HomeMy WebLinkAbout3-7 Memo from Planning.
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Project: Meridian Gateway
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Location: SW comer of Meridian and Overland
Applications: variance for access to Meridian Road (SH 69)
Highlights of Proposed Development: two new approaches to Meridian Road, SH 69, including one
right-in/right-out and one full access driveway.
On December 15, 2005, Idaho Transportation Department (lTD) staff submitted a response to the
request for access to Meridian Road. ITD staff indicated that the two proposed access points do
not meet district policies. In December 2005, ITD's executive committee conditionally approved
the locations contingent on obtaining a Variance to Section 11-3H of the UDc. Other:
Development Agreement (between White-Leasure Development Company and City of Meridian,
Instrument #105134293, recorded 8/25/05). The DA includes two sections that specifically
address access to Meridian Road/SH69:
Para. 1.7 (Findings), which states that "Restrict curb cuts and access points on collectors and arterial
streets." (Chapter vll, Goal IV, Objective D, Action item 2). The Idaho Transportation Department (ITD)
has a policy for access to a Type IV Principal Arterial will be at intersections only, and spaced at one-
half mile intervals in urban areas. ITD allows approaches (other than intersections) in special cases and
on a temporary basis. Staff finds that the proposed access points to Kuna-Meridian Road (SH 69) and
Overland Road shall be subject to the location requirements ofITD and ACHD respectively. In
compliance with the Meridian Comprehensive Plan no curb cuts shall be allowed on Kuna-Meridian
Road (SH 69).
Para. 5D.2, which cites that any future uses shall obtain conditional approval subject to the conditions of
ACHD and lTD. Said ITD policies strongly discourage direct access to Meridian Road and/or arterials
inMeridian. The applicant was given ITD policy on December 1, 2004 byMr. Dan Coonce P.E. District
Traffic Engineer, who stated "that the access to the development could be developed 0(( of Overland
Road and not 0(( of State Highway (69).... This section 0(8H-69 has been designated a Principal
Arterial Type IV. ITD would like the Citv of Meridian to help us preserve this corridor ... .
Staff does not believe the applicant's justification statement meets the "findings test" for granting a
variance. The fact that the applicant began the process of securing access to Meridian Road before
adoption of the UDC is not relevant. The action taken by the City to annex the property with a DA did not
apprdve any specific uses or grant any use permits for the property - it only annexed the land and
requited all future uses to meet the City of Meridian Standards and required all future uses to submit for
Conditional Approval.
The applicant claims that due to physical constraints on the site that they will not be able to create a
ftontage road. However, the lID policy states that a ftontage "type" of connection may be utilized,
which does not have to be with a public road connection. Staff has considered cross-access agreements
to adjoining properties as meeting the requirement for the frontage road connection. ACHD has approved
two access points to Overland Road, which will be upgraded at the controlled intersection. Please note
that the properties to the west along Overland is currently annexed and zoned for commercial use.
Elevations:
No
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Outstanding Issue(s) for City Council: Staffis recommending denial of the subject Variance application
(V AR-O5-O27) for the following reasons. We do not find that the application meets all of the findings
required in the UDC in order for the City Council to grant a variance. Section 11-3H-3 of the UDC does
state that the City Council may consider and apply modifications to the standards of Article H upon
specific recommendation of the lTD. However, to staff's knowledge, no such specific recommendation
has been provided to date. Furthermore, Exhibit B of the Meridian Gateway Development Agreement
makes the finding that curb cuts will not be allowed to Meridian Road, SH 69.
The applicant contends that the access points are necessary to efficiently support retail commercial
development. However, given the relatively small size of the parcel, the topographic and site distance
constraints along Overland to the west, and the frontage along a State Highway with access restrictions,
this site may be more appropriately suited for a less intense commercial use, such as office.
Findings: Yes-for denial. If the Council wishes to deny the project tonight the motion should
include directing legal staff to prepare an order for denial.
Notes:
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