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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6,2006
TO:
FROM:
SUBJECT:
Planning & Zoning Commission
Joe Guenther, Associate City Planner
Lochsa Falls Office Park
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STAFF REPORT
P & Z Commission Hearing
Hearing Date: 4/6/2006
CUP-06-008
Conditional Use Pennit for Request for office uses allowed on Lots 46 and 47
Block 49 of Lochsa Falls Subdivision No 12 at 2240 and 2300 Everest Lane
by Monterey LLC
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Monterey LLC, has applied for Conditional Use Pennit approval for the office site on Lots
46 and 47 Block 49 of Lochsa Falls Subdivision No 12, The site is located on the north side of Everest
Lane, east of Long Lake Way and South of Chin den Blvd, The property is currently zoned RA (Medirnn-
low density residential.) The applicant has also submitted an application for a plat and a rezone which are
not concurrent with the use application to allow for the first two office buildings to begin construction
which is shown on the site plan as phase 2. The proposed buildings are located in Lochsa Falls
Subdivision, the existing Planned Development (CUP-02-012) for this site allows, among other uses,
office, medical, dental uses in the R-4 zone. The Findings of Fact and Conclusions of Law for the Lochsa
Falls Subdivision Planned development, subjects all development within the office lots in Lochsa Falls
Subdivision to obtain CUP approval.
2. SUMMARY RECOMMENDATION
The subject applications (Conditional Use Pennit and Design Review) were submitted to the Planning
Department for concurrent review, Staff recommends approval of CUP-06-008 for Lochsa Falls Office
Park as presented in the staff report for the hearing date of April 6, 2006 based on the Findings of Fact as
listed in Exhibit D and subject to the conditions of approval as listed in Exhibit B as attached to this
report. Staff has prepared findings consistent with this recommendation.
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to approve File Number CUP-
06øO08 as presented in the staff report (including the proposed elevations) for the hearing date of
April 6, 2006, and the site plan labeled AI, dated January 13,2006 with the following
modifications to the conditions of approval: (add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to deny File Number CUP-06-
008as presented in the staff report for the hearing date of April 6, 2006, for the following reasons:
(you must state specific reason(s) for the denial of the conditional use pennit) I further move to
direct staff to prepare an appropriate findings document to be considered at the next Planning and
Commission hearing on April 20, 2006,
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Lochsa Falls Office Park CUP-O6-008
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PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6,2006
Recommend Continuance
After considering all staff, applicant and public testimony, I move to continue File Number
CUP-O6-008 to the hearing date of (insert continued hearing date here) for the following
reason(s): (you should state specific reason(s) for continuance,)
4. APPLICATION AND PROPERTY FACTS
a, Site Address/Location:
South side of Everest Avenue, east ofN, Long Lake Way
Section 26, T4N Rl W
b. Owners:
Monterey LLC
10221 W, Emerald Se 100
Boise Id 83704
c, Applicant:
Monterey LLC
10221 W, Emerald Se 100
Boise Id 83704
d, Representative: Wes Steele, Habitec Architects
e. Present Zoning: R-4 (Low Density Residential)
f, Present Comprehensive Plan Designation: Mixed Use Community
g, Description of Applicant's Request: The applicant is requesting Conditional Use Permit
approval for the office uses, The use requests are consistent with prior approvals for the
annexation and planned development applications approved in 2002,
1, Date of CUP site and landscape plans (attached in Exhibit A): January 13, 2006
2. Date of Building Elevations (attached in Exhibit A): January 13,2006
h. Applicant's Justification Statement (from application materials): "Pursuant to the required
pre-application and neighborhood meeting, the applicant, Monterey LLC, respectfully
requests Conditional Use approval to construct eight buildings for approximately 38,SOO
square feet of office uses for Lochsa Falls Office Park The site is approximately 3.13 acres,
is zoned R-4 with a use exceptoin and has all existing previously approved improvements
with the Final Plat of Lochsa Falls Subdivision. We believe this application is consistent
with the Comprehensive Plan and meets the required findings for Conditional Use approval.
We trust your staff will concur and positive findings and approval will result"
5. PROCESS FACTS
a, The subject application will in fact constitute a conditional use as determined by City
Ordinance. By reason ofthe provisions ofUDC II-SB-6, a public hearing is required before
the Planning and Zoning Commission on this matter.
b. Newspaper notifications published on: March 20 and April 3, 2006
c. Radius notices mailed to properties within 300 feet on: March IS, 2006
d, Applicant posted notice on site by: March 26, 2006
Lochsa Falls Office Park CUP-O6-008
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
6. LAND USE
a, Existing Land Use(s): Vacant - Required improvements for FP-04-007
b. Description of Character of Surrounding Area: The area along this portion of Everest Avenue
is developing office lots within Lochsa Falls Subdivision, with some residential uses to the
south and east ofthe site,
c, Adjacent Land Use and Zoning
1, North: Vacant land, zoned Ada County RUT
2. East: Vacant land, zoned RA PD Lochsa Falls Subdivision,
3. South: Residential, zoned R-4 Lochsa Falls Subdivision
4. West: Future School site in Silver Leaf Subdivision - R-4
d. History of Previous Actions: In 2002 a 354 acre 870 lot subdivision, Lochsa Falls Subdivision
was approved. A Planned Development Site Specific condition of approval requires all future
uses within the office phases of this development to obtain CUP approval.
e, Existing Constraints and Opportunities
1. Public Works
Location of sewer:
Location of water:
Lochsa Falls Subdivision, Everest Lane
Lochsa Falls Subdivision. Everest Lane
Issues or concerns: None,
2, Vegetation: Existing landscaping along Long Lake Way and Chinden Blvd
3, Flood plain: NA
4, Canals/Ditches Irrigation:
5, Hazards: None,
6, Proposed Zoning: R-4
None,
7. Future Zoning: L-O (proposed)
8. Size of Property: 3.13 acres
h. Proposed and Required Non-Residential Setbacks: per the L-O zone
Front
Side
L-O Standard
20 feet
Rear
10 feet
20 feet
Max, Building Height
Min, Lot Size
35 feet
None
Min, Street Frontage None
i, Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The access
to the site will be from existing curb cuts on Everest Avenue and McMillan Road, The
applicant will be required to provide cross access for a shared access to the eastern lot which is
not shown on the site plan. The applicant has not shown a cross-access and parking agreement
Lochsa Falls Office Park CUP-O6-008
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
with the property owner to the east. Staff is supportive of the proposed cross~access and cross-
parking agreements as shown on the site plan as conditioned.
7. COMMENTS MEETING
On January 17, 2006 Planning Staff held an agency comments meeting, The agencies and departments
present include: 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 "Mixed Use Community" on the 2006 Comprehensive Plan Future Land Use
Map. In Chapter VII of the Comprehensive Plan, this designation is defined in part as an area that is
situated in highly visible or transitioning parts ofthe City where innovative and flexible design
opportunities are encouraged. The MU-C has an upper limit on the square footage of non-residential uses
and is intended to allow a focused range of uses in close proximity of residential uses. Staff recommends
that the Commission and Council rely on any verbal or written testimony that may be provided at the
public hearing when determining the most appropriate zone for this property.
Staff finds the following Goals, Objectives, and Action items contained in the 2002 Comprehensive Plan
to be applicable to this application (staff analysis is in italics below policy):
.
"Require all commercial businesses to install and maintain landscaping." (Chapter V, Goal III,
Objective D, Action item 5)
The applicant will be required to construct landscaping which complies with the Unified
Development Code.
.
Protect existing residential properties from incompatible land use development on adjacent parcels,
(Chapter VII, Goal IV, Objective C, Action 1)
The applicant is proposing an office zone adjacent to proposed or established residential district.
Stalffinds that impacts to the existing residential properties to the east can be limited through design
as to be compatible with the proposed development ~f appropriate landscaping is installed with this
project and in cooperation with the planned development proposal.
.
"Permit new. . .commercial development only where urban services can be reasonably provided at
the time of final approval and development is contiguous to the City," (Chapter IV, Goal I, Objective
A, Action item 6)
The subject site can be serviced by the City of Meridian's sanitary sewer and water systems.
.
Require street connections between subdivisions at regular intervals to enhance connectivity and
better traffic flow. (Chapter VI, Goal II, Objective A, Action 6)
Cross access will be required east of the site. Staff is generally supportive of the conceptual
connectivity proposal on Everest Lane a private access. .
Stafffinds that the proposal is harmonious with and in accordance with the Comprehensive Plan,
9. ZONING ORDINANCE
a, Zoning Schedule of Use Control: UDC 11-2B-2 lists office as a permitted uses in the L-O
Lochsa Falls Office Park CUP-O6-008
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6,2006
zone, The Planned Development allowed for office uses in the R-4 zone as of the 2002
approval under the Meridian City Code,
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
a. Analysis of Facts Leading to Staff Recommendation
CONDITIONAL USE PERMIT
Special Considerations: Staff is generally supportive of the proposed site design as presented in
the CUP site plan labeled as Sheet A1, dated January 13, 2006, with the following comments:
Perimeter Landscaping: The site contains existing landscaping installed with the construction of
the final plat and the applicant has proposed additional landscaping adjacent to Everest Lane
and the applicant is showing the required 20' landscape buffer to residential uses, Staff is
generally supportive of the proposed landscaping,
Future Phasing: Each building in the future phases of this site shall be required to submit for
design review,
Cross Access Agreement: The applicant has not proposed to record a cross access agreement
between the subject parcel and the parcel to the east. The applicant shall submit a recorded
copy of said cross access agreement prior to issuance of a Certificate of Zoning Compliance.
Design Review Standards: UDC 11-3A-19 requires that all structures located on Entryway
Corridors (as identified on the 2002 Future Land Use Map) be subject to administrative design
review standards, Chinden Avenue in this location is an Entryway Corridor, and the applicant
has submitted a Design Review application for concurrent review. Staff is supportive of the
submitted application with the following comments:
1. Architectural Character: The submitted building elevations dated January 13, 2006
conform with the architectural standards as follows:
. The proposed modifications exhibit façade modulations, roof line recesses and
projections along a minimum of 20% of the length of the façade as required;
. The proposed modifications clearly define primary building entrances and awnings,
windows, or arcades total a minimum of 30% of the façade length;
. The proposed modifications demonstrate roof lines which demonstrate overhanging
eaves, two or more roof planes, varying parapet heights, and cornices;
. The proposed modifications exhibit at least two changes in color, texture and
materials; and
. The proposed modifications screen all ground-level and rooftop mechanical
equipment as viewed from the property line.
Lochsa Palls Office Park CUP-O6-008
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6,2006
1. Color and materials: The submitted building elevations demonstrate the appearance
and use of high quality materials, such as stone and stucco and do not contain
prohibited materials or construction,
2, Parking Lots: No more than 70% of the off-street parking area for the structure
shall be located between the front façade of the building and abutting streets. The
applicant shall certify that this condition is met for the future phase which fronts
toward Chinden Blvd,
b, Staff Recommendation: Staff recommends approval of CUPø06-008 for Lochsa Falls Office
Park as presented in the staff report for the hearing date of April 6, 2006 based on the Findings of
Fact as listed in Exhibit D and subject to the conditions of approval as listed in Exhibit B as
attached to this report, Staff has prepared findings consistent with this recommendation,
Lochsa Falls Office Park CUP-O6-008
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
11. EXHffiITS
A. Drawings
1. CUP Site and Landscape Plans (dated January 13,2006)
2. Building Elevations (dated January 13, 2006)
B, Conditions of Approval
1, Planning Department
2, Public Works Department
3, Fire Department
4, ACHD
C Legal Description
D, Required Findings from Zoning Ordinance
Lochsa Falls Office Park CUP-O6-008
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6,2006
A. Drawings
1. CUP Site and Landscape Plans (dated January 13, 2006)
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2, Building Elevations (dated January 13, 2006)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 The applicant shall comply with all conditions of approval for Lochsa Falls Subdivision (AZ-02-
010, CUP-02-012 & PPø02-009) as part of the subject Conditional Use Permit (CUP-06-008).
The Site Plan labeled as AI, prepared by Habitec Architects, dated January 13, 2006 is approved,
with the conditions listed herein.
Prior to issuance of a Certificate of Zoning Compliance (CZC) permit, the applicant shall submit
a copy of a recorded cross-access/cross-parking agreement with the property owner to the east
1.2
1.3
1.6
1.7
1.8
1.9
The Site and Landscape Plan labeled as AI, prepared by BRS Architects, dated January 13,2006
is approved with the following modifications/notes:
. A photometric test for all proposed internal lighting shall be submitted with the
Certificate of Zoning Compliance.
. All future phases shall substantially comply with the design review standards of the
Unified Development Code.
. A written certificate of completion shall be prepared by the landscape architect,
designer, or qualified nurseryman responsible for the landscape plan and submitted
prior to occupancy of the building, All standards of installation shall apply as listed
in UDC llø3B-14.
Submit a landscape plan, reflecting the changes/notes mentioned above, with the
Certificate of Zoning Compliance application.
To ensure that all of the conditions of approval for CUP-06-008 are complied with, the applicant
shall be required to obtain a Certificate of Zoning Compliance (CZC) permit, and occupancy,
from the Planning Department prior to operation, NOTE: Any future tenant(s) in the remaining
office portion of the subject building shall not be required to obtain CUP approval, unless
required by the UDC.
All required improvements must be complete prior to obtaining a Certificate of Occupancy for the
proposed development A temporary Certificate of Occupancy may be obtained by providing
surety to the City in the form of a letter of credit or cash in the amount of 110% of the cost of the
required improvements (including paving, striping, landscaping, and irrigation), A bid must
accompany any request for temporary occupancy,
No signs are approved with this CUP application. All business signs require a separate sign
permit in compliance with the sign ordinance,
The applicant shall have a maximum of 18 months to commence the use as permitted in accord
with the conditions of approval listed above, If the business has not begun within 18 months of
approval, a new conditional use permit must be obtained prior to operation,
2,1
2. PUBLIC WORKS DEPARTMENT
Exhibit B
Sanitary sewer service to this development is being proposed via existing mains in W. Everest
Lane. The applicant shall install any 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. Minimrnn cover over sewer
mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate
materials shall be used in conformance of City of Meridian Public Works Departments Standard
Specifications,
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,
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.
3. FIRE DEPARTMENT
1. 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 permits,
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.
2, All entrance and internal roads and alleys shall have a turning radius of28' inside and 48' outside
radius,
3, Provide a 20-foot wide Fire Lane for all internal roadways all roadways shall be marked in
accordance with Appendix D Section DI03.6 Signs,
4, Fire lanes and streets shall have a vertical clearance of 13 '6", This includes mature landscaping.
5. 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.
6, Maintain a separation of 5' from the building to the dumpster enclosure,
7, All aspects of the building systems (including exiting systems), processes & storage practices shall
be required to comply with the International Fire Code,
8, Provide exterior egress lighting as required by the International Building & Fire Codes,
9. Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fITe apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
2.3
2.4
2.5
2,6
2.7
2.8
2,9
2.10
2.11
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6,2006
2.2
Water service to this site is being proposed via extension of existing mains in W, Everest Lane.
The applicant shall be responsible to install all water mains necessary to serve this development,
coordinate main size and routing with Public Works,
The applicant shall coordinate fire hydrant placement with the Public Works Department during
plan review.
During plan review a looped system may be required to achieve adequate fire flows,
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),
All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized inigation 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,
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
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).
a. For Group Rø3 and Group U occupancies, the distance requirement shall be 600 feet (183
m).
b, For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet
(183 m),
4. ADA COUNTY HIGHWAY DISTRICT
1, It has been determined that the Right~of- Way and Development Services Department does not
have ay site specific requirements for you at this time due to the fact that street improvements
exist.
2, A traffic impact fee may be assessed by ACHD and will be due prior to the issuance of a building
pennit. Contact ACHD Planning & Development Services at 387ø6170 for information regarding
impact fees,
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6,2006
C. Legal Description
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records of Ada CoIIIty. IIbIn
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 6, 2006
D, Required Findings from Zoning Ordinance
1, Conditional Use Permit Findings:
CUP Findings:
The Commission shall base its determination on the Conditional Use Permit request upon
the following:
1. That the site is large enough to accommodate the proposed use and meet all the
dimensional and development regulations in the district in which the use is located.
The proposed building and uses on this site can accommodate and meet all dimensional and
development regulations of this district
Parking stalls are required at the ratio of one space per 500 square feet of gross floor area in
commercial districts (UDC 11-3C-6), Per this requirement, 72 stalls are required for the entire
site, There are 144 parking stalls proposed on this site, with designated handicap accessible stalls,
This provision exceeds the City's minimum parking stall ratio, Staff finds that the project should
have ample parking.
Staff finds that the subject property is large enough to accommodate the required yards
(setbacks), parking, landscaping and other features required by the ordinance. Staff recommends
the Conunission rely on Staffs analysis, and any oral or written public testimony provided when
determining if this site is large enough to accommodate the proposed use.
2. That the proposed use will be harmonious with the Meridian Comprehensive Plan and
in accord with the requirements of this Title.
Staff finds that the designated Comprehensive Designation for this property is Mixed Use
Community, The property is currently zoned R-4, with a requirement for CUP approval of each
building/use, The proposed use is generally hal1llonious with the requirements of the UDC (see
Sections 8 and 10, above for more infonnation regarding the requirements for this use,)
3. That the design, construction, operation and maintenance will be compatible with other
uses in the general neighborhood and with the existing or intended character of the
general vicinity and that such use will not adversely change the essential character of
the same area.
Staff finds that if the applicant complies with the conditions outlined in this report, the general
design, construction, operation, and maintenance of an office park should be compatible with
other uses in the general neighborhood and with the existing and intended character of the area,
4. That the proposed use, if it complies with all conditions of the approval imposed, will
not adversely affect other property in the vicinity.
Staff finds that if the applicant complies with the conditions outlined in this report, the proposed
uses will not adversely affect other property in the area, The Commission should rely upon any
public testimony provided to determine if the development will adversely affect the other
property in the vicinity.
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARlNG DATE OF APRlL 6,2006
5. That the proposed use will be served adequately by essential public facilities and
services such as highways, streets, schools, parks, police and fire protection, drainage
structures, refuse disposal, water, and sewer.
Staff finds that sanitary sewer, domestic water, refuse disposal, and irrigation are currently
available to the subject property, Please refer to any comments prepared by the Meridian Fire
Department, Police Department, Parks Department, Sanitary Services Corporation and ACHD.
Based on comments from other agencies and departments, staff finds that the proposed use will
be served adequately by all of the public facilities and services listed above.
6. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
If approved, the applicant will be financing any improvements required for development Staff
finds there will not be excessive additional requirements at public cost and that the proposed use
will not be detrimental to the community's economic welfare,
7. That the proposed use will not involve activities or processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
Staff recognizes that traffic and noise will increase with the approval of restaurant and retail uses
in this location; however, staff does not believe that the amount generated will be detrimental to
the general welfare of the public, Staff does not anticipate the proposed use will create excessive
noise, smoke, fumes, glare, or odors. Staff finds that the proposed uses will not be detrimental to
people, property or the general welfare of the area.
8. That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
Staff finds that there should not be any health, safety or environmental problems associated with
this use proposal that should be brought to the Commission's attention. Staff finds that the
proposed use will not result in the destruction, loss or damage of any natural, scenic or historic
feature of major importance.
Exhibit D