.
. 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 11-3B-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, shan 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 I, shall be constructed in accordance with UDC 11-3A-8
(construction) and UDC 11-3B (landscaping).
Maintenance of all common areas shan 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-O5-061)
A detailed landscape plan, in compliance with the landscape and subdivision ordinance and as
noted in this report, 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
pursuant to UDC 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 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 permitted 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 stormwater 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 failure 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 IO 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-05-021) application,
Miscellaneous (MI-05-015) application and Preliminary Plat (PP-05-061) application shall also
be considered conditions of the Conditional Use Permit (MCU-O5-004).
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
2.5
2.6
2.7
2.8
2.9
2.10
2.11
2.12
2.13
2.14
2.15
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
2.2
provide service. Minimum cover over sewer mains is three feet, if cover trom 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 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 pressure irrigation 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 signature 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 pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3B6). 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 common 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 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 Permitting
that may be required by the Army 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
2.3
2.4
Exhibit B - Page 3
3.4
3.5
3.6
3.7
3.8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
2.16
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
detennined after power designs are completed by Idaho Power Company. The street light
contractor shall obtain design and pennit from the Public Works Department prior to
commencing installations.
2.17
3. Fire Department
3.1
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. futemational Fire Code Appendix C.
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.
3.3
Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 Y/' outlet fàce the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on 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.
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.
All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
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.
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 of 75,000 GVW.
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 street which the project is addressed off of. Please contact Vicki Heug1y 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
SSC has no comments related to this application.
7. Ada County Highway District
Forthcoming
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 central water.
8.3
Run-off is not to create a mosquito breeding problem.
8.4
It is recommended that stonn water be pre-treated 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 stonn water disposal
and design a stonn 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 DATE OF JANUARY 5, 2006
C. Rezone Legal Descriptions
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Ph"",; (2081 84<>"8570
fax (2.06) Ha.M;J'i/9
Pmpos~d CN7"-"H~
J>rlJposed Champioll Purk I\ddifltlh
l\ );lced ofland being a porti!)n (lfthe SF '/1 ofSeclion 32, TOWT15hip"¡ North,
Range 1 Easl, [UvL" Meridian, Ada County, Idaho, more pal1icularly dl."Scribcd >15
foUow,: Col11l1)¡'ncing at Ihe II. corner common to the said Secl"ion 32 Hud Section 5,
Township 3 North. Range I Ea~j, RM., from which the SW comer of said Scclion 32
bears Nolih 89"43' J 7" East, 2655.4Q feet; thence along the soulh line oftlie .sE ~/. of said
ScCliolJ 32 Non!} 89"44'04" East, 112423 feel, thence North 00')15'56" West, 200.1:i ¡
Fe"l to the REAL I)OlN'r OF BEGINNING.
'nWTKC continuing North O(J~15 '56" West, 56.25 tCL't to ¡¡ loint of curV:ILUI'C;
TIK'tlct 41,,48 fecI. along th~ arc o[a curve to the left, said CIII"V\) having a f;¡([ias of
300.00 feet, 11 ddLa IlfIgJc. of(j7"5S'22", and ¡¡long cJlOrd bearing North 04"13'3W" West,
41.45 fec! 'to J point (If l¡mgcncy;
Thcn~~c North OS'-'IJ '19" West, 82.77 (cello a pointQ[curvaturc;
Thenœ 7.07 Jcet along the <Ire of II curve to the Jell, said curve Imving II radius of
166.00 It-d, a delta Mgle 0(,02"26'20", nnd ß lollg chord bearing North 09"24'28" West
7.07 feel;
Thcm;\::' North 74"15'19"' East, 6Uì8 [cello a pÓint O[curvatUfe;
Thl.'JJCC 21.16 feel ¡¡long the arc ora curve to the Jen, said curVe having a mdius of
50.{)(J feet, it ddta lingle of24"14'36", and u long chord bcnring North 62°mrO," Ellsl,
21.00 feet;
Thence Soulh 39"59' 17" Ea.<¡t, 25.00 feet;
Theu!,e North 89"58"28" East, 26,ID fecllO a point on the East line of said
SEl!4
The!1!;\) along said line Soull¡ OO~OI '32" Easl, 193.99.icel;
S<J914\509 I 4-cn.doc
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Exhibit C - Page I
ClTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
IDAHO
SURVEY
GROUP
1450 Ean'A'.lIH-WWtil" St,
51,;w [50
MølÎdi3n, 1d~hQ fl3642
Plu:>t}c (lOB) iH6-8570
fax (20B) 8tH ..5399
Oclohcr 28. 2(¡O5
Proposed CG Zcmt
Proposed CbampiønPnrk Addition
A p¡u:cd of land being a portio" nfill!.: SF Y. of Sc:cliol! 32, lownsl1ip 4 Nür1h,
Rang;:: 1 East" B.M., Meddian, Ad:) County, Jdid!/), more ptU"liClllarly tlc$cribcd as
follows: Commcncing £II the % comeT common to the said Section 32 and S\;'x:tion 5,
Township 3 North, }{ange 1 E381, RM., from which tbe SW comer of said Section 32
bcllrs North 89c43' I T' East, 2655,40 feet; thúlJCC alùng 11m south )jne of the SE Y-, of l>:Jid
Section 32 North 89"44 '04" Easl, J 124.23 feet t(¡ the REAl. POINT Of<' BEGINNING,
Thence Nonh 00"'15'56" Wést, 200.68 feet;
'fhence North 90"00'(}0" East, 204,84 feet to ;l point on the East hnc of said
SE 1/4;
ThcJ\c~\ 1II0llg s¡¡id [jnt': SOUth ÚO"()1 '32" Em;!. 199.73 leet to the East 1 il6 "orner
common tn Section 5 and the said Section 32;
Th¡,;nce along the south line of the SE Y. of said Scction 32. South 89"'44 '()4"
West. 204,00 JeCllo thc I>OINT OF BEGINNI~G, ConlHiJ1ing 0.94 acres, more 01" 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:
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 recommending 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, of the Staff Report.
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
pennit 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 pennit and proposed development agreement
modifications, demonstrate that the land will be developed with lot sizes, uses and other
dimensional requirements that confonn to the proposed zoning designations.
Exhibit D - Page 1
2.
3.
The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
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 detennining 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
including, 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.
4.
5.
The annexation is in the best of interest ofthe City (UDC 11-5B-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 THE HEARING DATE OF JANUARY 5, 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, ofthe 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;
4.
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;
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 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
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 major importance. Staff recommends that the
Exhibit 0 - Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 5, 2006
Exhibit 0 - Page 3
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.
2. COP 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.
Staff finds that the design, construction, 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 ODC 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 ODC. Staff
recommends that the Commission and Council reference any public testimony that may
be presented to detennine whether or not the proposal will adversely affect the other
properties in the area.
2.
3.
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 Preliminary Plat, Development Agreement and
COP conditions and constructs an improvements and operates the use in accordance with
the ODC standards.
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.
5.
CITY OF MERIDIAN 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 irrigation are available to the subject
property. Please refer to other comments prepared by the 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 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. 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 detennine 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 destruction, 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
determine whether or not the proposed development may destroy or damage a natural or
scenic feature(s) of major importance of which staffis unaware.
CIì CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT
lirB~ð1w Environmental Health Divisioo..
Rezone #
Conditional Use #
Preliminary / Final/Short Plat
72 (}."'-- - ò2j 1",.:.
Me 4' 0, ç--t?o Y ... .. . -- -
?~ :::~~' k. J aiL u
Return to:
0 Boise
0 Eagle
0 Garden City
r8JMeridian
0 Kuna
DACZ
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 befo!~--we can comment on this Proposal.
0 4. We will require more data concerning soil conditions on this Proposal before we can comment.
Os.
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 w~:roval from appropriate entities are submitted, we can approve this proposal for:
~ tral sewage 0 community sewage system 0 community water well
0 interim sewage ~tral water.
0 individual sewage 0 individual water
The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of Environmental Quality:
~al sewage 0 community sewage system
0 sewage dry lines )Jéil1tral water
... Þ Run"aff is not to create a mosqu.a 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.
A
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
01S.
Date: /!2.JiL..J ~
Reviewed By: ,¿. ~-
Review Sheet
15726-()O1 EHO904
~ & ~ 1~ 'Dé4tUet
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
19 December 2005
Phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Planning Department
City of Meridian
- 660E-;-Watertower-Lane-Suite--2-O1- --~-- ,
Meridian, ID 83642
--,- '-"- -'--,
RE:
RZ 05-021, PP 05-061, MCV 05-004/Champion Park Addition
Dear Anna:
Nampa & Meridian Imgation District has no comment on the above referenced application for
Rezone of .94 acres ftom R-8 to C-G & rezone of .95 acres ftom 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,
/~~
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
C:
Crew Foreman
File - Office/Shop
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
--- ~~ ~uuv ~~:~b~M
Engineering Solutions
208 938 0941
p. 1
AFFIDAVIT OF POSTING
RECEIVED
DEC 2 9 2005
CJTY OF MERIDIAN
CITY CLERK OF~'rr:-
STATE OF IDAHO
)
) §
)
COUN1Y OF ADA
1, Shari Stiles, Engineering Solutions, LLP, ]50 E. Aikens Street, Suite B, Eagl~ Idaho, 83616, 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
Parle Addition.
Dated this
'Qt-h
day of
np.cemhffl'
,2005.
~ ~ij¡J
. (Signature)
SUBSCRIBED AND SWORN to beD
0 Public for Idaho
Residing at Boise, Idaho
~,,1\'t~~'~,~.iI*,.
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My Commission Expires'
C:\DocWDeJJt¡¡ and Sdtíngs\200S\O9\SO914\AFF1DPOSTING .doc
1
DEe 29 '05 12:40
208938 0941
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TRANSMITTALS TO AGENCIES FOR COMMENTS ON
DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN
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
AUn: Planning Department, by: December 29, 2005
Transmittal Date: December 8, 2005 File No.: RZ 05-o21/PP OS-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 02~49) 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
11 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
-----.Phaun Wardle, C/C
~'jIater Department
~Sewer Department
- Sanitary Services(No VAR, VAG, FP)
- Building Department
Fire Department
= Police Department
City Attorney
= City Engineer
- City Planner
- Parks Department
Planning & Zoning
660 E. Watertower Lane
Suite 202
884-5533 / fax 888-6854
Police
1401 E. Water tower 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 Meridianlrrig. District
Settlers Irrig. District
== Idaho Power CO. (FP,PP,CUP)
- Owest (FPIPP only)
_Intermountain Gas (FPIPPonly)
Bureau of Reclamation (FP/PP only)
== Idaho Transportation Dept. (No FP)
- Ada County Ass. land Records
Meridian QE\'~~ TG' D
- Historical ~~~rN .c.
DEC 1 2 2005
City Of Meridian
City 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
CITY CLERK - FAX 888-4218 CITY ATTORNEY /HR - FAX 884-8723 FINANCE & UTILITY BILLING -:FAX 887-4813 MAYOR'S OFFICE - FAX 884-8119
** TX CONF I RMATI ON REPORT **
AS OF
DEC 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 OK
--------------------------------------------------------------------------------------------
--._-"~
<-uo "":>0 U~"fl
p" 1
STATE OF IDAHO
COON'Iy OF ADA
AFFIÐA VIT OF POSTING
RECEIVED
DEC 2 9 2005
CITY OF MERIDIAN
CITY CLERK OFr=/f"'r
)
) §
)
~ Sha; Stiles, ~ SolIItions, LLP. ]50 E. Aikens Sueer, Suite B, Eagle, Jd;Iho, 836] 6. being daly
sworn. upon oath, depose and say:
I oIid P"!$ODaIJy post the subject property 011 the 26th day of December 200S with the heañng signs. This ~
in -pJiaoœ with u.e ten (I 0) day J>O<ÖD8 as n:quired by the City of Merim.n fur pub!; c -8>- Sips
were pOS'œd 1br 8IU1eXation and zonin& ~ plat aod CUP aod DA modifications for Champion
Pañc Addition.
Dated this
?9th
day of
)')p1'.ernh-
. 2005.
~ ~-?/Ir
(Signature)
SUBSCRIBED AND SWORN to be
""':::~"""~~~"'~l."
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,
DEC 29 '0512:48
208 93S 0941
PAGE. 01
RECEIVED
JAN 0 5 2005
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
City Of Meridian
City Clerk Office
January 5, 2006
ITEM #
DATE
20,21,22
RZ 05-021, PP 05-061, MCU 05-004
PROJECT NUMBER
PROJECT NAME
Champion Park Addition
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
~r/l ¡;~ !X'
,Ton CLthll n Sec.} v
, I
** TX CONFIRMATION 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
CMDiI STATUS
101 OK
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IIII~ W.H. MOORE
'COMPANY
Real EState Development
EI O.r;d. 6u,i.... Compo,
1940 S. Boni!. w.o. Suit. 160
Mcridi.n, Idoh, 83642
~O. B.dZ04
BoJ.., 'do"" 837070220<
TELEPHONE (2081 m.1919 I FAX 323.7523
January 3, 2006
HE C E IVED
JAN 0 3 2005
.,TY OF MERIDIAN
CITY CLERK OFFICE
City of Meridian
Planning and Zoning Commission
660 E Watertower Lane, Suite 202
Meridian ID 83642
Dear Commissioners;
I am the owner of approximately 59 acres of fand 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 CentrePoint 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 CentrePoint 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,
Centre Point'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 CentrePoint 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 mjni~storage.