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HomeMy WebLinkAboutStaff Comments CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006 ST AFF REPORT P & Z Commission Hearing Hearing Date: 3/2/2006 <' }.k..~ I"" " cMe;:Úl;~t . <v TO: FROM: SUBJECT: Planning & Zoning Commission Josh Wilson, Associate City Planner Knighthill Center Subdivision I').\1!< ' . AZ~06~006 Annexation and Zoning of 10.01 acres from RUT to C~G zone . PP-06~005 Preliminary Plat of 4 commercial building lots and 1 common lot on 10.01 acres in a proposed C~G zone 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Sea 2 Sea, LLC, has applied for Annexation and Zoning (AZ) of 10.01 acres from RUT (Ada County) to C~G (General Retail and Service Commercial) and Preliminary Plat approval of 4 commercial building lots and 1 common lot on 10.01 acres. The applicant has submitted a conceptual site plan which shows retail, restaurant and financial institution uses on the property. The site is located on the southwest corner ofN. Linder Road and Chinden Road (SH 20/26). 2. SUMMARY RECOMMENDATION Due to the fact that the Ada County Highway District has not received a completed Traffic Impact Study for the development and has not been able to provide staff with an analysis of the project, staff recommends continuance of AZ~06-006 and PP~06-005 for Knighthill Center Subdivision until such time that ACHD approves the development proposal. 3. PROPOSED MOTIONS Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Numbers AZ~06-006 and PP~06~005 as presented in the staff report for the hearing date of March 2, 2006, with the following modifications to the proposed development agreement: (add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Numbers AZ-06~006 and PP~06-005 as presented in the staff report for the hearing date of March 2, 2006, for the following reasons: (you should state specific reasons for denial ofthe annexation request.) Continuance After considering al1 staff, applicant and public testimony, I move to continue File Numbers AZ~06-006 and PP~06~005 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 R-E C E IVEl) a. Site Address/Location: - FEB 2 4 2006 G\TY OF MER\O\A~.,l -R'( r.rCICC r"-\"-'-\J r\ '- j \. ,,-,~ " JL I,j I ! VLL- '. "PAGE I Knighthill Center Subdivision AZ-06-006, PP-06-005 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 Southwest comer ofN. Linder Road and Chinden Road (SH 20/26) NE Y4, NE y¡, Section 26, T4N R1W b. Owners: Foothill Knights, LLC 757 W. Bankside Drive Eagle, Idaho 83616 c. Applicant: Sea 2 Sea, LLC 757 W. Bankside Drive Eagle, Idaho 83616 d. Representative: Shawn Nickel, SLN Planning, Inc. e. Present Zoning: RUT f. Present Comprehensive Plan Designation: Low Density Residential g. Description of Applicant's Request: 1. Date of Preliminary Plat (attached as Exhibit AI): January 5, 2006 2. Date of Landscape Plan (attached as Exhibit A2): January 4,2006 5. PROCESS FACTS a. The subject application will in fact constitute an annexation as determined by City Ordinance. By reason of the provisions ofUDC 11~5B-3, a public hearing is required before the City Council on this matter. b. The subject application will in fact constitute a preliminary plat as determined by City Ordinance. By reason of the provisions of UDC 11 ~6B~2, a public hearing is required before the City Council on this matter. c. Newspaper notifications published on: February 13 and 27,2006 d. Radius notices mailed to properties within 300 feet on: February 8, 2006 e. Applicant posted notice on site by: February 20, 2006 6. LAND USE a. Existing Land Use(s): Vacant land b. Description of Character of Surrounding Area: The property sits on the southwest comer of Linder Road and Chinden Road, which are both major roadways in the area and carry large amounts of vehicular traffic. To the south and west is Lochsa Falls Subdivision, which contains over 800 single family homes and vacant commercial lots along Chinden Road. c. Adjacent Land Use and Zoning 1. North: Chinden Road and vacant land, zoned RUT (Ada County). 2. East: Vacant land, zoned RUT (Ada County). 3. South: Lochsa Falls Subdivision, zoned RA. 4. West: Lochsa Falls Subdivision, zoned R-4. Knighthil1 Center Subdivision AZ-06-006, PP-06-005 PAGE 2 CiTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 d. History of Previous Actions: None. e. Existing Constraints and Opportunities 1. Public Works Location of sewer: There is currently sewer in W. Everest Lane and N. Gertie Place. Location of water: There are water stubs in W. Everest Land and N. Gertie Place. Issues or concerns: Water main sizing. 2. Vegetation: None. 3. Flood plain: NA 4. Cana1s/Ditches Irrigation: No major facilities. 5. Hazards: None known. 6. Proposed Zoning: C-G 7. Size of Property: 10.01 acres f. Subdivision Plat Information 1. Residential Lots: 0 2. Non~residentia1 Lots: 4 3. Total Building Lots: 4 4. Common Lots: 1 5. Other Lots: N/A 6. Total Lots: 5 7. Open Lots: 1 g. Landscaping 1. Width of street buffer(s): 35 feet on Linder Road and Chinden Road. 2. Width ofbuffer(s) between land uses: 25 feet 3. Percentage of site as open space: 1.01 acresllO% 4. Other landscaping standards: h. Proposed and Required Non~Residential Setbacks: per the C~G zone C~G Standard Front 0 feet Side 0 feet Rear 0 feet Max. Building Height 65 feet Min. Lot Size None Min. Street Frontage None Knighthill Center Subdivision AZ-06-006, PP-06-005 PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 i. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The access to the development will be from N. Linder Road to the east and from W. Everest Lane to the west. A private commercial drive aisle will provide traffic circulation through the site. A connection will also be made to the stub (N Gertie Place) provided from the south by Lochsa Falls Subdivision. The subject property does have frontage along Chinden Boulevard (State Highway 20-26) but is not proposing direct access to that facility. 7. COMMENTS MEETING On February 10, 2005 Planning Staff held an agency comments meeting. The agencies and departments present included: Meridian Fire Department, Meridian Police Department, Meridian Parks Department, Meridian Public Works Department, and the Sanitary Services Company. Staff has included all comments and recommended actions as Conditions of Approval in the attached Exhibit B. 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.) NOTE: The designation of the subject site on the Comprehensive Plan Future Land Use Map is proposed to be amended to "Mixed Use Community" with the current North Meridian Area Comprehensive Plan Amendment (NMA CPA). The NMA CPA is scheduled to be on the March 7, 2006 City Council agenda. If approved by the City Council, as recommended by the Commission, this application would comply with the new map designation. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed development (staff analysis in italics below policy): . Chapter VII, Goal III, Objective A, Action 1 - Require that development projects have planned for the provision of all public services. 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: . Sanitary sewer and water service will be extended to the project at the developer's expense. . The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District. Once annexed the lands will be under the jurisdiction of the Meridian City Fire Department, who currently shares resource and personnel with the Meridian Rural Fire Department. . The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office. Once annexed the lands will be serviced by the Meridian Police Department (MPD). . The roadways adjacent to the subject lands are currently owned and maintained by the Ada County Highway District (ACHD). This service will not change. . The subject lands are currently serviced by the Meridian School District #2. This service will not change. . The subject lands are currently serviced by the Meridian Library District. This service will not change and the Meridian Library District should suffer no revenue loss as a result of the subject annexation. Municipal, fee~supported, services will be provided by the Meridian Building Department, the Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary Services Company. Knighthill Center Subdivision AZ-06-006, PP-06-005 PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 . Chapter VI, Goal II, Objective A, Action 6 ~ Require street connections between subdivisions at regular intervals to enhance connectivity and better traffic flow. The submitted preliminary plat proposes to connect to the public stub street from Lochsa Falls Subdivision to the south and the private stub street from Lochsa Falls Subdivision to the west. . Chapter VII, Goal IV, Objective D, Action 2 ~ Restrict curb cuts and access points on collectors and arterial streets. The applicant has proposed one curb cut on N. Linder Road, which was approved by ACHD and is supported by staff. . "Plan for a variety of commercial and retail opportunities within the Impact Area." (Chapter VII, Goal 1, Objective B) The proposed use does contribute to the variety of commercial uses in this area, as envisioned with the Comprehensive Plan Amendment. . "Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, Goal IV, Objective D, Action item 2) The Idaho Transportation Department (ITD) has previously submitted letters to the City stating that their policy for access to a Type IV Principal Arterial will be at intersections only, and spaced at one- half mile intervals in urban areas. ITD allows approaches (other than intersections) in special cases and on a temporary basis. Stafffinds that the proposal of no access point to Chinden Boulevard (SH 20-26) meets the location requirements of lTD. Further, stafffinds that Ten Mile Road will serve as the access point to Chinden Boulevardfor all the properties in this section. ITD has conditioned the subdivisionjor additional rights of way along Chinden Boulevard, a redesign of the proposal dated July 05,2005 has been submitted which shows the right-ofway line at 90feet to center linefor approximately the first 500 feet east of the centerline of Ten Mile Road. The applicant is requesting to retain Lot 30, Block 1 of the design dated January 19,2006. This lot should be noted on the plat that it is for future right of way reservation for when ITD roadway improvements occur. The width of right of way reservations shall be as set forth by the ITD, UDC 11~3H~3c.2 Staff believes that the proposed 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: UDC 11~2B~2 lists retail, restaurants, and financial institutions as a Permitted Uses in the CoG zone. b. Purpose Statement of Zone: The purpose of the Commercial Districts is to provide for the retail and service needs of the community in accord with the Meridian Comprehensive Plan. Four Districts are designated which differ in the size and scale of commercial structures accommodated in the district, the scale and mix of allowed commercial uses, and the location of the district in proximity to streets and highways. 10. ANALYSIS KnighthiJI Center Subdivision AZ-06-006, PP.06-005 PAGES CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 a. Analysis of Facts Leading to Staff Recommendation ANNEXATION ANALYSIS: Based on the policies and goals contained in the Comprehensive Plan and the general compliance of the proposed development with the Zoning Ordinance, staff believes that this is a good location for the proposed single family development. Please see Exhibit D for detailed analysis of facts and findings. The annexation legal description submitted with the application (prepared on December 22, 2005 by Jeffery McAllister, PLS) shows the property as contiguous to the existing corporate boundary of the City of Meridian. Prior to the annexation ordinance approval, a Development Agreement (DA) 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 Nary. at 888~4433 to initiate this process within 18 months of City Council approval of the annexation request. The DA shall incorporate the following: . All future uses shall not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. . All future development of the subject property shall be constructed in accordance with City of Meridian ordinances in effect at the time of development. . The applicant will be responsible for all costs associated with the sewer and water service extension. . Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service, per City Ordinance Section 5~7~517, when services are available from the City of Meridian. Wells may be used for non~domestic purposes such as landscape irrigation. . Prior to issuance of any building permit, the subject property shall be subdivided in accordance with the City of Meridian Unified Development Code. . A 25-foot wide commercial drive aisle, sewer, and water shall be stubbed to the property located at 6175 N. Linder Road. . Development of the property shall comply substantially with the conceptual site plan shown on the preliminary plat dated January 5, 2006. PRELIMINARY PLAT ANALYSIS: Based on the policies and goals contained in the Comprehensive Plan and the general compliance of the proposed development with the Zoning Ordinance, staff believes that this is a good location for the proposed commercial development. Please see Exhibit D for detailed analysis of facts and findings. 1. Right of way along Chinden: The submitted preliminary plat dated January 5, 2006 shows a 100~foot from centerline right~of~way on Chinden Road, which is consistent with the Idaho Transportation Department's requirements along Chinden Road. 2. Conifers in Street Buffer along Linder and Chinden: The submitted landscape plan shows coniferous trees located in the street buffer adjacent to Linder Road and Chinden Road. Per UDC 11 ~3B~5C conifers are prohibited in street buffers, unless planted in the middle of a buffer which is 20 feet wider, or wider. Please modify the landscape plan prior to submittal of final plat to show conifers placed ONLY in the middle of the required street buffer. Knighthill Center Subdivision AZ-06-006, PP-06-005 PAGE 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 3. Parking Lot Landscaping: Landscape plans shall be submitted with the Certificate of Zoning Compliance applications for the development which comply with City Code. Specifically, the submitted conceptual site plan does not provide landscape islands and associated vegetation as required by UDC 11 ~3B~8C2. 4. Design Review: Per UDC 11-3A~19, the structures within the development shall be subject to administrative design review and a Design Review application shall submitted concurrently with the application for Certificate of Zoning Compliance. 5. Stub Streets: Staff is supportive of the connections to the two stub streets from the south and west from Lochsa Falls Subdivision. The preliminary plat should be revised to show a stubbed commercial drive aisle and cross access easement to the north property line of the property located to the south of the entrance off ofN. Linder Road, lmown as 6175 N. Linder Road. 6. 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 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 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. An underground, pressurized irrigation 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. 7. Common Areas: Maintenance of all common areas shall be the responsibility of the Knighthill Center Business Owners' Association. 8. Ditches, Laterals. and Canals: Per UDC 11~3A~6 all irrigation ditches, laterals or canals, exclusive of natural waterways and waterways being used as amenities, that intersect, cross or lie within the area being subdivided shall be covered. b. Staff Recommendation: Due to the fact that the Ada County Highway District has not received a completed Traffic Impact Study for the development and has not been able to provide staff with an analysis of the project, staff recommends continuance of AZ~06~006 and PP~06~005 for Knighthill Center Subdivision until such time that ACHD approves the development proposal. 11. ExmBITS A. Drawings 1. Preliminary Plat (dated: January 4,2006) 2. Landscape Plan (dated: January 5, 2006) B. Conditions of Approval 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department 5. Parks Department 6. Sanitary Service Company Knighthill Center Subdivision AZ-06-006, PP-06-005 PAGE 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 7. Ada County Highway District C. Legal Description D. Required Findings from Zoning Ordinance Knighthill Center Subdivision AZ-06-006, PP-06-005 PAGE 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006 A. Drawings 1. Preliminary Plat (dated: January 4,2006) ,'ê"~.::C:..:;::",:,....,.,,;,L::~......_.... :c Iii ~'I ~ ;1 .. ~m ~ ~ 'I~ ~ ~ :i ~ ~ ~ ~ ~ ~ ~ ~ h ! ~ ¡'; .' ~ Exhibit A ,"'-", ,,<0< ,'.",'....,. I ..;: I ",,:. i.~' ;~; ¡ I .. J; ! V:<Y: ¡ili IH -r,r:; :<~ I 1 I=:~;:~ :;"~~:::::~Jc-=::' I .. f;;; L"" ,; fft~f~i H:~ " ;;~: l~Wffi~:, !¡~ ~ ! ~ .. ""')";""'d'Ç"~IIII' ~~~ :0 :06 ~ -<> ~ "õ ï » -I <" ¡¡. ~ J..1Nnm "°.\1\ ..;If'''''~''-;:~u,,,_._---- .., ~"<'_..",,--.. i.. ; I ,I if! I'~ If " 't;, I~ '~..I;..A '1 I~H. :~ I~J!: IiI", ¡!.;[ii:..., :.~ ill . ¡ ¡ i H: I ;.. ,[:... I! I" : ~jlji~~~~¡~~~~~! npn~r'~;;¡n;¡ ¡if!¡iï"1 ;l¡ .. ; "" .. Ii¡¡t!";;;:.,:;;:;!; ",;;d ~I..(.' ¡ if" , i¡U¡wnuq :'1- r I ¡ v I 'A." I . i"I'~;:"V-;::::': , '<" yo.. ~C.~§, \ \ : /':::<~=:~"..,..~\ "~l ¡, .¡ '\ J¿ / .; I.. "- ~:' Ii -~I("-.~JJ....j~ 't¡ '! .' ""'!""",...L//' II~ ." ~.x¡"'VI¡1ií:"':i¡"i"!C;,".B ~,,;il~(:<!¡¡'¡¡¡';~':ê¡ ¡¡ [I ':':' , 'f '", '{"I ¡ F"I H¡";ï¡;j:W.I;!J,,:'~[j~ '.1;1 ;,I!;J \F !1 '!; ~¡,! j¡i¡ ¡~t¡:;¡?I¡:¡( ;¡? ',' 'I '11 - '" ,,' d >,.. '...! ";;' ,'i ' 'I "1' F ., ",' J¡:¡ ¡I! l> 'l.j l' ;j,1 ~¡ '1 WP¡ t! ~~ r Wi . ,,1... \ ' " ".., , '." , .... !!\ ¡¡ i¡~ :1' ~ !;& , m fip : h !'r ,\1 -f~ \" "~ "T"-~ ,.."....', T"'" ¡¡If ~!~~ rJ~ ¡¡¡f~ .",,0,"-""-""-""""-"" ""......."..........................1 <""".-.... .--.,"",.""-...-,, " Z - G) :t: -I :t - ï ï (') ", Z -I m :xJ (J) C CD 0 - < - (J) - 0 Z CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 2. Landscape Plan (dated: January 5,2005) II d " fi; i<, . " .,it! j? """", , "'-I( t ' .: r~~ T ~~~ ~~~:~~:¡~'~i:~~t'i~ f¡--J.; . ,! ." 'J. !.~~~~~~!=~~'t)\S~.~~jl;ie.¡!r: í~Q¡ - .r -mmi'mm"" P ¡ I ", I,-."..",......., I" lt~I'" ,':": .'<.1,11 I ~:,_!l! cL! ~~_..I.i i i .. ~ : ; :~: :Ti"' ,i : : : r);~~) f¡'BJ!:cj~~, ! --j¡~.~.tJí~1 it.!; ~ì :ïì'i LINDEn mOAD ;; ~ ~~~ l~ ,~;. ~!'?~" . i'", ':f. ~~ 11} ~~, . . c: ,,¡ J . ~ ;~). '; ~ 1",' ~. :!.:~! ¡/¡¡¡H¡fÍ!!i: ;3~~~~~1 ~:i Iii! Ii e I Exhibit A 1.2 1.2.1 1.2.2 1.2.3 1.2.4 1.2.5 1.2.6 Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 B. Conditions of Approval 1. PLANNING DEPARTMENT 1.1 ANNEXA nON COMMENTS Prior to the annexation ordinance approval, a Development Agreement (DA) 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 Nary. at 888~4433 to initiate this process within 18 months of City Council approval of the annexation request. The DA shall incorporate the following: . All future uses shall not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. . All future development of the subject property shall be constructed in accordance with City of Meridian ordinances in effect at the time of development. . The applicant will be responsible for all costs associated with the sewer and water service extension. . Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service, per City Ordinance Section 5-7-517, when services are available from the City of Meridian. Wells may be used for non-domestic purposes such as landscape irrigation. . Prior to issuance of any building permit, the subject property be subdivided in accordance with the City of Meridian Unified Development Code. . A 25-foot wide commercial drive aisle, sewer, and water shall be stubbed to the property located at 6175 N. Linder Road. . Development of the property shall comply substantially with the conceptual site plan shown on the preliminary plat dated January 5,2006. SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT The preliminary plat prepared by Toothman~Orton Engineering, dated January 4, 2006, is approved, with the conditions listed herein. All comments/conditions of the accompanying Annexation/Zoning (AZ-06-006) shall also be considered conditions of the Preliminary Plat (PP~ 06~005). Maintenance of all common areas shall be the responsibility of the Knighthill Center Subdivision Business Owner's Association. The preliminary plat shall be modified to reflect the conditions contained in this report and 10 copies shall be submitted no later than 10 days prior to the City Council hearing on the applications. The landscape plan shall be modified to reflect the conditions contained in this report and the revised preliminary plat and shall be submitted with the final plat application. Modify the landscape plan prior to submittal of final plat to show conifers placed ONLY in the middle of the required street buffer along Chinden Road and Linder Road. Landscape plans shall be submitted with the Certificate of Zoning Compliance applications for the development which comply with City Code. Specifically, the submitted conceptual site plan does not provide landscape islands and associated vegetation as required by UDC 11~3B~8C2. 1.2.7 1.2.8 1.2.9 1.2.10 1.2.11 1.3 1.3.1 1.3.2 1.3.3 1.3.4 1.3.5 1.3.6 Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 Per UDC 11.3A-19, the structures within the development shall be subject to administrative design review and a Design Review application shall submitted concurrently with the application for Certificate of Zoning Compliance. The preliminary plat shall be revised to provide a stubbed 25~foot wide commercial drive aisle and cross access easement to the north property line of the property known as 6175 N. Linder Road. 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. 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. 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. Per UDC 11~3A~6 all irrigation ditches, laterals or canals, exclusive of natural waterways and waterways being used as amenities, that intersect, cross or lie within the area being subdivided shall be covered. GENERAL REQUIREMENTS-PRELIMINARY PLAT Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision pursuant to UDC 11~3A.17. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12~ 13~8.3). 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 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. An underground, pressurized irrigation 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. 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. 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 debris must be installed around the perimeter prior to issuance of a building permit. All fences should taper down to 3 feet maximum within 20 feet of all right~of~way. All fencing should be installed in accordance with UDC 11~3A~7. Any tree over 4" in caliper that is removed from the property shall be replaced by installing additional trees, being the equivalent number of caliper inches of trees that were removed. Required landscaping trees will not be considered as replacement trees for those trees that have to be mitigated. All irrigation ditches, laterals or canals, exclusive of the Ten Mile Stub Drain, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11~ 2.4 2.5 2.6 2.7 2.8 Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 3Aw6, unless otherwise approved by Nampa Meridian Irrigation District. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department. If lateral users association approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer prior to final plat signature. 1.3.7 Staffs failure to cite specific ordinance provisions or terms of the approved annexation/conditional use does not relieve the applicant of responsibility for compliance. 1.3.8 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11 ~6B~ 7. 2. PUBLIC WORKS DEPARTMENT 2.1 Sanitary sewer service to this development is being proposed via extension of mains in N.Gertie Place and W. Everest Lane. 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 provide service. Minimum cover over sewer mains is three feet, if cover ITom top of pipe to sub~grade is less than three feet than alternate materials shall be used in conformance with the City of Meridian Public Works Departments Standard Specifications. Water service to this site is being proposed via extension of mains in W. Everest Lane and N. Gertie Place. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works, and execute standard forms of easements for any mains that are required to provide service. 2.2 2.3 The preliminary plat indicates all new water mains will be eight-inch. The applicant shall be required to install a twelve~inch main ITom the twelve-inch main in W. Everett to Linder Road, with a connection to the twelve inch main located to the south of this project in Linder Road. The shall be in lieu of running water main in the arterial ITontages. 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). A pressurized irrigation system is required for all subdivisions per UDC 11 ~3A ~ 15. 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 yearwround source of water (UDC 11-3A~6). The applicant should be required to use any existing surface or well water for the primary source. If a surface or wel1 source is not available, a single~point connection to the culinary water system shall be required. If a sing1e~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. 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. 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 Ilw3A~6. 2.9 2.10 2.11 2.12 2.13 2.14 2.15 2.16 2.17 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 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. Iflateral users association approval can't be obtained, alternate plans shall be reviewed and approved by the Meridian City Engineer prior to final 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 into surface water is prohibited unless the jurisdiction which has authority over the receiving stream provides written authorization prior to development plan approval. The applicant is responsible for filing all necessary applications with the Idaho Department of Water Resources regarding Shallow Injection Wells. 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 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 Permitting that may be required by the Environmental Protection Agency. Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. 3. FIRE DEPARTMENT 1. 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. 2. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 Yz" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works 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 ofthe!FC Section 509.5. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 3. All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside radius. 4. All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and shall have a clear driving surface which is 20' wide. 5. Provide a 20-foot wide Fire Lane for all internal roadways all roadways shall be marked in accordance with Appendix D Section D103.6 Signs. 6. For all Fire Lanes, provide signage "No Parking Fire Lane". 7. Insure that all yet undeveloped parcels are maintained free of combustible vegetation. 8. Fire lanes and streets shall have a vertical clearance of 13'6". This includes mature landscaping. 9. Operational fire hydrants, temporary or pennanent street signs and access roads with an all weather surface are required before combustible construction is brought on site. 10. Building setbacks shall be per the International Building Code for one and two story construction. 11. 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. 12. 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. 13. The fire department requests that any future signalization installed as the result of the development of this project be equipped with Optic om Sensors to ensure a safe and efficient response by fire and emergency medical service vehicles. This cost of this installation is to be borne by the developer. 14. Maintain a separation of 5' from the building to the dumpster enclosure. 15. Provide a Knox box entry system for the complex prior to occupancy. 16. The first digit ofthe Apartment/Office Suite shall correspond to the floor level. 17. The applicant shall work with Planning Department staff to provide an address identification plan and a sign which meets the requirements of the City of Meridian sign ordinance at the required intersection( s ). 18. 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. 19. Provide exterior egress lighting as required by the International Building & Fire Codes. 20. There shall be a fire hydrant within 100' of all Fire Department connections. 4. POLICE DEPARTMENT 1. The Police Department would like the proposed financial institution relocated from the northeast corner of the site to the southeast corner of the site for better police visibility and approach. 5. PARKS DEPARTMENT 1. The Parks Department has no concerns with the site design as submitted with the application. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 6. SANITARY SERVICE COMPANY 1. Please contact Bill Gregory at sse (888~3999) for detailed review of your proposal and submit stamped (approved) plans with your certificate of zoning compliance application. 7. ADA COUNTY HIGHWAY DISTRICT Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 C. Legal Description TOOTHMAN-ORTON ENGINEERLNG COMPANY CCiNSVl.TJNG ENGINEERS, SURVEYORS AN!) PI-^NNER$ 9lJl O'1:NúfN r.Ol.Jlf\lARO 8()¡i£ IDAHO aj7l4.J.()(J8 )O!\.)1:J<' lHlJ . FAA 2U1,..J23.-2)9'" ¡"')¡""&"""'\;'(""""'" Project: 05 I 43 Date: December 22, 2005 Page: 1 of 1 EXJUBl'J' "A" Land Boundary Descri.ptîon A parcel of land located in the NE '/. oftbe NE y. of Seçtion 26, Township 4 North, Range] West, Boise Meridian, Ada County, Idaho, described as follows: COMMENCING at a found aluminum cap, marking the corner common w Sections 23,24,25 ¡we! 26, 601» whiç,h a found brass cap, mlU'king the quarter cümereommon to said Scctions 25 and 26, bears S.00"54'56"W., 2657.54 fect; thence, aloog thc s.::('.ticl!1 Jille cotnmotllo said Sections 25 and 26 (centerline ofN- Linder Road), A) S,Ooo54'5(i"W., 40.05 feel.; thence. leaving said section lin<:, 11) N.89°3S'4TW., 2S,OO teet to a point on tlle southerly right-oJ'.way line of W. Chin den Boulevard, rnarking the POINT OF' ßEGINN1NG; tbene::, along s3.id áght~of..way line the following courses: 1) Northwesterly along a curve to the left, having a radius of J4J} 748 feet. an arc length of 55.50 feet, through n ccn[IilI angle of 00"05 .33 ". and ,I cllOrd b{:aring and dist,mec ofN,89"36'O(J"W.. 55.50 feet to a point of tangency; thence, 2) N.89"38'47"W., 650,61 feet; thence, leaving said right-of-way, 3) S,00"'21'13"W"G16,84fcet;thence, 4) S.89°04'59"E., 700.02 recUo thcwesterly right-of-way line orK Linder Road; thence. along said westerly right-ot:'way lim:, 5) N,OO"54'56"E., 623.71 feet to the POINT OF BEGINNING, CONTAINING: 10.011 acres, rnore or less SUBJECT TO: AU Covenants, Rights, IUghts-of- Way, Easements of Reçord and ¡my Encumbrances. d ¡y,o)j I 43\\I.'l';Uo.:""DlôSCI'-II'TlC\I'S',:)," 1")-~"!-.A-BOl.'N!),,'..1,Y,",': BOISE' COLl.'R,;:.'\LE;[ . C:\LU\\'ELL Exhibit C 'D 0 0 N N :z:: u p::; ~ "'" 0 D-1 f-< -< ¡;:¡ '" ~ ~ D-1 ;:r:: D-1 :z:: f-< ¡x: 0 "'" f-< ¡x: 0 ¡:l., ~ "'" ~ CIJ f-< Z D-1 ::E f-< ~ ¡:l., D-1 Q C Z ~ ....J ¡:l., ~ 8 ~ D-1 ::E "'" 0 >- f-< iJ W.i;:'ffi;'i"Æ!L1JI,!~';;'V!!!! im';; Ii'fi!JIi L'K:i[['t~: Ji. ¥!! H:"$,iU,",, F:l\r:£ G~ ~:B',;;r¡':1; c, Ii:" "'~.'.f" m iì: (i"r~!Hi '~::"'!Xj.ç'..f W!~J.!.ff.r",,\<;;y¡ g iWL\Wi-(iHf!!l!,-:;t~~]5i). EKH1Bl'J' "Fl" - SKETCH PLAN A PARCEL OF LAND LOCATED IN THE N E 1/4 OF THE N E 1/4 OF SECTION 26, TOWNSHI P 4 NORTH, RANGE 1 WEST, 8. M. MJA COUNTY, IDAHO -,- ::_- -= ~~--- ~'R9~:ð'O'l I 2629'9~ ~/~EN BOÚ~V~ - ;; t;; r-' , N69'38'47"W 650.61' --r1j¡ C1 'J "POINT,. ~F ,,~E~INNING.. 40 j . \,'C- _;:TA_-! ." , "I. LEGEND ~ ; Ir:::~ ~;~ "'it<; ~J~ ,~ ~~ -- $o:j I&~ Z¡ I i ~5 ' -- ~ lã j~ 700.02' r , !-.. ! :O~~L,~~~' ! ¡~ I"', iN J?3 ~~'f-.._m R6 2:1 24 ~~J~ .'vV 1 """ '",r~ ""=r:'L}ì! t DUAll in;',! (',; $'<c1'~:! " -~I ria;¡ ~ ~I QtO ~ 1i!~ r., ¡,., '.':.- t.I Ñ ;:\ gl ~ {,')] 10,011 ACRES: LSB9'O4' 59 "E lCG<SA FAllS SL'5OMSIO!< ><0. " j -----'-CURVCfÁBLE --~-'-'--l ¡C Uti~~Tiy~~~;e~b~~~~~~~~~lT~~}~~~O::T::;:t~ ~~"W J G i ..,. r IUO 2eG 400 600 ~ I 28-<?r25 !'" '" ~ ~ ~l~ z ' ... 9 ~ r; 1: ,1 Á Fn""~' DRA~- C'p Ì"- _V"U ç. .).~ -~ ~ ÇCUND ALUMINuM C;.F 0 CALCULf,TtJ,; F'OitJT ,,- -- - - --- BOU"[}A~~'¥ - PHQPERTY UNE sccnON liNE TOOTHMAN-ORTON ENGINEERING CO. ~--- ._._--..- CN-;-N,:£,,<S Si!T"'fY\),'~- P'L"'<NE'RS 97:'7 Crl'IWEN S'JULEVARD . ReiSt. OM-!) 8J?! 4-2005 PHONE, 208-32-3-2288 . "",,x, 208-323-2399 t'" J'"' IJ~ ,~ u (..!;k'i.\)\lUV"-o..W;:"t'-""r.,'"ç Q.oTC!!i!'it3 .\,-,,"~I4J .... :D :.ë x w CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 D. Required Findings from Zoning Ordinance 1. Annexation 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 all of the subject property to C~G. Staff finds that the proposed zoning map amendment complies with the applicable provisions of the comprehensive plan, if the current North Meridian Area amendment is approved by City Council. Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report. 2. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds that retail, restaurant, and financial institution uses are allowed within the requested zoning district of C.G as a Principally Permitted Use. The accompanying plat demonstrates the land will be developed with lot sizes and other dimensional requirements that conform to the proposed zoning designation. The map amendment shall not be materially detrimental to the public health, safety, and welfare; 3. 4. Staff finds that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare. Staff recommends that the Commission and Council rely on any oral or written testimony that may be provided when determining this finding. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City 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. The annexation is in the best of interest of the City (UDC 11 ~5B-3.E). 5. 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. This is a logical expansion of the City limits. In accordance with the findings listed above, staff finds that Annexation and Zoning of this property to C~G would be in the best interest of the City. 2. Preliminary Plat Findings: Exhibit D 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 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 Exhibit 0 Comprehensive Plan. Staff generally supports the proposed plat layout as it complies with the provisions of the Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report. 2. Public services are available or can be made available and are adequate to accommodate the proposed development; 3. Staff finds that public services are available to accommodate the proposed development. (See finding Items 3 and 4 above under Annexation 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; 4. Staff recommends the Commission and Council rely upon comments from the public service providers (i.e., police, fire, ACHD, etc.) to determine this finding. (See finding "Items 3 and 4 above under Annexation Findings above, and the Agency Comments and Conditions in Exhibit B for more detail.) The development will not be detrimental to the public health, safety or general welfare; and 5. Staff is not aware of any health, safety or environmental problems associated with the development of this subdivision that should be brought to the 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. 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 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.