HomeMy WebLinkAboutStaff Comments
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 2/16/2006
STAFJ<' REPORT
Planning & Zoning COlmnission
Hearing Date: February 16, 2006
'~¡
.; ;, ¡,~
~U /tllYlf 1~!1¡
'--/YLtirldi tXn '~,t; ~,
" - '-'.\He,} ,~
::'\- /I
'-~;"~>r~, ,,-:--<,'"
--",-'/."'-.1.",--,-,,-," 'y-,,!-,,~- -'""..,
'~ 19D~
TO:
FROM:
P&Z Commission
Joseph Guenther, Associate Planner
SUBJECT:
Gateway Marketplace
PP-06-002 - Prelilninary plat for 23 lots on 22.85 acres for Gateway Marketplace
by Landmark Development Group, LLC.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Landmark Development Group, LLC, is requesting approval of a Preliminary Plat with a
Variance to Chapter 3 Article H ofUDC to construct up to 250,000 square feet of retail and restaurant
uses on approximately 22.85 acres within the Gateway Marketplace development at the Southeast comer
of Us tick Road and Eagle Road/SH-55. This is the second application and would be the second
commercial project constructed within the Kissler annexation project AZ-03-018. The 36.33-acre site was
approved for annexation with a Development Agreement (DA) in April 2004 under the name Kissler
Annexation (see File No. AZ-03-018). The DA (Instrument No. 104107406) requires that any future use
be consistent with the approved plans for the annexation. A concept plan for the overall site was
submitted with the preliminary plat application showing building layouts and drive aisles.
The Commission should note that a variance application, submitted concurrently with tills prelinlinmy
plat application will be before the City Council at a date to be determined, the variance request proposes
two new approach to N. Eagle Road/State Highway 55, one for right-inlright-out access driveway and one
planned for a full access point. The Idaho Transportation Department (ITD) has not approved any
approach permits on tllis site and has made comment that this site does not qualify for access by standard
district policy. The overall design of the site is paramount on the approval of the Eagle Road approaches.
If the City Council dellies the approaches, Staff feels the design of the plat does not adequately provide a
frontage connection from Ustick Road, the future collector road west of the site, or south to the future
signalized intersection with River Valley Drive. The Development Agreement for the 22.85 acres does
sufficiently address the interconnectivity of the site as a public street access to Ustick Road and two
approved approaches have been provided for by ACHD as well as a frontage road was required for tills
site by the Development Agreement.
2. SUMMARY RECOMMENDATION
Staff is recommending continuance of the subject application (PP-06-002). Staff is recommending that the
Commission require the applicant to re-submit an amended plat wmch: 1) provides more articulation to
the building design and does not constitute a strip development, 2) provides a frontagelbackage road
east/west and connects with a private or limited access commercial street to Ustick, and 3) provides a
better design for cross access to the parcels east and south of the site. The ACHD staff report supports the
requirements of cross access to adjacent parcels and compliance with the Eagle Road Corridor Study.
PROPOSED MOTIONS (to be considered after the public hearing)
Recommend Denial
I move to recommend denial of File Number PP-06-002 for the following reasons: (you should
state specific reasons for denial. You should address how the applicant might re-do the
application to gain your recommendation for approval.)
Gateway Marketplace Subdivision
PP-O6-002
RE C E I-VED
FEBJ 3 2006
Crry OF rv1ERIDIAN page 1
'--~'TY r'.! !=p;.r r,CCr('~
~- --- -- - - '-",- '-..> ,..--
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 2/16/2006
Recommend Continuance (Recommend Approval)
I move to continue File Nmnbers PP-06-002 for the hearing date of February 16, 2006, to -'
2006, For approval: and direct staff to draft findings and conditions for approval to (date certain)
and in addition to staffs comments, direct the applicant to make the following changes: (inseli
COmments here)
3. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
SE comer of Us tick Road and Eagle Road/SH55
Township 3N, Range IE, Section 4
b. Owner
James Kissler
1125 W. An1ity
Boise Id 83705
c. Applicant:
Landmark Development Group, LLC
Tmnara Thompson
1882 Toluka Way
Boise ill 83702
d. Representative:
e. Present Zoning:
Tamara Thompson, Landmark
General Retail and Commercial (C-G) (AZ-03-018
f. Present Comprehensive Plan Designation:
Mixed Use-Regional- 2002 Comprehensive Future Land Use Map
g. Description of Applicant's Request:
1. See Exhibit A (prepared by Landmark Development Group LLC) for a copy of the
detailed site plan which depicts the lot layout, building, parking and access locations.
Exhibit B shows the proposed landscape plan.
h. Applicant's Statement/Justification: The application notes that the mixed use regional
designation provides for the overall site to be developed with a mixture of RetaillRestaurant
/Drive thru and other Commercial uses oriented around automobile traffic. The applicant
notes that the site is an ideal location for a retail complex and will provide the additional
landscaping along drive aisles, the design review for structures along the gateway corridor.
4. PROCESS FACTS
c.
The subject applications will in fact constitute preliminary plats as determined by City
Ordinance. By reason ofthe provisions of the Unified Development Code Title 11
Chapter 6, a public hearing is required before the City Council on this matter.
Newspaper notifications published on: 13th of February m1d 30th of January, 2006 (for
Planning & Zoning Commission)
Radius notices mailed to properties witilln 300 feet on: January 20, 2006 (for Planning &
Zoning Commission)
Applicant posted notice on site by: February 6,2006 (for Planning & Zoning
Commission).
a.
b.
d.
5. LAND USE
a. Existing Land Use(s): Bare land, single family residence
Gateway Marketplace Subdivision
PP-O6-002
page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 2/]6/2006
b. Description of Character of Surrounding Area: Large lot residential, llighway-oriented
services, rapidly urbanizing.
c. Adjacent Land Use and Zoning
1. North: Future pad sites witilln SclmÜtchger Subdivision, Lowe's site zoned C-G.
2. West: Sadie Creek Promenade Subdivision, Bienville Subdivision proposals, zoned
C-G, Rl, and RUT
3. South: undeveloped parcels zoned C-G with Redfeather Annexation.
4. East: Una Mas conceptual project and ACHD future right of way, zoned RUT-
proposed zone C.G
d. History of Previous Actions: In April 2004, the owners and City entered into a Development
Agreement for various High Density Commercial, Multi-family Residential, transitional, and
office uses under File AZ-03~0 18. Some property was annexed and zoned to General Retail
and Commercial (C-G) with a Development Agreement while other portions of the propeliy
(on the west side of Eagle Road) were not included in the annexation leaving out parcels
which were addressed with the original conceptual plan.
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer:
Location of water:
Extension of mains in Ustick Road
Extension of mains in Ustick Road
Issues or concerns:
Water main connection in Eagle Road is required.
2. Vegetation:
Agric ul tural/Irri gated
3. Flood plain: N/ A
4. Canals/Ditches Irrigation: The Milk Lateral bisects the property
5. Hazards: None identified
6. Size of Property: 22.85 acres
7. Description of Use: Up to 250,000 square feet of Retail, COlmnercial, and
Restaurant uses and associated parking and landscape improvements.
f. Subdivision Plat Information-
The submitted plat contains 23 lots in a C-G proposed zone with commercial uses.
Commercial uses are shown to be a mix of restaurant/retail spaces with six approximate
30,000 square foot buildings and 8 approximate 3,000 to 6,000 square foot buildings and
8 approximate 2,000 square foot attached buildings, and one approximate 40,000 square
foot office/retail building.
g. Landscaping ~
1. Width of street buffer(s): Per the Future Land Use Map, both Ustick Road and Eagle
Road are designated as "Entryway Corridors." As such, the UDC (Table 11-2B-3)
requires a 35-foot wide street buffer adjacent to both roadways. The landscape plan
(Sheet L1.1) proposes a 35-foot wide buffer along both Ustick and Eagle Roads. Ifthe
applicant proposes to construct the "Entryway Corridor" buffers in easements they
must meet the landscaping standards required in the UDC.
Gateway Marketplace Subdivision
PP-O6-002
page 3
CITY Of MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 2/16/2006
2. Percentage of site as open space: The UDC does not require open space or site
amenities for cOlmnercial uses.
4. Other landscaping standards: The landscape buffer along Ustick Road should be
constructed in accordance with UDC Chapter 3, Article B.
h. Planned Development Characteristics - N/ A
i. Conditional Use Information:
1. Non-residential square footage:
250,000
2. Proposed building height: 65 feet
3. Percentage of site devoted to building coverage: 25%
4. Percentage of site devoted to landscaping: Not defined
5. Percentage of site devoted to paving: Not defined
6. Percentage of site devoted to other uses: N/ A
7. Number of Residential units:
N/A
j. Amenities - The applicant is not required to provide an amenity
k. Off-Street Parking (residential uses) - N/A
1. Proposed and Required Residential Standards - N/ A
m. Proposed and Required Non-Residential Parking - One off-street parking space required for
every 500 square feet of gross í1oor area. Also, one Type A and one Type B parking space
required for the loading area (per UDC 11-3C-8). The proposed total building í1oor area is
250,000 s.f., wllich requires 500 parking spaces. There are no Type A or Type B spaces
shown, and the total number of parking spaces has not been calculated. Tills may be
addressed during detailed CUP review, CZC review, and/or building design review but the
design appears to meet the minimum standards of the UDC parking requirements.
n. Summmy of Proposed Streets and/or Access (private, public, common drive, etc.):
. The applicant is proposing two new access points to Eagle RoadlSH55 to serve
the Gateway Marketplace project at approximately 700 feet and 1200 feet south
of the Ustick/Eagle Intersection.
As noted above, ITD must issue a right-inlright-out pennit and a full access permit for
tills site, and the access is further contingent on the Meridian City COlUlCil granting a
variance to UDC 11 ~3H. At tills time the policy in place would be for backage roads to
serve this site and provide connection to the Y2 mile and the collector road systems. ITD
has submitted a letter indicating that they will not make a decision on approving access to
Eagle Road until such a time as the Meridian City Council has fonnally acted on the
Variance request. City staff does not support any access to Eagle Road in tills location.
In addition, the recorded DA between the applicant and the City requires either a public
or private street be constructed parallel to Eagle Road/SH55 that may connect to the north
boundary and may also COlmect to Eagle Road, if allowed by ITD at a point to be
determined by ACHD. ACHD has stated that the applicant shall provide cross access
south and east to connect to the future collector roadway east of the site and the
connection to the signalized access proposed south of the site at River Valley Drive.
This project along with the Una Mas Project east ofthe site will connect with Ally Street,
a proposed public street serving as a collector roadway to the entire area.
Gateway Marketplace Subdivision
PP-06-002
page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI-lE HEARING DATE OF 2/16/2006
In addition, the applicant is proposing two new access points to Ustick Road at the
following locations:
. Driveway #1 - 350 feet east of Eagle (right-inlright-out with center median)
. Driveway #2 - 700 feet east of Eagle (full access)
Ustick Road, from Leslie Drive to Ally Street (on the east side of Eagle Road), including
the Eagle Road intersection, has just been widened and improved to five lanes. The
intersection was widened to include dual left turn lanes.
The applicant's prelin1inary plan does not show a new public, cross access, or
commercial street extending south of Us tick Road for future connection to the east and
south. The preliminary plat (Sheet PP-l) shows a loading road as an approxilnate 40-foot
street section from the full access on Ustick, continuing as a cOlmnercial service drive to
the end of the southem boundary ofthe site where one east-west break is proposed. The
area (Kissler Annexation site) concept plan shows the road cOlmectil1g to the properties
south and east of the site with a frontagelbackage road system. The area plan (Una Mas
Annexation) shows private, internal driveways connecting to the future public street; such
driveways run mostly east/west connecting the Kissler site to Ally Street and ultimately
Ustick Road.
For a detailed report on both ITD's and ACHD's actions and cOlmnents, please see the
letters/reports sublnitted with the application.
6. AGENCY COMMENTS MEETING On December 281h 2005, staff held an agency comments
meeting. The agencies and departments present included: Meridian Fire Department, Meridian
Meridian Public Works Department, and the Sanitary Services Company. Staffwill included all
comments and recommended actions as Conditions of Approval if the Meridian Planning
Commission requests approval of the design as presented. If the Meridian Planning Commission
agrees with the staff analysis that a redraw of the plat will be required of the site then staff will
provide comments at such time as a new proposal is ready for Commission review.
7. COMPREHENSIVE PLAN POLICIES AND GOALS The subject site is designated 'Mixed
Use-Regional' on the Future Land Use Map. In Chapter VII of the Comprehensive Plan, tills designation
is defined in part as an area that is situated in highly visible or transitioning parts of the City where
innovative and flexible design opportunities are encouraged. The MU-R has no upper limit on the square
footage of non-residential uses and is intended to allow a broad range of uses.
Staff finds the following Comprehensive Plan policies to be applicable to tills property and apply to the
proposed development (staff analysis in italics below policy):
.
Require that development projects have planned for the provision of all public services.
(Chapter VII, Goal TII, Objective A, Action 1)
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands
proposed to be annexed in the following manner:
. The subject lands currently lie within the jurisdiction of the Meridian Rural Fire
District. Once annexed the lands will be under the jurisdiction of the Meridian
City Fire Department, who currently shares resource and personnel with the
Meridian Rural Fire Department.
Gateway Marketplace Subdivision
PP-O6-002
page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 2/J 6/2006
.
The subject lands currently lie within the jurisdiction of the Ada County Sheriff's
Office. Once annexed the lands will be serviced by the Meridian Police
Department (MPD).
The roadways adjacent to the subject lands are currently owned and maintained
by the Ada County Highway District (ACHD). This service will not change.
The subject lands are current(y serviced by the Meridian School District #2. This
service will not change.
The subject lands are currently serviced by the Meridian Library District. This
service will not change and the Meridian Librmy District should suffer no
revenue loss as a result of the subject annexation.
.
.
.
.
Municipal, fee-supported, services will be provided by the Meridian Building Department,
the Meridian Public Works Department, the Meridian Water Department, the Meridian
Wastewater Department, the Meridian Planning Department, Meridian Utility Billing
Services, and Sanitary Services Company. .
Chapter VII, Goal I, Objective B: Plan for a variety of commercial and retail opportUllities
witilln the Impact Area.
Stafffinds that the site is designated for MU-R on the Comprehensive Plan Future Land Use
Map. Although strictly commercial uses have not been specifically plannedfor this property
on the Comprehensive Plan Future Land Use Map the Development Agreementfrom the
annexation shows this portion as commercial and consistent with the overall site plan when
combined with the proposed Bienville Subdivision, and Sadie Creek Promenade Subdivision
which are all bound by the same development agreement. The bulk proposal of uses would
also meet the general class(ficationsfor mixed use regional.
.
Chapter VII, Goal I, Objective B, Action 5: Locate new community commercial areas on
arterials or collectors near residential areas in such a way as to complement with adjoining
residential areas.
Ustick Road is classified as an arterial roadway. The applicant is not proposing access from
the adjoining commercial areas by way of cross access, sidewalks or shared streets which
will provide future connection to residential areas east of the site along Ustick Road. Staff
believes that the commercial areas proposed compliment the existing and planned residential
areas in the vicinity but better connection must be planned to facilitate non-arterial
commercial collector connection to the site
.
Chapter VII, Goal IV, Objective D: Encourage appropriate land uses along transportation
corridors.
Staff believes that the proposed land uses are appropriate along the acijoining transportation
corridors (Ustick Road and Eagle Road). Staffsupports the proposed uses at this site as they
are consistent with the Mixed use regional district and the approved development agreement.
.
Chapter VII, Goal IV, Objective D, Action 2: Restrict curb cuts and access points on
collectors and arterial streets.
The ACHD evaluates access points in their analysis; no direct lot access is allowed to any of
the arteriallcollector roadways. The proposed access points to the arterial streets generally
comply with ACHD 's standards as detailed in the staff report. Please see the ACHD staff
report contained in the file.
ITD has indicated that they will not act on the proposed access points to Eagle Road until
Gatcway Marketplace Subdivision
PP-06-002
page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE Of 2116/2006
such a time as the Meridian City Council acts on the variance requests.
The Idaho Tramportation Department (ITD) has a policy jar access to a Type IV Principal
Arterial will be at intersections only, and spaced at one-halfmile inten;als in urban areas.
ITD allows approaches (other than intersectiom) in special cases and on a tempoI'm]! basis.
The Eagle Road access shall be eliminatedfrom this project.
.
Chapter VII, Goal IV, Objective D, Action 5: Require appropriate lmldscape and buffers
along transportation corridor (setback, vegetation, low walls, berms, etc.).
The applicant is proposing to construct appropriate bullers along all of the adjacent arterial
streets. By Ordinance, a minimum 35-100t wide landscape bufjér to Gateway Corridors. The
landscape plan shows the appropriate landscape buffers.
Staff also finds the following 2002 Comprehensive Plan text policies to be applicable to this
application:
.
"Require all new parking lots to provide landscaping in intemal islands." (Chapter V, Goal
III, Obj. D, #3, page 43)
"Eagle Road is the major north-south arterial in Ada County. The capacity of tills arterial
should be protected by mirumizing the number and location of private driveway access
connections to tills important roadway. The City should recognize, adopt, and help implement
the Eagle Road Access Control Study, prepared by ACHD in 1997." (Chapter VI, page 71)
"The capacity of arterial. . .roadways can be greatly dimirushed by excessive driveway
connections to the roadways. The City should cooperate with ACHD to minimize access
points on arterial. . .roadways as development applications are reviewed." (Chapter VI, page
72)
"Develop methods, such as cross-access agreements, frontage roads, to reduce the number of
existing access points on to arterial streets." (Chapter VI, Goal II, Obj. A, #12, page 79).
"Identify transitional zones to buffer commercial and residential uses, to allow uses such as
offices and other low intensity uses." (Chapter VII, Goal I, Obj. B, #7, page 102)
"Restrict curb cuts and access points on . . . arterial streets." (Chapter VII, Goal IV, Obj. D,
#5, page 107)
.
.
.
.
.
8. UNIFIED DEVELOPMENT CODE
a. Allowed Uses in the Commercial Districts: UDC Table 11-2B-2lists retail
store/restaurant/drive thru/ office/ financial institute uses as permitted uses in the C-G zoning
district.
b. Purpose Statement of Zone: The purpose of the Commercial Districts is to provide
for the retail and service needs ofthe commuruty 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 nlix of allowed commercial uses, and the location
of the district in proxilnity to streets and illghways. C-G General Retail And Service
Commercial District: The purpose of the C-G district is to provide for commercial uses which
are customarily operated entirely or almost entirely within a building; to provide for a review
of the impact of proposed commercial uses willch are auto and service oriented and are located
in close proximity to major highway or arterial streets; to fulfill the need oftravel-related
services as well as retail sales for the transient and permanent motoring public. All such
districts shall be connected to the municipal water and sewer systems of the city, and shall not
constitute strip commercial development and encourage clustering of commercial
development.
Gateway Marketplace Subdivision
PP-06-002
page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 2/16/2006
c. General Off-Street Parking Standards (from UDC 11-3C-5):
The following standards shall apply for off-street vehicle parking for nonresidential uses: In all
Commercial Districts the requirement shall be one (1) space for every five hundred (500) square
feet of grOSS floor area.
d. Structures Subject to Design Standards (11-3A-19B5): All stl11ctmes on property adjacent to
an entryway corridor (Ustick/Eagle Roads) are subject to the design standm-ds listed in this
section.
e. Outdoor storage/refuse areas (l1.3A-12): Outdoor utility meters, HV AC equipment, trash
dumpsters, trash compaction and other service functions shall be incorporated into the overall
design of buildings and landscaping so that the visual and acoustic impacts of these functions are
fully contained and out of view from adjacent properties and public streets.
f. Development along State and Federal Highways (1l-3H-4B2): If an applicant proposes a change
or increase in intensity of use, the owner shall develop or otherwise acquire access to a street other
than the state llighway. The use of the existing approach shall cease and the approach shall be
abandoned and removed.
a. No new approaches directly accessing a state illghway shall be allowed.
b. Public street connections to the state illghway shall only be allowed at:
1.
the section line road; and
ii. the half-mile mark between section line roads. These half-mile connecting streets shall be
collector roads.
Section 11- 3H-3: The applicant shall construct a street, generally paralleling the state l1ighway,
be designed to accommodate future connectivity and access to all properties fronting the state
highway that lie between the applicant's property and the nearest section line road and/or half
mile collector road. The intent is to provide for future connectivity and access to all properties
fronting the state highway that lie between the applicant's property and the nearest section line
road and/or half-mile collector road. The street shall be designed to collect and distribute traffic
(emphasis added).
9. ANALYSIS
9a. Analysis of Facts Leading to Staff Recommendation
The PP application does not substantially comply with the Uillfied Development Code. However,
there are several areas of clarification and some modifications required to both the site plan and
plat layout in order for staff to recommend full approval of the application. Below are several
special considerations for the P&Z Commission to review at the public hearing:
Analysis of Facts Leading to Staff Recommendation
PP Application (PP-06-002): The proposed preliminary plat can be conditioned to comply
with the Unified Development Code.
Gateway Marketplace Subdivision
PP-06-002
page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE I-fEARING DATE OF 2/16/2006
Based on the poJicies and goals contained in the Comprehensive Plan and the general compliance
of the proposed development with the Unified Development Code, Staff believes that this is a
good location for the proposed development. Please see Exhibit D for detailed analysis- of the
required facts and findings for a Zoning Amendment.
Non-Residential BuildinQ:s: The applicant has requested a maximum of 250,000 square feet of
retail/restaurant/office spaces. Staff does not propose to limit the applicant to their request as tills
area is designated as commercial, is surrounded by other commercial uses and is a prime location
for intense commercial uses designed in a clustered fashion.
Drive Thru Separation: The applicant has requested several lots to be drive thru retail uses willch
have a spacing requirement of 300'. Since the site plan is conceptual in nature staff feels that the
applicant shall design the site to meet the 300' standard separation for illive thru uses with this
application. If a drive-thru use is proposed witilln 300' of another drive thru then, a conditional
use application must be approved.
Access to SH 55/ EaQ:le Road: The applicant has requested an access point to Eagle Road.
According to ITD records, the applicant has sublnitted a request for access permit but is not
vested with an access point for tills location as the change in use is the decidi11g factor as to when
an access point be granted. Currently the site has no access to Eagle Road and the use is
agricultural/residential where the plat will change the use to commercial and is subject to the
design requirements ofUDC 11-3H. UDC requires that all access for Gateway Marketplace
Subdivision shall be taken from Ustick Road at points detennined by ACHD.
Uses: All other lots shall be lilnited to Office/Retail/Restaurant/Drive thru uses mld General
Commercial uses listed as permitted in UDC Table 11-2B-2. Any uses (excepting Drive thru)
not listed as permitted shall be subject to conditional approval.
Sidewalks: The applicant is not proposing to construct intemal sidewalks on some of the intemal
streets/drive aisles. The design does show the incorporation of the eight-foot walkway which is
directed to the main access to the commercial building. When and if the plat is resubmitted as
recommended, the applicant shall provide a more defined pedestrian access corridor showing
collector designed roadways with a detached sidewalk on one side, designed in compliance with
the Private Street standards listed in UDC 11-3F. Since the applicant has sublnitted a plan willch
is conceptual in nature staff feels the sidewalk locations shall be made consistent with the UDC
including drive aisles which shall include a detached sidewalk. The second drive aisle access
point to Ustick Road shall be designed with the private street sections as listed in UDC 11-3F and
subject to including sidewalks.
Landscape Street Buffers:
Arterials: UDC 11-2B requires a 35-foot wide street buffer along classified arterial roadways
and entryway corridors. Eagle Road mld Ustick Road are classified as Arterial Roads. On the
submitted landscape plan, the applicant is proposing to construct a 35-foot wide street buffer
along Ustick Road and Eagle Road. The applicant should be required to depict the required
street buffers on the face of the final plat in an easement or place the required buffers in
common lots as per UDC 11-3B. See Exhibit B below.
Commercial Streets: UDC 11-2B requires a 10-foot wide street buffer along commercial
roadways. The submitted plat does not include commercial cross access east and south. Staff
feels that a designed commercial cross access street shall be provided mld subject to the
landscape standards for commercial street buffers. Within the lO-foot street buffer, a
detached sidewalk shall be provided.
Ditches. Laterals. and Canals: There are several irrigation laterals that bisect tills parcel. Per UDC
Gateway Marketplace Subdivision
PP-O6-002
page 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR T/-IE HEARING DATE OF 2/16/2006
] 1-3A-6, all inigation ditches, laterals or canals, exclusive of natural waterways, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided shall be tiled. The
applicant is proposing to tile all of the irrigation facilities located on site. See Exhibit B below.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be supplied
by a year-round source of water (UDC 1] -3A-15). The applicant should be required to utilize any
existing surface or well water for the primary source. If a surface or well source is not available,
a single-point connection to the culinary water system shall be required. If a single-point
connection is used, the developer will be responsible for the payment of assessments for the
common areas prior to signature on the final plat by the City Engineer. An underground,
pressurized irrigation system should be installed to all landscape areas per the approved
specifications m1d in accordance with City Code. See Site Exhibit B below.
Fencing; The applicant is not showing any fencing on any of the submitted plans. A detailed
fencing plan should be subnlitted upon application of the final plat (UDC 11- 3A- 7). If permanent
fencing is not provided, temporary construction fencing to contain debris must be installed around
the perimeter prior to issuance of a building permit. All fencing should be installed in accordance
with City Code. See Exhibit B below.
Cross-access Intemal: There are some conunercial lots that do not have frontage on a public
street. Instead the applicant is proposing to provide cross-access easements to the lots that do not
have public street frontage. Because several of the proposed lots do not have frontage on a public
street, the applicant should provide a cross parking/cross access agreement for all of the lots
witilln the retail and other commercial portions of the subdivision to use the driveways and
parking aisles. The site should be redesigned to provide a backage road on Eagle Road. Access to
Eagle road shall be determined by the Meridian City Council and at least the non-signalized
access point to Us tick Road shall be designed to serve as a commercial collector for
i11tercOlmectivity to the south and vellicular movement in the north/south direction in cooperation
with the parcel east of the site. Maintenance of the drive aisles and parking areas should be
provided for in a note on the face of the final plat, AND/OR in a document such as CCRs. See
Exhibit B below.
Cross-access South: The applicant shall be required to provide cross access to the parcels south
of the site. The project is a portion of a larger site project (Kissler Annexation) and the sites shall
maintain consistent traffic flow for the entire site.
Eagle Road Access: The Idaho Transportation Department (ITD) has a policy for access to a
Type IV Principal Arterial will be at intersections only, and spaced at one-half mile intervals in
urban areas. ITD allows approaches (other than intersections) in special cases and on a tempormy
basis. The access points shown at approximately 700 feet south and 1,200 feet south of the
Ustick Eagle Road intersection shall be eliminated as it does not meet criteria of either ITD or the
Meridian Comprehensive Plan.
Loading Space Parking: UDC 11-3C~8 requires off-street loading spaces for commercial uses.
The Certificate of Zoning Compliance (CZC) application shall clearly demonstrate that both a
Type A and Type B space are available on site, located near the refuse/service area bellind the
building.
Elevations: The applicant has not submitted building elevations of the proposed structures. The
application lists the proposed building materials, including stone, brick, stucco and timber to be
accented with chrome, aluminum and gloss painted trims. UDC 11- 3A-19 requires all structures
on property adjacent to an entryway conidor to comply with the design standards listed in tills
section. Staff s interpretation of the UDC is that the applicant may choose to place the "primary
Gateway Marketplace Subdivision
PP-O6-002
page 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 2/16/2006
entrance" on an elevation other than the public street side. However, the public street elevations
(Us tick Road and Eagle Road) must still meet the other standards listed in 11-3A-19 (except for
the primmy entrance standards).
The elevations will need to be reviewed prior to issuance of CZC to comply with the following
ordinance standards:
a) Facades: Facades visible from a public street shall incorporate modulations in the façade,
roof line recesses, and projections along a minimum of twenty percent (20%) of the
length of the facade.
b) Roof lines: Roof design shall demonstrate two or more of the following: a) overhanging
eaves, b) sloped roofs; c) two (2) or more roof planes; d) varying parapet heights; and e)
comices.
c) Mechanical equipment: All ground-level and rooftop mechanical equipment shall be
screened to the height of the unit as viewed from the property line.
d) Color and Materials: Exterior building walls shall demonstrate the appearance of high-
quality materials of stone, brick, wood or other native materials. Smooth-faced concrete
block, tilthup concrete panels, or prefabricated steel panels are prohibited except as accent
materials.
Refuse/Service Area Screen: Neither the Site Plan or Landscape Plan call-out how or if the
refuse/service area on the east side of the buildings will be screened. UDC 11-3A-12 requires the
visual and acoustic impacts of these functions are fully contained and out of view from adjacent
properties and public streets. The applicant's CZC application must clearly demonstrate how tills
standard is met.
Cross Access: The property to the south is dependent on access for interconnectivity and is
directly tied with the existing Development Agreement for providing a frontage road to Ustick
Road. The applicant has provided a design not showing any points of access witilln the
immediate vicinity. These points of access are paramount on the success of the general area and
staff feels a minimum of three points of cross access shall be provided to the east and one point of
access to the south, willch shall all be designed to private street standards for pedestrian and
vellicular traffic circulation.
Strip Development: The purpose statement of the General Commercial District specifically
reads, "shall not constitute strip commercial development and encourage clustering of
commercial development" The comprehensive plan policies further reads, "Use the
comprehensive plan, subdivision regulations, and zorung to discourage strip development, and
encourage clustered, landscaped business or residential development on entryway corridors."
There are six larger scale buildings and eight small scale buildings all attached on one or two
walls. The overall length of the building is approximately 880 feet long of the approximately
1,330 feet of the entire length of the site wmch is over 2/3rds of the site. Adding on the
approximate 230 feet of the building shown on lot 18 and the retail buildings fronting Ustick
Road and the overall length of buildings approaches 1,200 feet and approximately 90 percent of
the face of the site would be developed. Furthermore, the overall length of the parking lot would
only exclude the 35' landscape buffer to Ustick Road and become an overall length of 98% of the
site length as parking lot, approached in a north south direction. FUlihermore, if the parcel south
of the site is developed in a similar fashion the City of Meridian would be seeing a parking lot
Gateway Marketplace Subdivision
PP-O6-002
page 11
CITY OF MERJDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 2!l6/200G
approacillng ~ mile in length. Tills constitutes a strip development. Staff would recommend
the applicant break the parcel into clusters of small/medium/larger sites which would be
connected by a backage road north south with an east west connection.
9b. Staff Recommendation: Based on the above analysis, staff finds the Preliminary Plat
applications needs to be revised to confolll1 to the adopted DA, Comprehensive Plan policies and
UDC standards. As noted under staff m1alysis we recommend the building elevations be
submitted in compliance with the entryway corridor standards, the access point to Eagle Road be
eliminated and redesigned, and a private street section for cross access provided to the south be
added to the preliminary plat in place of the proposed Eagle Road access, the site be redesigned
as not to constitute a strip development and an internal backage road be designed to facilitate
vehicular and pedestrian traffic to the full access provided on Ustick Road. We recommend
continuance of the application for redesign in order to meet the concerns of staff as detailed in
this report subj ect to revision of the preliminary conditions shown in Exl1ibit B or del1ial of the
application. Staff has not provided findings with tills staff report and will provide findings for
approval or denial at the direction of the Commission.
10. EXHffiITS
A. Drawings
1. Preliminary Plat (by The Land Group, dated November 15, 2005)
2. Landscape Plan (by The Land Group, dated September 15,2005)
B. Legal Description
C. Conditions of Approval
1. Planning Department
2. Public Works
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Services
7. ACHD
D. Required Findings from UDC
1. Prelilninary Plat-Pending
Gateway Marketplace Subdivision
PP-O6-002
page 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 2/16/2006
Exbibit AI; Preliminary Plat PP~I(Tbe Land Group) Dated November 15, 2005
""'-n'_,_,_,
..". - ..,,-..--- -, -------_m_-
"-'-'-~-'-,-,,--_..,-, ~-
I~
',J::;
I~
I.,:
: I~~;
!~
',7
, I:
,;', ;
ii
m
10"
i~
',ci
',;
',' '
':: I)
, L--' 1--.'-- " -,.' )
, ..¡,Ú-:~'~1;t;"'-L'-': III!
, r", Tn C;..J-'-T~~;~c"C-:I=,,:tii~~}
/; !;; E:],-f¡i3 ;~ ~M:[J ¡~,,: :) "P" :;" ,; [j,1 ¡; !!ÇJ ';i I
""",li!,..""",,,+:-¿i!',"I"""I"""~¡";Î,J'r""J;:ì"":"'--: ""-,,,¡-,
r¡r.. iff, ; i ¡.j I-'¡' '¡~~ ¡r..-,,!ou
II;" :[.'i ';~ 1)[:; I Lwi¡I"1t:-. !~¡IfTI: ¡ ,
.. " i : '/" r ¡; II;,..:' t ;~;:':'" ;\:...¡~.i .. ' \,
"""!, ' 'I " - ' ",~) ¡,...:""~ ,I
.. , '~":' " ¡I,' i I ':M £:";'" ;11
¡. '"1.. <, Ii -~r----L¡ ---~-L--r -.-i_r-:--j~; 1Þtí¡¡¡ ;;"f
' ,._~- --~XLJ ,",-",j ,;-'-L~..~,.Jc~' J~,: ¡---~ iL',~r::~,.q,::
~:;~::iJ:';j\:p~,,;
.. " . 1/
Wi I ill ii11" :j
, . ,..., " :, ' '"
~,
if "~
,. ,.
i: /,y,
'^"" ¡ > ~
i'
, î(
!'f
"I
j-~~::
)","" ï ¡ ,,';,
. r -~.~ '~
, ,
I:
;
ê)
'~
§ 0
,Ii!U
~.. ð r-' '" "<
i~~f ~ ~
;;: m
'"
~
Π" '.,..~] .1_-__- ,..1, ,~~: r'-~~~I~~;~~::~?~~~~l)' \"~~]J] ~l
Gateway Marketplace Subdivision
Exhibit A Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 2/J 6/2006
Exhibit A2: Landscape Plan L1.1(Thc Land Group) Dated September 15, 2005
-.,- -.n ""- -..,-
:¡j/!
~: ' ,
:~
, .
hi I"f;; /-,;i"~." "'...~ C;;,;w" M';k"P';';-~~-]-~~:!], i;'-~
r: : ,.4. -I:>;' ¡IiIlI ~'(.\~ì ¡PRELIMINARY PLAT LANDSCAPE PLAN! :'!;; ~.S
:_'- --~- ---non_,' '- -~~=-.l--~~ n=-~_-.-~:~¡:-'_'~'~;fì~VI~) .- -, i .;: ¡:
Gateway Marketplace Subdivision
Exhibit A Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 2/]6/2006
Exhibit ß: Legal Description
daiborf1 ... woite consulti'19J.. F(:
engineers 8, sur"~.von>
120 N. Curtis Rd.
Boise, Idaho 83706
(208; 376.8555
Fax (208) 429-9862
P.N. 2279
October 20, 2005
PARCEL "A"
US TICK PROPERTY
REMAINDER PARCEL DESCRIPTION
A parcel of land lying in the Northwest l/4 of Section 4, T.3N., RlE., B.M., Ada
County, Idaho, and being more particularly described as foHows;
Commencing at the Northwest comer of said Section 4, thence S 8g 49'08" E along the
North boundary of said Section 4 and the centerline of Us tick Road for a distance of
97.62' feet;
thence leaving said North boundary and centerline S or 50'52" W for a distance 0£77.96
feet to a point on the South right-of.way line of Us tick Road, being the REAL POINT
OF BEGINNING;
thence along said South right-of.way line for the following 13 courses;
N44' 02'14"E foradistanceof47.06 feet;
thence S 89' 49'08" E for a distance of262.81 feet;
thence S 4Z 51'21" E for a distance of 41.18 feet;
thence N 87 IT 1 0" E for a distance of 29.03 feet;
thence N 4Z 43'35" E for a distance of 40.57 feet;
thence N 89' ] 3 '34" E for a distance of 179.28 feel (fonnerly described as 179.20 feet);
:Lcilu.:é.;ú:r :i5':;:;-'I:f,,¡..d;"I"iI'Av, j),';,¡¡eu.
thence S 89' 49'08" E for a distance of 1000 feet;
¡/¡(' )('<:I\i (I,;'",,:-- t',I",¡.l!""",C:"lIrì~.4ik(:l.
C:\Pmjec.1s\UstlcJcLLA (2279)lDocumenls\Paroc1 A.doc- I -
Gateway Marketplace Subdivision
Exhibit B Page]
CITY OF MERIDJAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 2/16/2006
claiborn. 4. waite consu'ting~
engineers & surveyors
120 N. Curtis Rd.
Boise, IdAho 83706
(208) 376-8555
Fax (208) 429-9862
P.N. 2279
October 20, 2005
PARCEL "B"
USTICK PROPERTY
5.51 ACRE SPLIT
A parcel of land lying in the Northwest 1/4 of Section 4, T.3N., R. IE., B.M., Ada
County, Idaho, and being more particularly described as follows:
Commencing at the Northwest comer of said Section 4, thence S 89 49'08" E along the
North boundary of said Section 4 and the centerHne of Us tick Road for a distance of
97.62' feet;
thence leaving said North boundary and centerline S or 50'52" W for a distance 0£77.96
feet to a point on the East right-Qf~way line of Eagle Road;
thence along said East right-of~way Hne S or 50'52" W for a distance of 1038.43 feet to
the REAL POINT OF BEGINNING;
thence continuing along said East right~of~way line S or 50'52" W for a distance of
154.90 feet;
thence S 0(1 36') 3" W along said East right-of~way line for a distance of 114.17 feet;
thence leaving said East right-of~way line S 89 51'00" E for a distance of 700.02 feet;
thence N OU 36'13" E for a distance of93.77 feet to the South boundary of Government
Lot 4 of said Section 4;
thence S 89 51'00" E along said South boundary for a distance of 6135 feet;
thJ>!"",'I"!",i!,!¡:, ~~¡d ~>l:'h 1:~):"-:t!::r:'l' nfY "c;"'O" r f",--" ,L¡":l\'". I".';-~"ï"""¡ ft:...:t,
thence N 89' 51 '00" W for Ii distance of363.00 feet;
tl,.TÇ-' (I() ,i'-(lC)' \V;~¡:,;J¡.,.I¡'i:\'lJfCVIf<'t-L
C;\ProjectS\UstickLLA (2279)\Documents\Pan:eJ B,doc. 1 .
Gateway Marketplace Subdivision
Exhibit B Pagc 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 211612006
thence N 89" 51'00" W for a distance of 177. 00 feet;
thence S oa 09'00" W for a distance of34.50 feet;
thence N 89" 5] '00" W for a distance of218.67 feet to the REAL POINT OF
BEGINNING;
containing 5.51 acres of land, more or less.
Prepared by; Todd R. Waite P.L.S.
C:\Projects\USlickLLA (2279)\Documenls\ParccIA.doc-l -
The landscape plan prepared by The Land Group, labeled Sheets LS 1.1, is not approved with
these applications a landscape plan consistent with UDC 11-3B shall be submitted with the final
plat which reflects any changes made to the prelhninary plat to redesign the subdivision
consistent with approved access points. Including but not limited to full landscaping along Eagle
Road which currently shows two access points.
With the final plat application, submitted revised copies of the landscape plan with the changes
listed above.
1.1.11 Maintenance of all common areas shall be the responsibility of the Gateway Marketplace
Subdivision Business' Owners Association(s)
1.1.3
1.1.4
1.1.5
1.1.6
1.1.7
1.1.8
1.1.9
1.1.10
CTTY OF MERJDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE 01' 2116/2006
C. Conditions of Approval
1. Planning Department
SITE SPECIFIC REQUIREMENTS- (Gateway Marketplace)
] .1.1
The preliminary plat labeled as PP-] prepared by The Land Group, dated November 15, 2005,
shall be redesigned, with the conditions listed herein. All comments/conditions of the
accompanying Annexation and Zoning (AZ-03-018) Development Agreement shall also be
considered conditions of the Prelinlinary Plat.
UDC 11- 3C-8 requires off-street loading spaces for commercial uses. The Certificate of Zoning
Compliance (CZC) application for this project shall clearly demonstrate that adequate parking is
available on site, located near the refuse/service area designed at the building.
Grapillcally depict on the face of the plat, the required 35-foot wide landscape buffer along Ustick
Road and Eagle Road.
No direct lot access to Ustick Road or Eagle Road will be allowed. The existing driveways to
Eagle Road may be for construction purposes if approved by lTD. At such time, direct access to
Eagle Road shall be prol1ibited.
1.1.2
That prior to signature of the city engineer cross access to parcels east and south of the site be
granted.
The applicant shall provide at a minimum one commercial cross access drive to the properties
east of the site wl1ich shall be designed according to private street standards as listed in UDC 11-
3F, with a minimum of 24' travel way, no parking backing on to the service drive, a one side five
foot detached sidewalk with a 5' landscape buffer. The commercial cross access drive is to
provide connection from the future Public Roadway (Ally Street) east of the site, through the Una
Mas Annexation site, and provide the most direct veillcular traffic flow to a public road system.
The applicant shall work with ACHD to determine if a public frontage road shall be provided at
the southern boundary of the site. One half of a 42' public roadway design for a frontage/backage
road shall be reserved at this site until such a time as ACHD staff provides a written statement
refusing the reserved area.
Depict on the face of the final plat a lO-foot wide landscape buffer along a f-uture cOllli11ercial
access roadway to be designed along the easterly most access point to Ustick Road. Said
landscape buffers shall be in either a COllli110n lot or an easement adjacent to the rights of way.
1.1.12 The applicant shall subnlit from the County Surveyors Office the appropriate documentation
showing that usage of Gateway Marketplace as an approved subdivision name.
Gateway Marketplace Subdivision
Exhibit C Page I
1.1.18
1.1.19
1.1.20
1.1.21
1.1.22
1.1.23
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 2/16/2006
1.1.13 Any roof-mounted mechanical equipment will be screened ÍÌ"om view from any public right-of-
way. The applicant shall submit drawings at the time of CZC submission that demonstrate this
condition is complied with.
1.1.14 The applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-I1.
1.1.15
The awnings on the west and north elevations shall extend at least 20 feet beyond the entry doors,
measured from the building face to the outer edge of the awl1Ìng for the retail buildings. The
applicant shall sublnit a drawing at the tilne of CZC application subllÙssion to demonstrate
compliance with tills condition.
Comply with UDC 11-3A-12 regarding a screen for the refuse/service area.
No irrigation pump station or facility is shown on the Site Plan. However, if one is proposed for
the site, it must be located outside of any required street buffer. Impervious surfaces are
proillbited in said buffers.
Prior to the City Engineer's signature of the final plat, all existing structures shall be removed
from the site.
1.1.16
1.1.17
Provide intemal cross access/cross parking agreement(s) for all lots in Gateway Marketplace
Subdivision. All cross access drive aisles shall only approach the ACHD approved points of
access to the public street system. Maintenance of the aisle and parking areas shall be provided
for in a note on the face of the final plat, AND/OR in a document such as CCR's.
Other than the points of access approved by ACHD, direct lot access to Ustick Road and Eagle
Road is prollibited. A note shall be placed on the final plat restricting access to Eagle Road and
UstickRoad.
It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
1.1.1
GENERAL REQUIREMENTS-PRELIMINARY PLAT
1.1.2
1.1.3
Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to City Code.
All areas approved as open space shall be free of wet ponds or other such nuisances. All
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 11-3A-
18. Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. If the 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 [mal construction.
The applicant shall submit a detailed fencing plan with the final plat application for the
subdivision. If permanent fencing is not provided, temporary construction fencing to contain
Gateway Marketplaec Subdivision
Exhibit C Page 2
2.3
2.4
2.5
2.6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 2/1 6/2006
1.1.4
debris must be installed around the perimeter prior to issuance of a building pennit. All fencing
should be installed in accordance with City Code.
Any tree over 4" in caliper that is removed from the propelty shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be mitigated.
All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per MCC 12-4-13, unless
otherwise approved by the Irrigation District(s). Plans will need to be approved by the
appropriate irrigation/drainage district, or lateral users association (ditch owners), with written
approval or non-approval submitted to the Public Works Department. If lateral users association
approval can not be obtained, altemate plans will be reviewed and approved by the City Engineer
prior to final plat signature.
Staff's failure to cite specific ordinance provisions or terms of the approved Prelinlinary Plat does
not relieve the applicant of responsibility for compliance.
Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11 ~6A.
1.1.5
1.1.6
1.1.7
2. Public Works Department
2.1
Sanitary sewer service to this development is being proposed via extension of mains in U stick
Road. 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 fonns of
easements for any mains that are required to provide service. Minimum cover over sewer mains
is three feet, if cover from top of pipe to sub-grade is less than three feet than altemate materials
shall be used in confonnance of City of Meridian Public Works Departments Standard
Specifications.
Water service to tills site is being proposed via extension of mains in Ustick Road. The applicant
shall be responsible to install water mains to and through tills development, coordinate main size
and routing with Public Works.
Due to the commercial uses on tills project, a connection to the water main in Eagle Road shall be
required to guarmltee adequate fire flow. Coordinate main size and routing with the Public Works
Department.
The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants). The easements shall not be dedicated via
the plat. The description shall be consistent with the graphically depicted easements 011 the plat
but be recorded as a separate document using the City of Meridian's standard fonns. Submit an
executed easement (supplied by Public Works), a legal description, which must include the area
of the easement (marked EXHffilT A) and an 81/2" x II" map with bearings and distmlces
(marked EXHffiIT B) for review. Both exhibits must be sealed, signed and dated by a
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this
document. .
2.2
The applicant has indicated the pressure irrigation system in tills development is to be maintained
as a private system, therefore 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.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
Gateway Marketplace Subdivision
Exhibit C Page 3
2.12
2.13
2.14
2.15
2.16
2.17
2.18
2.19
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT fOR THE HEARING DATE OF 2/1612006
2.7
2.8
source of water (DOC ll-3A-6). The applicant should be required to use any existillg surface or
well water for the primary source. If a surface or well source is not available, a single-point
cOlmection 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 plior to
signature on the final plat by the City Engineer.
All existing structures shall be removed prior to signature on the final plat by the City Engineer.
Any existing domestic wells and/or septic systems witllin tills 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 pU1þoses such as landscape irrigation.
All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non-approval submitted to the Public Works Department.
If lateral users association approval can't be obtained, altemate plans shall be reviewed and
approved by the Meridian City Engineer prior to tìnal plat signature.
A drainage plan designed by a State of Idaho licensed architect or engineer is required and shall
be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas. Storm water
treatment and disposal shall be designed in accordance with Department of Environmental
Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities
and Counties and City of Meridian standards and policies. Off-site disposal illto surface water is
prohibited unless the jurisdiction which has authority over the receiving streanl provides written
authorization prior to development plan approval. The applicant is responsible for filing all
necessary applications with the Idaho Department of Water Resources regarding Shallow
Injection Wells.
Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved and the Final Plat for tllis 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, samtary 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 Permitting that
may be required by the Environmental Protection Agency.
Applicant shall be responsible for application and compliance with any Section 404 Pennitting
that may be required by the Anny Corps of Engineers.
Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
The engineer shall be required to certify that the street centerline elevations are set a minimum of
2.9
2.10
2.11
Gateway Marketplace Subdivision
Ex11ibit C Page 4
3.5
3.6
3.7
3.8
3.9
3.10
3.11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 2//6/2006
3-feet above the highest established peak groundwater elevation.
3. Meridian .Fire Department
3.1 Acceptance of the water supply for flre protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testi11g.
3.2
Final Approval of the flre hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrm1ts shall have the 4 )1/' outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not fàce a street willch 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.
3.3
All entrance and internal roads and alleys shall have a tunling radius of 28' inside and 48' outside
radius.
3.4
Provide a 20-foot wide Fire Lane for all intemal roadways all roadways shall be marked in
accordance with Appendix D Section DI03.6 Signs.
Operational flre hydrants, temporary or permm1ent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
Commercial and office Occupancies will require a fire-flow consistent with the Intemational Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
The 23 office/commercial lots lot will have an unknown transient population and will have an
unknown impact on Meridian Fire Department call volumes. The Meridian Fire Department has
experienced 2612 responses in the year 2004. According to a report completed by Fire & Emergency
Services Consulting Group our requests for service are projected to reach 2800 in the year 2005 and
3800 by the year 2010.
Maintain a separation of 5' ITom the building to the dumpster enclosure.
Provide a Knox box entry system for the complex prior to occupancy.
The applicant shall work with Planning Department staff to provide an address identiflcation plan
and a sign willch meets the requirements of the City of Meridian sign ordinance at the required
intersection(s).
The Fire Dept. has concerns about the ability to address the project and have the addresses visible
from the street willch the project is addressed off of. Please contact Vicki Heugly at 898-5500 to
address this concern prior to the public hearing.
Gateway Marketplace Subdivision
Exhibit C Page 5
3.15
3.16
3.17
3.18
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 2/1612006
3.12
All aspects of the building systems (including exiting systems), processes & storage practices shall
be required to comply with the Intemational Fire Code.
3.13
Provide exterior egress lighting as required by the lntemational Building & Fire Codes.
3.14
\Where a p011ion of the facility or buildi11g 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).
i. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m).
ii. For buildi11gs equipped throughout with an approved automatic splinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183
m).
There shall be a fire hydrant witilln 100' of all Fire Department connections.
Buildings over 30' in height are required to have access roads in accordance with Appendix D
Section D 105.
Side yard fences shall not be allowed.
Buildings or facilities having a gross building area of more than 62,000 square feet (5760 m2) shall
be provided with two separate and approved fire apparatus access roads. Exception: Projects having
a gross building area of up to 124,000 square feet (11520 m2) that have a single approved fire
apparatus access road when all buildings are equipped throughout with approved automatic sprinkler
systems. (Remoteness Required)
4. Police Department
4.1 The police department supports the requirement for a frontage road as the length and bulk ofthe
proposed buildings impedes serviceability to all sides of the proj ect.
5. Parks Department
5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance 11-3B will be followed.
5.2
5.3
6.
Standard Plan for Protection of Existing Trees during Construction: The sta11dard established in
the City of Meridian Landscape Ordinance
Tree Grate and Tree Box standard: The proposed tree grate shall be a 6 foot by 6 foot, cast iron,
French pattem tree grate. This grate shall be placed in a 6 foot by 6 foot inside diameter tree box
with a steel grate frame set in concrete. Prior to CZC approval, contact Meridian Parks and
Recreation Department for specifications and tree box construction drawings.
Sanitary Service Company
Gateway Marketplace Subdivision
Exhibit C Page 6
7.6
7.7
7.8
7.9
7.10
7.11
7.12
7.13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 2/16/2006
6.1
Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal and submit
stamped (approved) plans with your certificate of zoning compliance application.
Ada County Highway District
7.
Site Specific Conditions of Approval
7.1
Re-construct the northem driveway, on the adjacent flag lot, as a curb return driveway with
nlinimum ] 5~foot curb radii. This driveway shall be no wider than 30-feet.
7.2
Construct one new curb return driveway with minimum] 5-foot curb radii located approximately
120-feet north of the south property li11e as proposed on the revised site plan. This driveway shall
be no wider than30-feet.
7.3
Close the existing curb cut driveway located approximately 96-feet south ofthe north property
line with curb, gutter, and sidewalk to match existing improvements.
7.4
Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
7.5
Any existing irrigation facilities shall be relocated outside of the right-of-way.
Private sewer or water systems are prohibited 1Ìom being located within any ACHD roadway or
right-of-way.
All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
Comply with the District's Tree Planter Width Interim Policy.
Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
The applicant shall subnlit revised plans for staff approval, prior to issuance of building pennit
(or other required permits), willch incorporates any required design changes.
Construction, use and property development shall be in confonnance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
Gateway Marketplace Subdivision
Exhibit C Page 7
7.14
7.15
7.16
7.17
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 2116/2006
Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance.
It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are comprOlnised during
any phase of construction.
No change in the terms and conditions of this approval shall be valid unless they m'e in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change fTom the Ada County Highway District.
Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subj ect property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
Exhibit D. Required Findings from Unified Development Code
Preliminary Plat Findings (UDC 11-6B-6):
In determining the acceptance of a proposed subdivision, the Conunission and Council shall consider the
objectives oftms Title and at least the following:
A. The conformance of the subdivision with the Comprehensive Development Plan;
In Chapter VII of the Comprehensive Plan, 'Mixed Use Regional' is defined as m'eas including
commercial and residential development consistent with auto and service oriented uses. Staff finds
that the requested General Commercial (C-G) zoning designation is in accord with the
Comprehensive Plan's Future Land Use Map, which delineates the subject property as "Mixed Use-
Regional". The purpose of the C-G district is "to provide for a review of the impact of proposed
commercial uses which are auto and service oriented and are located in close proxinlity to major
illghway or arterial streets; to fulfill the need of travel-related services as well as retail sales for the
transient and permanent motoring public."
Staff finds that the proposed zoning is in general confonnance with the comprehensive plan (please
see Section 7 of the Staff Report for detailed analysis of specific comprehensive plan action items that
apply to tills development). The applicant will need to revise the site design and allow staff time to
complete a detailed analysis in relation to the interconnectivity of the site, compliance with the Eagle
Road corridor provisions, and general classification for the site layout ( not constituting a strip
development)
ß. The availability of public services to accommodate the proposed development;
The site is intended for commercial uses which, based on the Comprehensive Plan description, will
have such uses as retail, wholesale, service and office uses, as well as appropriate public uses such as
government offices. The applicant will be responsible for the extension of all utilities necessary to
serve tills proposed development. Permanent sanitary sewer service to tills development is to be
Gateway Marketplace Subdivision
Exhibit C Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 2/16/2006
provided by the extension of sewer in Ustick Road and extended south through the site to be looped
with extensions in Eagle Road. The applicant will be responsible for the extension of utilities to and
through tilis proposed development. Sizing and routing shall be coordinated with the Public Works
Department.
Other urban services, such as water, are near to tills site and the applicant should be able to extend
such services to the site.
The applicant and/or future property owners will be required to pay park and illghway impact fees.
ACHD has subnlitted a staff report with site specific and standard conditions wllich will is attached as
Exhibit C. On December 28, 2005, a joint agency/department COllli11ents meeting was held with
representatives of key service providers to this property. Based on the joint agency/department
meeting and other comments received from agencies/departments, staff finds that except for sanitary
sewer, the public services listed above can be made available to accommodate the proposed
development. The Commission and Council should reference any written and/or verbal testimony
submitted by any public service provider, regarding their ability to adequately service this project.
If approved, the developer will be financing the extension of sewer, water, local street infTastl1lcture,
utilities and irrigation services to serve the project. The primary public costs to serve the future
residents will be fire, police and school facilities and services. Staff finds there will not be excessive
additional requirements at public cost and that the proposed zoning and subsequent development will
not be detrimental to the community's economic welfare.
C. The continuity of the proposed development with the capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their cost, the
subdivision will not require the expenditure of capital improvement funds.
D. The public financial capability of supporting services for the proposed development;
Please see Exillbit B for comments and conditions from other agencies and departments.
E. The other health, safety or environmental problems that may be brought to the Commission's
attention.
Staff is not aware of any health, safety or general welfare problems associated with the development
of tills 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 willch staff is unaware.
Staff would not find the existing design in the best interests of the City of Meridian due to the lack of
interconnectivity to the surrounding properties. The lack of a frontage road isolates tills parcel as a
strip development that does not provide the best product for future servicing of the site by fire, police
and general citizens of the City of Meridian. Staff recommends redesign as detailed in tills report.
F. The development preserves significant natural, scenic or historic features.
Staff is not aware of any natural, scenic or historic features which require preservation. The applicant
will be required to maintain, fence, and improve the waterways willch are existing on tills site.
Kohl's CUP Application
Exhibit F Page 1