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HomeMy WebLinkAboutKnighthill Center Sub AZ AZ 06-006 MERIDIAN PLANNING& ZONING MEETING APPLICANT Sea 2 Sea, LLC-'--_- April 6, 2006 ITEM NO. 9 ------ ----"--- REQUEST Continued Publiè-Reormg-iFQ_m March 2, 2006 - Annexation and Zoning of -l-eÐL<;1cres from RUT to C-G zone for Knign-thiH-CeJ1ter Subdivision - southwest corner of Linder RoO€LancLÇhinden Boulevard -- -- " -- ----AGENC{ --~- COMMENTS CITY CLERK: See Previous Item Packet / Minutes CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: ~ ~fW\ð-' k:Pff6U~ .+D cAQ) U/Û CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS'IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: See affidavit of Posting Contacted: J~ ~- Emailed: Date: t¡J{ -Olf Staff Initials: Phone: q-ç¿ - Sg /J- ~ Materials presented at public meetings shall become property of the City of Meridian. Meridian Planning & Zoning March 2, 2006 Page 33 of 90 Item 13: Public Hearing: AZ 06-006 Request for Annexation and Zoning of 10.01 acres from RUT to C-G zone for Knighthill Center Subdivision by Sea 2 Sea, LLC - southwest corner of Linder Road and Chinden Boulevard: Item 14: Public Hearing: PP 06-005 Request for Preliminary Plat approval of 4 -'-- commercial lots and 1 common lot on 10.01 acres in a proposed C-G zone -------"--~--- for Knighthill Center Subdivision by Sea 2 Sea, LLC - southwest corner -gtLinder Road and Chinden Boulevard: Rohm: At this time I'd like to open the Public Hearing on AZ 06-006 and PP 06-005, both relating to Knighthill Center Subdivision and begin with the staff report. Wilson: Thank you, Mr. Chairman, Members of the Commission. Knighthill Center Subdivision is located at the southwest corner of Chinden Road and North Linder Road, adjacent to Lochsa Falls Subdivision. Surrounding the site to the south -- to the general southwest is over 800 homes in Lochsa Falls Subdivision. And, then, some commercial lots that were approved along Chinden that are vacant today, but I think there are applications on a couple of them in the works. With Lochsa Falls there was a private street -- backage road, if you will, that was approved parallel to Chinden Road that the applicant would propose to connect to with this application. The plat is for four commercial building lots and one common lot on ten acres. They propose to annex from RUT, Ada County, to a C-G, general service and retail commercial zone. I'll kind of hit on a few highlights in the staff report. Staff has recommended a stub street -- a stub commercial drive and services to the parcel. I apologize that the presentation tonight isn't ideal, but to the south of the project, along Linder Road, there is a small parcel with a home currently on it. We did recommend that a commercial drive aisle and services be stubbed to that property, so that it could redevelop in the future. By the time that property gives up its extra right of way and street buffer, it's very small and there is not much they can do with it, except place one commercial building on it and that would, then, take access from this drive aisle, eliminating another close access to Linder Road. So, we did recommend that. We are in support of their proposal to connect to the private street in Lochsa Falls with the commercial drive aisle that would, then, extend to the connection with Linder and that would be the access to the site. The building pads are located -- there is two along Linder with associated parking and, then, there is also two building -- larger building pads adjacent to the Lochsa Falls commercial lots. Kind of some general comments that staff had in the staff report deal with parking lot landscaping and the need for design review. Those are not really part of this application, I just want to make the applicant aware of those. Those would be addressed at time of certificate of zoning compliance, which is a staff level approval. The landscape plan that was submitted did have conifers, which didn't completely comply with code. Code does require -- and this is something new to the UOC -- is that conifers can be in a street buffer, as long as they are placed in the middle of a street buffer that is at least 20 feet wide. So, this street buffer is 35 feet wide and, actually, wider in places. So, if those conifers were placed in the middle of that buffer they would comply with the UOC. That was one comment. And, then, we are in support of their proposed right of way along Chinden. It is consistent with what ITO has requested Meridian Planning & Zoning March 2, 2006 Page 34 of 90 along this portion of Chinden, which would be one hundred feet from center line. And I think with that I will end staff's comments and stand for questions. Rohm: Any questions of staff? Moe: Josh, in your report you speak of ACHD's comments, you talk about a continuance of this? Wilson: Yes. Moe: This hearing. Wilson: Sorry for skipping over that. That's a rather important topic. ACHD has not approved this project, so staff's recommendation is that we go ahead and hear it tonight, get the issues out there and discussed with the Commission, but, then, continue it until we do have that ACHD approval and I think we are recommending continuing it to April 6th. Rohm: Okay. With that being said, would the applicant like to come forward, please? Nickel: Thank you, Mr. Chairman and Commissioners. Shawl1 Nickel, 839 East Winding Creek Drive, Suite 201 in Eagle. And, we are fine with that. I just wanted to get up and if there was any neighbors or anyone that wanted to talk tonight, let them do that. I will be very brief. Staff did a good job at summarizing the application request. We anticipate approximately 90,000 square feet of commercial retail bank institutions and restaurants and retail and, then, a large -- probably a large grocery store. We did meet the parking requirements of the code, landscape buffering along both Chinden and Linder. The main access, again, will be off of Linder Road. A detached sidewalk system, connection to the Lochsa stub and, then, again, connection to the south to Lochsa Falls development for interconnectivity. One thing the developer did want to point out is on the corner of Chinden and Linder the plan is to design that corner and work with the city -- and I believe the city has a committee that is actually looking at the gateway corridors and the specific themes that the city has for the area. We are also working on the project across the street, so that one's also goir'lg to have that corner. So, that corner is going to have a water feature and we will work with the committee on exactly what the design is going to look at and so at some future date I will bring that back to show you what that ultimately looks like. This is going to be a nice entrance way into the City of Meridian. So, the developer wanted to point that out to you. With that I will stand for any questions you may have. Rohm: Thank you, Shawn. Moe: Mr. Chairman? Yeah. I'm just kind of curious as far as on the north side right in the middle, are we anticipating quite dense landscaping and trees in that area, so that we are somewhat buffering the fact that we got a whole bunch of asphalt parking all the way through the center of this property? Meridian Planning & Zoning March 2, 2006 Page 35 of 90 Nickel: Yes. And we did submit a landscape plan to show that buffering along there also. You can see the dense plantings here and in that area right here. Moe: Okay. Rohm: Thank you. Any other questions? Zaremba: Mr. Chairman, yes. Mr. Nickel, am I correct in my understanding that this will be four separate lots; is that correct? . Nickel: That is correct. Zaremba: Okay. Nickel: With one common lot for the parking with a cross-access parking agreement. Zaremba: Where that's leading is a question. I'm a little bit concerned where West Everest comes actually to the back of the building. That's not going to be very attractive driving up Everest and to the people here it's not intuitive that there is another escape besides going out the front driveway and I have one of two suggestions. The first one was the more extreme and staff can chime in on this, too. Would it be possible to move this building farther south and change the drive aisle from being on the south end of the building to going between the buildings and pretty much align with Everest. Is that a possibility? Nickel: I would have to check with the architect. One concern I would have is there is the residential lots, Lochsa here -- Zaremba: Oh, that's right. Nickel: -- and trying to get that large building -- to encroach on that I would have concerns. I kind of envision this -- and I don't know if this is good or bad, that kind of decision, but like behind on Eagle, Crossroads, kind of behind the Old Navy and all how that connects back to the south. So, I -- I don't think that's very practical to move that building -- Zaremba: Also, you make a good point about it being closer to the residences. So, my second suggestion was much less extreme -- Nickel: Okay. Zaremba: -- and that is could there be signage in this area directing people that there is another exit? Meridian Planning & Zoning March 2, 2006 Page 36 of 90 Nickel: I believe we could do something like that. I'll look into that and, then, at the -- I guess April 6th meeting I'll address that. Zaremba: Okay. Thank you. Newton-Huckabay: Mr. Chair? Rohm: Commissioner Newton-Huckabay. Newton-Huckabay: Mr. Nickel, I wasn't clear if -- is that access to the south there, the access, that isn't the access requested by staff to the -- that property? Nickel: No. There is an out parcel -- Mr. Chairman and Commissioner Huckabay, there is an out parcel right here and I think staffs wanting an acces& internally in that area and we are fine with that. Newton-Huckabay: Okay. Nickel: Yeah. We will provide that. Let's see. Right there. Rohm: Thank you, Shawn. Zaremba: Mr. Chairman and staff, this may be off the wall, but that does look like a small parcel for development. Would that be a good size or shape for the fire department to put a facility there? Mr. Cole appears to have an answer for that. Cole: If you follow down further south to that cul-de-sac, that parcel is about twice the size as the one you're looking at, is, actually, a new fire department location right there. Zaremba: I thought there was going to be one out there somewhere. Okay. Thank you. Rohm: Thank you, Shawn. Nickel: Thank you. Rohm: There is nobody signed up to testify to this, but at this point in time I open it up to public testimony. Yeah. And is there anybody that would like to testify on this application? Seeing none, discussion? Newton-Huckabay: Mr. Chair? Rohm: Commissioner Newton-Huckabay. Meridian Planning & Zoning March 2, 2006 Page 37 of 90 Newton-Huckabay: I am curious on the lots to the west -- to the north of the private street, are we still envisioning that those are going to be businesses as well? And those are going to front on the private street or -- Wilson: They will take access from that private road, that Everest. Newton-Huckabay: And the front of the building will be on -~ Wilson: Yeah. I mean they will be designed -- they will have to be, because of the design review standards, they will have an attractive appearal1ce to Chinden, but I think they really would orientate toward that private street. Newton-Huckabay: Well, I guess -- Zaremba: The doors would have to be. Newton-Huckabay: Right. Where I'm going with that, I'm wondering if -- I don't think you're going to get the same effect as you're getting with the -.. the back side of the Crossroads development, because that, in essence, at some point will be acting as an approach -- front approach on there and I might suggest that we consider that in design of the buildings on the west side of that property, that I think it's going to look odd to have the back of the store front at the end of a row of commercial buildings fronting onto that private road. Rohm: Your concern is with the -- these buildings -- Newton-Huckabay: This is the back of this set of businesses here. This road here -- all these businesses that are going to be put in right here are going to front and face to the south and I'm guessing that's about the half mile down there wtlere that private road starts, so at some point you're likely going to see a light, I woulp guess, and so this is going to become a fairly I would say more of a major intersection -- or road than it is now and you're going to be driving down this and you're going to be looking at the back of the grocery store, the way this project was designed now. Which I mean I understand it should front onto Linder and that's fine, but I don't think that you get the same effect when you go to Crossroads, you are truly at the back of a development that backs up completely against residents, where this is actually going to be, in essence, facing to public street -- public or not, I mean it's going to be a public street -- the public is going to use it. Borup: The street is actually right here. Newton-Huckabay: Uh-huh. Borup: So, I don't know if this parking is going to have access to the back or not, but -- Meridian Planning & Zoning March 2, 2006 Page 38 of 90 Newton-Huckabay: Well, my point still stands, you're going to be driving down here looking at the back of a concrete building and I would think th~t at the very least we should look for some kind of architectural relief, such as we a~ked for with the Kohl's development on there. Rohm: Okay. And, thank you, that's a good point. Shawn, would you like to -- Nickel: If you're referring to this area right here, yes, I believe that will have an architectural relief. Keep in mind that because this is intended as a grocery store, this is most likely going to be loading -- loading bays and things like ttlat. Newton-Huckabay: That's exactly what I have in mind. Nickel: Well, I think it's more appropriate to have it next to the office. than to have it down encroaching into the end of the residential for reasons that we all know that -- Newton-Huckabay: Well, yes, and I would agree -- I would agree with that. Nickel: Definitely here you will have some architectural relief. I don't know if you'd like to give some suggestions. I don't know how to address -- I know what you're saying. And I don't know if that should be left up to design review for recommended to the design review or at that point of the review. Newton-Huckabay: Well, I mean I think I have been perfectly clear in the past that I'm not an architect, so I don't feel comfortable saying I would like to see this particular architectural design, but I do think that -- that you could probably come up with something that would keep in mind that it's visually appealing when you're driving up from it at that point. Nickel: Yeah. Because we don't have an end user in mind rigtlt now. Newton-Huckabay: Right. Right. I would think that that -- Nickel: I will agree with you and I think we can -- we can -- Newton-Huckabay: I mean I would go so far as to -- I would think that you could enter on the west side of -- particularly the south, that you could have -- you could have businesses on the west and east I mean at some point on the south -- the part that's labeled retail. I mean, in essence, you are going to front on two public roadways. Nickel: Well, technically, the one's a private, but -- Newton-Huckabay: Well-- Nickel: -- I know what you're saying. There will be -- there is ~ light currently down here. Meridian Planning & Zoning March 2, 2006 Page 39 of 90 Moe: Mr. Chairman, just a comment to staff. Josh, would this not come back in a CUP as far as the buildings themselves? Wilson: No. This is a C-G zone. They would be allowed uses. It would be all staff level after this. Moe: Good point. Thank you. Newton-Huckabay: That's the end of my comments. That's my only concern. Thanks. Zaremba: Mr. Chairman, I did have one other question and m~ybe I should have caught Mr. Nickel while he was still here. But, actually, it's for staff. No, I need you to listen, though. Stay here. In the new UDC did we put in the requirement that all property similar to this automatically have to have cross-accesß agreements? I notice that we are not asking for that in the staff report as often and I think the answer was it's already required. I see some heads shaking. Wilson: It's not in the UOC that we are aware of. They have proposed cross-access agreements for the development, so -- Zaremba: Okay. I didn't see that as a requirement. So, my question for Mr. Nickel would be -- although the answer I think has already been given -- you're comfortable with cross-access agreements among all of your lots in here? Nickel: Yes. Zaremba: Okay. That was it. Rohm: Okay. Moe: Could you state that in the microphone, please. Nickel: Yes, we would agree with that. Zaremba: Okay. Thank you. Rohm: Shawn, would you sit down. Okay. With that being said, I would entertain a motion to close the Public Hearing. Moe: No. Zaremba: Mr. Chairman, due to the absence of the ACHD report -- Rohm: Oh, continue. Meridian Planning & Zoning March 2, 2006 Page 40 of 90 Zaremba: -- we wish to continue. Rohm: Okay. Zaremba: And was the date April 6th? Mr. Chairman, I move that we continue AZ 06- 006 and PP 06-005 to our regularly scheduled meeting of April 6, 2006. Moe: Second. Newton-Huckabay: Second. Rohm: It's been moved and seconded to continue Public Hearing AZ 06-006 and PP 06-005 to the regularly scheduled meeting of April 6, 2006. All those in favor say aye. Opposed same sign? Motion carried. Thank you. MOTION CARRIED: ALL AYES. Rohm: Well, we have reached that 9:00 o'clock hour and we traditionally take about a 15 break here and we will reconvene at 9: 15. (Recess. ) Item 15: Public Hearing: AZ 06-002 Request for Annexation and Zoning of 0.43 acres from RUT to L-O (Limited Office District) for Strada Bellissima Subdivision Outparcel by Strada Bellissima, LLC - 3015 South Meridian Road: Rohm: At this time I'd like to reopen the Planning and Zoning meeting for March 2nd, 2006, and begin by opening the Public Hearing on AZ 06-002 and begin with the staff report. Wilson: Thank you, Mr. Chairman, Members of the Commission. Strada Bellissima Outparcel, as it has been termed, is an annexation of .43 acres from RUT to the L-O zone. It is located on -- pretty much on the northwest corner of South Meridian Road, State Highway 69 and Victory Road in south Meridian. When..- if I'm correct, when Strada Bellissima came through, the owners did not have control of this parcel and, therefore, it was left out of the development. They have since $;Jained control and would like to incorporate this parcel into their office development. It's a fairly straight forward application that staff supports. We do have a conceptual site plan. This parcel ends up being pretty much a parking lot. You can see the outline of the parcel here and it is incorporated into the overall project that was proposed previo'-!ßly. No accesses to Victory Road are proposed. We did include a requirement for Ð DA, specifically to prohibit direct access to Victory Road, wanted to keep it to tho$e internal roadways that have been established. On that DA there was a condition inclUded that should not have been. It was a copy error from another report and that is the second to the last bullet, which says prior to issuance of any building permit, the subject property shall be AFFIDAVIT OF POSTING HECEIVED ì G 2006 GJTY OF MERIDIAN ~!T\} (I-ERK C~r:!CE STATE OF IDAHO ) ) § ) COUNTY OF ADA I, Mike Arnold, Premier Si!:ms. Inc. 2100 E. Fairview Avenue, Suite 7 (name) (address) 855-0380 (phone) Meridian (city) Idaho (state) , being first duly sworn upon oath, depose and say: I personally posted the subject property with the hearing notice sign 10 days prior to the public hearing for the Kniahthill Center Subdivision - Preliminary Plat for 4 commercial lots with common lots on 10 acres: Annexation and Zonina to C-G General Commercial. Dated this 9th. day of March ,2006 /Î I z6L ///' --- -1,-' , r /, é:L/., (rl~J (~gnature) SUBSCRIBED AND SWORN to before me the day and year first above written. }--.tll'_~.-'!'-..-~-.'!.~~-t RUTH ZAHORIK NOTÃRY PUBLIC L. .S;~~:~~~P~?. .1 Master\affid-posting 1 CITY OF MERIDIAN PUBLIC HEARING SIGN-UP SHEET April 6, 2006 ITEM # 9 & 10 DATE PROJECT NUMBER AZ 06-006 - PP 06-005 PROJECT NAME Knighthill Center Subdivision NAME (PLEASE PRINT) FOR AGAINST NEUTRAL S~h4/,J¿J JJtC ke( >< AZ 06-006 MERIDIAN PLANNING & ZONING MEETING APPLICANT Sea 2 Sea, LLC March 2, 2006 ITEM NO. 13 REQUEST Annexation and Zoning of 10.01 acres from RUT to C~G zone for Knighthill Center Subdivision - southwest corner of Linder Road and Chinden Boulevard AGENCY COMMENTS CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: See attached Staff Report CITY ATTORNEY êlJ ~-tl 1) l-L€ 17 tf- To 4-- b -Db I/ì 1< --- D /, II $-0 CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: No Comment CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS'IRRIGATlON: IDAHO POWER: INTERMOUNTAIN GAS: ~:~:cted. ~ Emailed: Date:-'- Staff Initials: Phone: ~~/~I~ [ Materials presented at public meetings shall become property of the City of Meridian. '------------. ..-- - AFFIDAVIT OF POSTING --E CEIVED R ,-,-""" '}oon \"¡-!' (. ~ ,-' "t \ '. --"( Of MER\O\A ~, (,\ \ -, ç::n'.( C':=f-\Cc ,_.. "I (1 r<, , - C , ; ,-,,"-' STATE OF IDAHO COUNTY OF ADA ) ) § ) I, Mike Arnold. PremieriSians, Inc. 2100 E. Fairvtew Avenue. Suite 7 655~0380 (name) - (address) (phone) Meridian' (city) . Idaho (state) , baing first duly sworn upon oath, depose and say: Dated this -17th. day of SUBSCRIBED ANq SWORN to before me the day and year first above written. . - R~ ZAHORtK i NOTARY PUBLIC: STATe OF IDAHO; '! : """, My Commission Expires: ?)¡ 2 / 2./9~ Master\affid-posting 1 ..-, -,.' CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2,2006 STAFF REPORT P & Z Commission Hearing Hearing Date: 3/2/2006 ,< ~>t '-"', '~""rl' ,'" ,,"I' ':'1' I 'ie'," I, I", "",' ¡.- ',""' "" "'" ' " ~n:"""ìj.'i!"'!"'; , . ' .'" "' ,:,"~~1¡f t:'- , ',". -, .A,/' {J J It;!l a It \""' \"" ,. "'" t I ," '" "", , " '",,:f ,*"> J'ú' " - , \' "'~' ~","""~~",,~.,1.-, " Li.\iIO TO: FROM: SUBJECT: Planning & Zoning Commission Josh Wilson, Associate City Planner Knighthill Center Subdivision . 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 statespecitìc reasons for denial of the annexation request.) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: Continuance After considering all 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,) RECEIVED FEE 2 4 2006 CITY OF ME.R\9~!~ (""1'"\--\/ rl r::P'(( î: ,,--Il/L '-.' ! VL'- '- "PAGE 1 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 \I.¡, NE \I.¡, Section 26, T4N R1 W 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 detennined 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 detennined by City Ordinance. By reason of the provisions ofUDC 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 SulTounding Area: The property sits on the southwest comer of Linder Road and Chinden Road, which are both major roadways in the area and cany 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 R.4. 4. West: Lochsa Falls Subdivision, zoned R-4. Knighthill 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. Canals/Ditches Irrigation: No major facilities. 5. Hazards: None known. 6. Proposed Zoning: C-G 7. Size of Property: 10.01 acres f. Subdivision Plat fufonnation 1. Residential Lots: 0 2. Non-residential 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 acres/lO% 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-O6-005 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. Staff finds 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 subdivision for additional rights of way along Chinden Boulevard, a redesign of the proposal dated July 05, 2005 has been submitted which shows the right-of- way line at 90 feet to center line for approximately the first 500 feet east of the centerline ofTen Mile Road. The applicant is requesting to retain Lot 30, Block I 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 lTD. UDC 11-3H-3C2 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 Pennitted Uses in the C-G 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 Knighthill Center Subdivision AZ-O6-00G, PP-06-005 PAGE 5 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 ofCitv 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 pennit, 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 1O0-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 ONL Y in the middle of the required street buffer. Knighthi11 Center Subdivision AZ-O6.006, PP-O6-005 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, known 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, staffrecommends continuance of AZ-O6-006 and PP-O6-005 for Knighthill Center Subdivision until such time that ACHD approves the development proposal. 11. EXHIBITS 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 Knighthi11 Center Subdivision AZ-O6-006, 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) ,"'"","'",_""""","-"""",'".'_"-""',.'" ""...~..."_""m""""""""m____" mm '""""w..",, "" '"",'M,..- "" .."'" .. """ """--,,,,-,,----"---""""","" ,"::"~::":;:.L_::';~~;.:"::;:"m'::_:~'-;';,::~:~::;';;',;::::::::::!'::::;:':~::-: ".,"-". ~~¡ ~ i~ - l;¡ ... ~m ~¡ ~H¡ ~ ~ ¡~1~ i 1 'Y~ i ~ . ~ ~ d i ~ ~ "1. í 3 ~I¡ ~ ~ , :::: 1"~"l~.;j'L::~: I ~ ' "i : I: "" ¡" , , , , 1.1: 'I" , "Jl~.L[111".~" 1[11 I:: "'--!-,,u"--"'-';;i-'." I" î" r 11. ' I Ii ¡ {I' ¡:I'" ::"1__: Exhibit A , ' ;:: ,,\ i ]~/}: "-. "", t : rft,ì",;~~~~I:'iff,¡-!¡. 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J: , " mjt~~~l '1-----"-""-"svJc;-rne¡'~'fLi~d~~m". .'. mmmm . ... ~[(lì~I..PRELlM'NAR~~~IN~~~SCAPE PLANj , mJ.."",~",=" 'mmm"""",="=,=="=~="""",=",,,,m .mm, m, - .. - Ij ,. ] 'tf':~' ¡ ¡ a 1: ,'" , I .{ ,1¡1 ,. ..:, ¡. ~ Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 2, 2006 B. Conditions of Approval 1. PLANNING DEPARTMENT 1.2 1.2.1 1.2.2 1.2.3 1.2.4 1.2.5 1.2.6 Exhibit B 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 Attornev. 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 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. 1.2.10 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. 1.2.11 Per UDC 11-3A-6 all iITigation 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. 1.3 1.3.1 1.3.2 1.3.3 1.3.4 1.3.5 1.3.6 Exhibit B GENERAL REQUIREMENTS-PRELIMINARY PLAT Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision pursuant to ODC 1 1-3A-17. The City of Meridian requires that pressurized iITigation 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 iITigation system should be installed to all landscape areas per the approved specifications and in accordance with UDC 11~3A-15 and MCC 9-1-28. 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 iITigation 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- 2.3 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 3A-6, unless otherwise approved by Nampa Meridian lITigation District. Plans will need to be approved by the appropriate iITigation/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 tenus 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 ll-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 fonns of easements for any mains that are required to provide service. Minimum cover over sewer mains is three feet, if cover fi-om top of pipe to sub-grade is less than three feet than alternate materials shall be used in confonnance 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 fonns of easements for any mains that are required to provide service. 2.2 The preliminary plat indicates all new water mains will be eight-inch. The applicant shall be required to install a twelve-inch main fi-om 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 fi-ontages. 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 ll-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 hrigation 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 inigation systems be supplied by a year-round source of water (UDC ll-3A-6). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. Any existing domestic wells and/or septic systems within this project shall be removed fi-om domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non- domestic purposes such as landscape iITigation. 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 ll-3A-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 nonvapproval submitted to the Public Works Department. If lateral 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, 1O~lv91) for all off~street parking areas. Stonn water treatment and disposal shall be designed in accordance with Department of Environmental Quality 1997 publication Catalog of Stonn Water Best Management Practices for Idaho Cities and Counties and City of Meridian standards and policies. Offvsite 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 pennits. 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 detennined 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 Pair Housing Act. Applicant shall be responsible for application and compliance with and NPDES Pennitting that may be required by the Environmental Protection Agency. Applicant shall be responsible for application and compliance with any Section 404 Pennitting 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 3vfeet 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 W' 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 of the !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 of28' 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 DI03.6 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 Opticom 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 of the Apartment/Office Suite shall coITespond 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 req uired 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 ENGINEERING COMPANY CONSVLTINO ENCïINEERS. SURVEYORS AND PLANNERS 97n CH:";[¡EN B()CllfVARD &0'5(. IDMV) 8371.¡.)(){:8 )í)ß.)D<'?ijfJ . fþ.x }(lidn.l.I9', b~i""i"'ü"ngtÇQ,':C'" Project: 05]43 Date: December 12, 2005 Puge: 1 of1 ExmBfr "A" Land Boundary Description A p.lrcel orland loçated in theNE 'I. oftbc NE Y. ofSectÎon 26, Township 4 North, Range 1 West, Boise Meridian, Ada County, Idaho, described a,,<; follows: COMMENCING at a [(¡und alwnînum cap, marking the corner corn.m()fl to Sections 23,24,25 and 26. from which a found brass cap, nwrking the quarter corner common to said Seetions 25 and 26, bears S.00"54'56"W., 2657.54 fect; thenc;c, along the section ¡¡ne common to said Sections 25 and 2(, (œnlerline ofN. Linder Road), A) 8.00°54 '56"W" 40.05 fect; thence, leaving said section lioe, B) N.89"38'47"W", 2S.00 fecI to a point on the southerly right.oi'way line of W. Chindcn Boukvm.d, marking the ]>O[NT OF BEGINNING; thcnce, along s3.id right-oF-way line the following courses: 1) Nofthwestt'rly along a curve to the left, having a {a<li lIS of 34.33748 feeL an arc length of 55"50 feet, through a ceolra! angle of 00"05' 3J", and a chord bearing and dist,UICC ofN.89"36 'OO"W.. 55.50 feel to II poim of tangtmcy; thence, 2) N.89"JS'47"W., 65tH! feet; thence, leaving said rigbt-of.way, 3) S.00"'2I'13"W., 616.84 teet; thence, 4) S.89DO4'59"E., 700,02 feet to theweslerl)' right-of-way line ufN. Linder Road; thence, along said westerlyright-uf.way line, 5) N.OQD54'56"E., 623.71 feet to the POINT OF BEGINNING. CONTAINING: 10.011 acres, more or less. SUBJECT TO: All Covenants, Rights, llights-of- Way, Easements of Record and any Encumbrar¡ces" d H:WôI4:;\Wh'>lcJ'JJfSCR:rnONS\O3l4:J.hL'\-\JOVNj)!'..KY,d"'" HorSE' CC1ET ) "\U::"'F:, . C:\LDWH,L Exhibit C \D 0 0 (' N ::I:: u ~ :¿ "" 0 ~ E- -< Q Cì 25 ~ gj I~,J,f; tif,IR,W;!!L'; .!,!fl~,j~H' "£ ,ø"""-[i',i')!I fifl'i[(~~~ ê1!, ~\~ ii[},,;';;.'(lt~. £WX r~ ~!!;A1ê, "._!!.5JiS?;~Y Œ ,;¡ (G11L'¡' 'ffi¡;;J\JI}I':/';l¥."J~il?',"i"'"@ IT :v;¡~:~\'i.-~'+;¥3i'J1!!:&>iJ.I)_~>¡Wlf H)r,.ITi1 , EXHIBIT -0- - SKETCH PLAN A PARCEL OF LAND LOCATED IN THE NE 1/4 OF THE NE 1/4 OF SECTION 26, TOWNSHIP 4 NORTH, RANGE 1 WEST, 8.M. ADA COUNlY, ¡DAHO ;:>,:1 zr; , w: '.~""R"""< ~6°"'97' -o_------~~-"-- ,"_. -'Þ--+' ..- ,- - ,,-, ,. ~ ::I:: E- ~ 0 "" E- ~ 0 ¡:l., ~ ~ "" ~ ¡z¡ E- Z u.¡ ;;S E- ~ ¡:l., u.¡ Q Cì Z ~ .....¡ ¡:l., ~ Õ 2 u.¡ ;;S þ:.. 0 >- E- O 23 24 -:~(J ",u, '" "",) N\W"',"',')"W¡ \~;~ l'/',!o;,¡i~: DETAiL ""'" )'..' 'CO):,,} cmNDEN BOULEVARD 23 24 --4 2ô 25 N69'38'47"W 650Æ1'- ¡ C1 "I "POiNT OF BEGINNING" i ! (!:£f: D:TA2l) ;:, I LECENlJ i - ~ : i:::~ M.~ ;;;i i:i1 + "')UC' BRASS c.~p ¡J (;¡ 0 CALCULAED PO'fJT :g ~ -- - - - ~I:::i -----,--------- 18:~ Z; I I 25'--1 ~ ~I~ 700.02'; ! !: I :O~~~,;;;," .. I ~ "" ! ,,~ ..~ ~, -vI .,,<0 Z tOl z ~ Q <D '" ~ ê~ ¡, "n '" - ..J . " - L.. N ~ 81 ~ (/)1 10.01 \ ACRES:+: LS89004' 59", lOCfl!>l\ rA¡.lS 5Ll9DMSION ~c. " Lô!: i~ Is : c., , '. -----------c-ûf'ivE.-fÄ8U: --------.--, : c ~P;~~L~ ~1~~1~~ ~~~1Tt~~:s:~:~ 0 100 20a 400 600 I ¡ I I I "'i'- !'" '" ~ Q ç 2- 0 r z Cl~ § B ~ ~ mU!-iD .~L~MINUM CAP ------- 80U~:OARY -- rRQPEHT'¡' UK SCC~'ON liNE TOOTHMAN-ORTON ENGINEERING CO. [k~ 'N~ERS SiJ'<VCY,,)H5 PLN<NE"" ¡ 9 ì77 CH:NCtfN BOULEY;"?:: . BOiSE, IDAHO 83714-2006 ' PHONE: 208-J2J-nea . FAX' ZùB-J2J- 2399 u ¡-'IiI K..\)\l'N."-lJJ'","".\ílf..ÇO1': QlT(;'i/,'/'èj :w,W', ..... :z :2 x w 2fJ~25 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: I. 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. 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 Pennitted Use. The accompanying plat demonstrates the land will be developed with lot sizes and other dimensional requirements that confonn to the proposed zoning designation. 2. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare. Staff recommends that the Commission and Council rely on any oral or written testimony that may be provided when detennining this finding. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; and, 4. 5. 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). 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 fimds. 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: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: 1. Exhibit D 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 detennine 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 Council or 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 detennine 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. Staffrecommends that the Commission and Council reference any public testimony that may be presented to detennine whether or not the proposed development may destroy or damage a natural or scenic feature(s) of major importance of which staff is unaware. CITY OF MERIDIAN PUBLIC HEARING SIGN-UP SHEET March 2, 2006 ITEM # 13, 14 DATE PROJECT NUMBER AZ 06-006, PP 06-005 PROJECT NAME Knighthill Center Subdivision NAME (PLEASE PRINT) FOR AGAINST NEUTRAL 5), fl~,J {.. ¡v. c /c.., ( ?\ r" - q/Lø (lr-':'!' ~~~TTR~~ CENTRAL DISTRICT HEALTH DEPARTMENT lBfHEALTHEnvironmental Health Division DEPARTMENT A Z o(p -DOC, "~I Return to: 0 Boise G Eagle " g y,arden City ~ Meridian 0 Kuna OACZ 0 Star Rezone # Conditional Use # Preliminary / Final/Short Plat £ tÃ1/-L A II ì t:\ V\ '--<" ~ We have No Objections to this Proposal. 0 2. We recommend Denial of this Proposal. 0 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal. 0 4. We will require more data concerning soil conditions on this Proposal before we can comment. 05. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of: 0 high seasonal ground water 0 waste flow characteristics 0 or bedrock from original grade 0 other 0 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or suriace waters. 07. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. 0 8. After written approval from appropriate entities are submitted, we can approve this proposal for: 0 central sewage 0 community sewage system 0 community water well 0 interim sewage 0 central water 0 individual sewage 0 individual water 0 9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality: 0 central sewage 0 community sewage system 0 community water 0 sewage dry lines 0 central water 0 1Q. Run-off is not to create a mosquito breeding problem. 0 11. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. 0 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. 0 13. We will require plans be submitted for a plan review for any: 0 food establishment 0 swimming pools or spas 0 beverage establishment 0 grocery store 0 child care center 0 14. Please see attached stormwater management recommendations 015. Reviewed By: 15726.001EHO904