HomeMy WebLinkAboutSundance Subdivision No. 5
~.
~
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 27, 2006
STAFF REPORT
TO:
FROM:
SUBJECT:
Hearing Date: 6/27/2006
"- ~ /' "'". '" .f~
l.../YltJridl:n~
\
~....
~~*'
'~!~d-
11),'1-'0
"4
\~
~
V
~
VEl'
JUN 2 1 2006
Mayor & City Council
C. Caleb Hood, Current Planning Manager
Sundance Subdivision Commercial Addition
. RZ~06~00 1
Rezone of 5.40 acres from R~8 to L-O (Limited Office)
. PP~06~014
City Of Meridian
City Clerk Office
Preliminary Plat approval of 12 commercial building lots on 3.77 acres in a
proposed L~O zone
. CUP~06~011
Conditional Use Permit approval to modify a previously approved application
(CUP~O 1-026) by adding additional office lots, changing building and parking
layout and allowing potential drive~through sites
. MI-06-00l
Miscellaneous Application to modify the recorded development agreement for
Sundance Subdivision
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Dave Evans Construction, has applied for a Rezone (RZ) of 5.40 acres from R~8 (Medium
Density Residential) to L~O (Limited Office); Preliminary Plat (PP) approval of 12 commercial (office)
building lots; and Conditional Use Permit (CUP) approval to modify CUP~01~026 by adding 8 additional
building lots, changing the building and parking layout, and allowing potential drive~throughs. The
applicant has also concurrently submitted a Miscellaneous Application (MI) to modify the recorded
development agreement for Sundance Subdivision; an Alternative Compliance (AL T) application to
reduce the required 20~foot wide landscape buffer along the north and east sides of the property (adjacent
to residential); and a Vacation (V AC) application to vacate recorded public utility, drainage and irrigation
easements. The MI, AL T and V AC application do not require Commission action. However, staff has
included analysis for these applications within the subject staff report. Except for the Vacation (V AC)
application, the subject applications are being combined into one staff report. To approve the RZ, PP
and CUP applications as proposed, the MI, AL T and V AC applications must also be approved. Except for
the vacation application, the Commission should make recommendations to the Council on all of the
subject applications. The subject property is within the corporate boundaries of the City of Meridian
and is within the Urban Service Planning Area. NOTE: The applicant's submittal letter references retail
uses on this site. Staff has contacted the applicant's representative at Toothman-Orton Engineering (Tim
Mokwa) and clarified that retail uses are not being proposed; retail/commercial uses are not allowed in
the requested L~O zone.
2. SUMMARY RECOMMENDATION
The subject applications (RZ, PP and CUP as well as the MI, ALT, and V AC applications) were
submitted to the Planning Department for concurrent review. Except for the Vacation application, which
has it's own staff report, staff has provided a detailed analysis and recommended conditions of approval
for the requested applications below. Staff is recommending approval of the proposed Sundance
Subdivision Commercial Addition (RZ-06~OOI. PP~06~0014. CUP~06-0l1 and MI~06~001) with the
conditions listed in Exhibit B of the Staff Report. The Meridian Plannin2 and Zoninl! Commission
Sundance Subdivision Commercial Addition - RZ-06-001, PP-06-014, CUP-06-011, MI-06-00l
PAGEl
,
.(.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 27, 2006
heard the item on April 20. 2006 and May 4. 2006. At the May 4. 2006 public hearin2 they moved
to recommend approval.
a. Summary of Public Hearing:
i. In favor: Tim Mokwa
11. In opposition: None.
iii. Commenting: None.
IV. Staff presenting application: Caleb Hood
v. Other staff commenting on application: Mike Cole
b. Key Issues of Discussion by Commission:
i. Restricting vehicular access to this site;
ii. Drive-throughs;
c. Key Commission Changes to Staff Recommendation:
i. None.
d. Outstanding Issue(s) for City Council:
i. None.
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers RZ~
06-001, PP.06~014, CUP~06.011, and MI~06~001 as presented in the staff report for the hearing
date of June 27, 2006, and the Preliminary Plat labeled Sheet 1 of 1, dated January 2006 (revised
3~1~06), and the Site/Landscape Plan labeled Sheet 1 of 1, dated January 2006 (revised 3~1~06)
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 Numbers RZ~06-
001, PP-06~014, CUP-06.011, and MI~06-001 as presented at the public hearing on June 27,
2006, for the following reasons: (you should state specific reasons for denial.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Numbers
RZ~06.001, PP~06~014, CUP~06~01l, and MI-06-00l 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 AddressILocation:
Northeast corner of Us tick Road and Meridian Road; Lots 21, 22, 25 and 26, Block 7,
Sundance Subdivision #3; Section 31, T4N, RIE
b. Owners:
Gary L. Voigt
71908 Jennie Lee Drive
Idaho Falls, In 83405
c. Applicant:
Dave Evans Construction
Sundance Subdivision Commercial Addition - RZ-06-001, PP-06-0I4, CUP-06-011. MI-06-001
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 27, 2006
5561 N. Glenwood Street
Boise, ill 83714
d. Representative: Tim Mokwa, Toothman~Orton Engineering
e. Proposed Zoning: L-O
f. Present Comprehensive Plan Designation: Office
g. Description of Applicant's Request:
1. Date of Preliminary Plat (attached in Exhibit A): January 2006 (revised 3~1-06)
2. Date of Site/Landscape Plan (attached in Exhibit A): January 2006 (revised 3~ 1~06)
5. PROCESS FACTS
a. The subject application will in fact constitute a rezone as determined by City Ordinance. By
reason of the provisions ofUDC Title 11 Chapter 5, a public hearing is required before the
City Council on this matter.
b. The subject application will in fact constitute a preliminary plat as determined by City
Ordinance. By reason ofthe provisions ofUDC Title 11 Chapter 5, a public hearing is
required before the City Council on this matter.
c. The subject application will in fact constitute a conditional use as detennined by City
Ordinance. By reason of the provisions of the Unified Development Code Title 11 Chapter 5, a
public hearing is required before the City Council on this matter.
d. Miscellaneous applications are not currently addressed in Title 11 of the Meridian City Code.
It has been determined by the City's Legal Department that a miscellaneous application to
amend a recorded development agreement will in fact require a public hearing before the City
Council.
e. Newspaper notifications published on: April3rd and 17th, 2006 (for P & Z Commission
hearing) and June 5th and 19th, 2006 (for City Council hearing).
d. Radius notices tnailed to properties within 300 feet on: March 24th, 2006 (for P & Z
Commission hearing) and June 2nd, 2006 (for City Council hearing).
e. Apjlicant posted notice on site by: April 1 Oth, 2006 (for P & Z Commission hearing) and June
17 ,2006 (for City Council hearing).
6. LAND USE
a. Existing Land Use(s): Vacant land
b. Description of Character of Surrounding Area: The property sits on the northeast corner of
Ustick Road and Meridian Road, which are both major roadways in the area and carry large
amounts of vehicular traffic. The properties to the north and east have been platted and
developed with single-family residential lots within Sundance Subdivision. To the west, across
Meridian Road, is a City Park. To the south, across Ustick Road, is Eastbrook Subdivision.
This area has rapidly transitioned from rural to urban.
c. Adjacent Land Use and Zoning:
1. North: Single~family, Sundance Subdivision, zoned R-8.
2. East: Single~family, Sundance Subdivision, zoned R-8.
3. South: Single-family, Eastbrook Subdivision, zoned R6 (Ada County).
Sundance Subdivision Commercial Addition - RZ-06.001, PP-06-014, CUP-06-011, MI-06-001
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 27, 2006
4. West: Settlers Park, zoned L-O.
d. History of Previous Actions: This site was annexed and approved for office uses as part of the
Sundance planned development in 2001. That approval inCluded four office building lots.
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: There is currently sewer installed to service the already
platted four lots.
Location of water: There is currently a water main that bisects this property.
Issues or concerns: None.
2. Vegetation: The landscape street buffers along Meridian Road and Ustick Road have
been installed around this site.
3. Flood plain: NA
4. Canals/Ditches Irrigation: No major facilities.
5. Hazards: None known.
6. Proposed Zoning: L~O
7. Size of Property: 5.40 acres (including right~of-way); 3.77 acres (excluding right~of~
way)
f. Subdivision Plat Information:
1. Residential Lots: 0
2. Non~residential Lots: 12
3. Total Building Lots: 12
4. Common Lots: 0
5. Other Lots: N/A
6. Total Lots: 12
7. Open Lots: 0
g. Landscaping
1. Width of street buffer( s):
buffers exist.
25 feet on Ustick Road and Meridian Road. These landscape
2. Width ofbuffer(s) between land uses: 20 feet to residential. NOTE: The applicant has
requested alternative compliance approval to the standard 20 foot landscape buffer
width, at the driveway locations to Ustick Road and Meridian Road. Please see the
Analysis section below.
3. Percentage of site as open space: 19% of the site will be landscaped; open space is not
required.
h. Proposed and Required Non~Residential Setbacks: per the L-O zone
L~O Standard
Front
20 feet
Sundance Subdivision Commercial Addition - RZ-06-001, PP~06-014, CUP-06-011, MI-06-00l
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 27, 2006
Side
1 0 feet
20 feet
35 feet
Rear
Max. Building Height
Min. Lot Size
None
Min. Street Frontage None
1. Sunrmary of Proposed Streets and/or Access (private, public, common drive, etc.): The access
to the development is proposed from driveways located at the northwest and southeast corners
of the development. These proposed driveways access Meridian Road and Ustick Road. A
private commercial drive aisle will provide traffic circulation through the site. There is an
existing stub street from the east, Santiago Court, that the applicant is not proposing to use for
vehicular access. See Analysis below.
7. COMMENTS MEETING
On March 31, 2006 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. Staffhas 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 "Office" on the Comprehensive Plan Future Land Use Map. In Chapter VII of
the Comprehensive Plan, 'office' is defined as areas providing opportunities for low~impact business.
Uses would include offices, technology and resource centers; ancillary commercial uses may be
considered. Staff fmds that the requested zoning designation, L-O, is harmonious with and in accordance
with the 2002 Comprehensive Plan and the Future Land Use Map, which designates the land to be
"office" .
Staff also finds the following 2002 Comprehensive Plan text policies to be applicable to this
application (staff analysis is in italics below policy):
· "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, Obj. A, #6)
The site is currently annexed and services are provided to this site.
. "Require all commercial businesses to install and maintain landscaping." (Chapter V, Goal
III, Obj. D, #5)
The landscape street buffers adjacent to Ustick Road and Meridian Road have been installed.
Staff has included conditionsfor additional landscaping within this report.
· "Consider 'Accommodating Bicycle and Pedestrian Travel: A Recommended Approach'
from the National Center for Bicycling and Walking in all land use decisions." (Chapter VI,
Goal II, Obj. A, #3)
This publication encourages jurisdictions to establish bikeway and watkwayfacilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient.
Sundance Subdivision Commercial Addition - RZ-06-001, PP-06-014, CUP-06-011, MI-06-001
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 27,2006
The applicant will be required to constrnct 5-foot wide internal sidewalks. The applicant is
also proposing to provide pedestrian access tolfrom the sidewalk on Santiago Court.
· "Plan for a variety of commercial and retail opportunities within the Impact Area." (Chapter
VII, Goal 1, Objective B)
Staff believes that the proposed L~O zone contributes to the variety of uses in this area, as
envisioned with the Comprehensive Plan.
· "Require screening and buffering of commercial and industrial properties and residential use
with transitional zoning." (Chapter VII, Goal IV, Obj. A, #6)
The applicant is proposing to construct landscape screening/bufferingfor the existing single-
family uses to the north and east. The Landscape Ordinance requires a minimum buffer
width of 20-leet between single-family residences and office uses. The applicant has applied
for alternative compliance to this requirement. See Landscaping in the Preliminary Plat
Analysis below.
· "Where the project is developed adjacent to low or medium density residential uses, a
transitional use is encouraged" (Chapter VII, pg. 98)
The L~O zone is considered a transitional zone between residential and commercial uses.
· "Require street connections between subdivisions at regular intervals to enhance connectivity
and better traffic flow." (Chapter VI, Goal II, Objective A, Action 6)
There is an existing stub street, Santiago Court, provided at the eastern property boundary.
To enhance connectivity and allow traffic to flow better, sta,ff recommends that Santiago
Court be extended into the property. See Analysis below for more details.
· "Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, Goal
IV, Objective D, Action item 2)
The applicant is proposing access points to Ustick Road and Meridian Road, both arterial
streets. With the platting of Sun dance Subdivision No.3, direct lot access to Ustick Roadfor
this site was prohibited (NOTE: Staff believes that this was an error on the part of the firm
preparing the plat. Staffcanfind no prohibitions on access to Ustick Road.) With the review
and approval of the Sundance Subdivision development the ACHD approved an access to
Meridian Road, at the north property line, and an access at the east property line to Ustick
Road. Staff recommends that the applicant be allowed one access to Ustick Road and one
access to Meridian Road. However, to limit access points to arterial streets if they become
problematic in the future (e.g. - there are multiple accidents), staffrecommends that the
applicant also tie into the stub street to the east, Santiago Court. flACHD determines that the
access to Ustick Road is not functioning efficiently, it may be closed. See Access in the
Preliminary Plat Analysis below.
Staff believes that the proposed zoning and office uses for this property are 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.
Sundance Subdivision Commercial Addition - RZ-06-001, PP-06-014, CUP-06-01I, MI-06-001
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 27, 2006
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: UDC 11~2B~2 lists office as a permitted use in the L~O zone. The
Planned Development allowed for office uses in the R-4 zone as of the previous 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
REZONE 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 office development. In fact, this area has
been previously approved for office uses (AZ-OI~012 and CUP-OI~026). Staff believes the rezone
is a clean~up of the previously approved office uses on this site. Please see Exhibit D for detailed
analysis of facts and findings.
The rezone legal description submitted with the application (prepared on February 1, 2006 by
Steven J. Frisbie, PLS) shows the property as within the existing corporate boundary of the City
of Meridian.
MISCELLANEOUS APPLICATION ANALYIS: UDC 11~5B~3.D.2 and Idaho Code ~ 65-
6711A provides the City the authority to require a property owner to enter into a Development
Agreement (DA) with the City that may require some written commitment for all future uses.
In March of 2002, G.L. Voigt Development (Developer) and McBirney Property Trust
(Owner), previously entered into a development agreement with the City, and Dave Evans
Construction (current developer) is requesting that certain sections of said recorded
development agreement be modified to reflect the proposal to construct additional office
buildings and possibly two drive-throughs. The development agreement for this property was
record on May 16, 2002 as Instrument No. 102056126. Staff is generally supportive of the
applicant's request. However, staff does not support commercial/retail uses on this site, only
uses allowed in the L~O zone. This property is designated for office uses and retail uses are not
consistent with the Comprehensive Plan or the proposed L-O zone. Staff recommends that the
Commission and Council direct the City's Legal Department to draft modifications to the
recorded development agreement for Sundance Subdivision as follows:
· Page 1, Item 1.4 - "... 'Property"s described in Exhibit A, and has requested a
designation of (R-8) Medium Density Residential District and L-Q (Limited Office). .
"
· Page 2, Item 1.7 - "WHEREAS, City Council, the 5th day of March 2002 and the
XX day of XXXX. 2006. has approved certain Findings of Fact and Conclusions of
Law.. ."
· Page 3, Item 3.3 - "Developer: means and refers to G.L. Voigt Development and
Dave Evans Construction. whose address is. . ."
· Page 4, Item 4.1 - ". .. Construction and development of 214 single family lots and
23 common lots, 12 office lots and a park. Development shall be consistent with the
Meridian Comprehensive Plan Generalized Land Use Map which designates the
Sundance Subdivision Commercial Addition - RZ-06-001, PP-06-014, CUP-06-011, MI-06-001
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 27, 2006
property as Single Family Residential and Office; that any proposed uses be consistent
with the L-O zonin2 standards and required processes."
· Page 6, Item 11 - Change the condition to read: "That any proposed conditional uses
in the L~O zone, shall require a CUP. The office uses, and all other principally
permitted uses of the L~O zone, are allowed if constructed in accordance with the
approved CUP site plan."
· Page 6, Item 12 - Change condition to read: "Except for the area adjacent to the
driveways to the public streets, construct a minimum 20~foot wide planting strip
adjacent to the existing residentially zoned lots to the north and east."
Prior to the rezone ordinance approval, a modification to the recorded Development Agreement
(Instrument No. 102056126) shall be entered into between the City of Meridian, property owner
(at the time ofrezone ordinance adoption), and the developer. The applicant shall contact the City
Attornev. Bill Nary. at 888-4433 to initiate this process.
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 office development. Please
see Exhibit D for detailed analysis of facts and [mdings. However, there are some specific
changes to the plat that staff recommends:
1. Access: The applicant is proposing to construct two vehicular accesses into the site. The
first access is proposed to intersect Meridian Road at the north property line. This access
is approximately 440 feet north of Us tick Road, and was previously approved by the City
and ACHD with the approval of the Sundance Development in 2003. The second access
is proposed to intersect Ustick Road at the east property line. This access is
approximately 400 feet east of Meridian Road and was also approved by ACHD with the
approval of the Sundance Development in 2003. However, a note was placed on the face
of the final plat for Sundance Subdivision NO.3 that does not allow direct lot access to
Ustick Road in this area (see Note #16 of the Sundance Subdivision NO.3 plat). Staff
believes that this note is not consistent with the approval of the ACHD or the City in
2003. There is nothing in the conditions of approval or in the minutes that suggest that
access to U stick Road for the office portion of the development was prohibited. However,
the applicant has submitted a new application for approval, and staff is re~evaluating the
viability of allowing access to Ustick Road, an arterial street, so close to a major
intersection (the proposed access to Ustick Road is approximately 400 feet from the
Ustick/Meridian intersection.) Further, there is a stub street provided to the office lots
from the east (Santiago Court). The City and ACHD typically require stub streets to be
extended into the property, and try to limit access to arterial streets. Staff believes that
this project should not be an exception to those policies. Therefore, staff recommends
that the applicant construct a driveway to/from Santiago Court, Ustick Road and
Meridian Road. If in the future ACHD determines that the access to Ustick Road is not in
the public's best interest, it may be closed. A note should be placed on the face of the
final plat restricting access to Ustick Road and Meridian Road. Specifically, the note
should state that direct lot access to Ustick Road may be prohibited in the future, if
ACHD deems it necessary.
As noted above the applicant is proposing access to Ustick Road and Meridian Road.
Staff is recommending that a third vehicular access, to Santiago Court also be provided.
Staff is further recommending that a cross~access, parking and ingress/egress agreement
Sundance Subdivision Commercial Addition - RZ.06-001, PP-06-0I4, CUP-06-0I I, MI.06-001
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 27, 2006
be recorded for this development so all 12 of the proposed office lots can use the
driveways, drive aisles and parking areas.
2. Landscapinll: A 20~foot wide landscape (land use) buffer is required between L~O zoned
property and residentially zoned property. However, UDC 11 ~5B, allows the City to
provide for alternative means to certain standard development regulations, including
landscaping. In granting such requests, the City typically requires specific improvements
to be made, ensuring that the intent of the regulation being altered is maintained. There
are residential lots to the north and east of this site.
The applicant has submitted an alternative compliance request to allow the previously
approved driveways to/from Meridian Road and Ustick Road to encroach into the
required buffers. As a replacement for the landscaping, the applicant is proposing a
sound~blocking wall along the portion of the entryway which encroaches into the
residential land use buffer. Because the driveway location to Meridian Road and Ustick
Road have previously been approved and should not be moved closer to the intersection,
and because the sound wall should meet the intent of the landscape buffer, staff is
supportive of the applicant's request. In lieu of the 20~foot wide landscape buffer, the
applicant should be required to construct a 6~foot tall sound wall along the north and east
property lines where the driveway is closer than 20~feet to the property line
(approximately 70 feet at the north property line, and approximately 100 feet at the east
property line). NOTE: Adjacent to the east property line is an ACHD storm drainage lot.
This lot is approximately 35~feet wide but does not contain trees or other means to screen
the subject site and driveway from the residential uses further to the east.
The landscape plan prepared by Toothman~Orton Engineering, on January 2006 (revised
3-1-06), labeled Sheet 1 of 1 is approved with the following modifications/notes:
· Maintain and protect the existing landscape buffers along U stick Road and
Meridian Road.
· Depict and construct a 6~foot tall sound-blocking wall along the north and east
sides of the project, where the driveway to Meridian Road and Ustick Road is
within 20~feet of the property line. Details of said wall shall be shown on a
revised landscape plan.
· Unless otherwise approved, construct a 20~foot wide land use buffer along the
north and east property lines. Said buffer shall be constructed in accordance
with UDC 11-3B~9.
· Construct a pedestrian pathway (sidewalk) to/from Santiago Court, as
proposed.
· A written certificate of completion should be prepared by the landscape
architect, designer, or qualified nurseryman responsible for the landscape
plan. All standards of installation should apply as listed in UDC 11 ~3B~ 14.
Submit copies of a revised landscape plan, reflecting the changes/notes mentioned
above, with the final plat application and future Certificate of Zoning Compliance
applications.
3. 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
Sundance Subdivision Commercial Addition - RZ-06-00l, PP-06-014, CUP.06-0I1, MI-06-001
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 27, 2006
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 1l~3A~15
andMCC 9~1~28.
4. Common Areas: Maintenance of all common areas, including the cross~access,
ingress/egress and parking areas, shall be the responsibility of the Sundance Subdivision
No.5 Business Owners' Association.
CONDITIONAL USE PERMIT: The applicant has submitted a Conditional Use Permit for
the proposed development because the proposed lot configuration and building layout differs
from CUP~01~026, the previously approved CUP for this site. With the approval ofCUP-Ol~
026, four office buildings were proposed. The applicant is proposing to add an additional 8
building lots (12 total). The applicant also requests approval for drive~throughs for financial
institutions on Lots 7 and 8. Staff is generally supportive of the applicant's development.
However, UDC 11.4~3~IIA requires drive-through establishments to be greater than 300 feet
from an existing residential zone, or a CUP is required. Because the potential drive-throughs
for Lots 7 and 8 will be within 300-feet of a residential zone, staff recommends that separate
CUP approval be granted by the City prior to operation of a drive~through on this site.
VACATION: With the recordation of Sundance Subdivision No.3, a 10~foot wide (5 feet on
either side of a lot line) public utility, irrigation and lot drainage easement was created on this
site. The new lot configuration has potential pad sites that span across the recorded
easements. The applicant has submitted application to vacate an existing, recorded public
utilities, irrigation and lot drainage easement. Staff is recommending approval of this request
to the City Council, subject to the applicant providing the City with relinquishments from all
applicable utilities. Please see the separate Staff Reoort regarding V AC~06~004.
b. Staff Recommendation: Staff recommends aooroval of the prooosed Sundance Subdivision
Conunercial Addition (RZ~06~001. PP~06~0014, CUP-06~011 and MI~06~001) with the conditions
listed in Exhibit B of the Staff Reoort. On Mav 4th, 2006 the Plannio2 and Zonine: Commission
voted to recommend approval of the subiect applications with the conditions listed in Exhibit
B of the Staff Report.
11. EXHmITS
A. Drawings
1. Preliminary Plat (dated: January 2006 (revised 3~1~06))
2. Site/Landscape Plan (dated: January 2006 (revised 3~1-06))
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
8. Nampa & Meridian Irrigation District
C. Legal Description
Sundance Subdivision Commercial Addition. RZ-06-001, PP-06-014, CUP-06-011, MI-06-001
PAGE 10
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 27, 2006
D. Required Findings from Zoning Ordinance
Sundance Subdivision Commercial Addition - RZ-06-001, PP-06-014, CUP-06-011, MI-06.001
PAGE 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 27, 2006
A. Drawings
1. Preliminary Plat (dated: January 2006 (revised 3-1~06))
e:~~c~>o:';;, ~"'f=.-.t~
!]i'::'
9 'ON HOlswauns 1I:::11mmrlll Ii ~
J.Y'Jd .l.HlHlM1:Jlld
" ,,:1151
~. ~..'.'., ,J',I)~1 I. I" I ,J" I II jl' 1~~ill jJ
:,~,-; - :': ;}~f ,':lllli,":1111 Ii. il! ~il j!i!:.li Ifi
,. -.- "1'-"'" ". r." !II II "'II ;I'l ~1fi~~ '1
1f[~': ;V i~. ~"" "I'I 1,1,1 I !u Ii ',11 '*,,: ~ljf "'~~ · If,
~t '. ~. -i" I I i II 'If",' " lilll i,"j.jl ~
1)';; :-' I ";'::' ff",'f m: ;1' if! Ii 11,'lf inll~ ~i~'blil' Ii!
" . ,. I I '", II ~ I,ll' .\ '. I,!.. - I /.
" I" . " ! I,.. I I 'I" I~ ,', 1;'11 ~ r~ 'II
~J--- j"'~\~ 11:U1 UIi: !1 ! !II I~ ,31 !i !'m ~!lki;f m
i . ~ .
: !! II I I
0.1..\101 :1
,'''lllliHII i III
!I 1111 !!II I I HI
, I: ,_ ,I; 11
r i I : ; ~ I
; ;' . . l
! i '" ! ' I
r." ---...~ .,,~~~'-.... -". . I, I
, . ....,..,..,.... - ". "."-t''I'--''''-r~''-''~- ,.-..
--l ~h-~'i- ~~, ,'-- /t:.,_~~., --~ I : - -" :: ~_';.:
1.-:-, - -'- ~'~~"'~r i '-"..,' I j., f :
-r~t__"r-,=~- ~Jf';< i r--r J t,lllt' 1'_
t: ;- ~ ~~ -: - ;"=::"~.--'- I' : _. ~)l I j : I! ",Ail i " HL I
-i ~ !~~~-- --j',I'. _. :: ; III II ..'!. : i,,;
.' ~ ----, ---=----.J 1--, . I l!", '" _.~ li
,. ~ ," --->-.__ _Uti I ~, ': I I ;~',", ",:.
.-.. ~..,,'.I (!j:;; i~t~.t.2:- ~!-..=:-__- _-~: '.> I:: I ill,
I : 'Nt "'.- ' llll" '-'. If" I; ~
~:~- ,JJ'r.,n.- jlJ;fjl" .._~~~ :~:-~I :1'1-
,,-.- .---. --{ JI I I I
~;rrr -~ ~n -:H;. ~'I : j :' f.'-l, rl '
,:. i~i 'j ~l~~';'~ I j : It'jl i~! Ii i
-t.r~-:~:~'~L~~ --!l})i
--4.-~==--~--';"'i-~---'-"-='- H__~/ 1
' "'--;fi;:;" " .:::,~r:-' (-'=.=-'-- ~i
, _ t. i...
l~! 1 m:~!J
' .-." ..--- .._._~ _.._..~~-- ~ -- ~-,,--~--. . ,.... . -_.~-,."..
r-:
""
'"
"
... :;l
'" -
~
"'le~e
'~""
~",2:,,=
'" N_"",
~~~st,;g
-rr. '!!1CQ
S,ft;j::.L~J
S~I:>"'..
=- =.0;,...-1
It:;;l ::;"':i!
51 'I> "'.:J
i ...",...,"-
WQu"<
:.: "'c..
'" :,/", ~ ~
~s~~
t'"~$;:J C
t;i::"'ii!
Q :.::
i ~
..
o z
~ <*'?~l.\'.\l"-
"'I ~ ~ ld
!l" ] , I.)
0,' E: 0 H't~(
'. 1;''1:,)3.11
Exhibit A
,I I
II <' -
, . I I II"
dLlI~.!lj
IflnnJ/!' I
I I ... III
iii It'
.~.--.....-
:j
I
I J I I
I~ li~ !i~'i!l! Ili!1
lim Itill t~fl :!'iti lliirl
'af.!
I 'I
I ,1ft
~~
. ~
~: ' !
h j
I i - . . .
'I'll' :
'I, :u~; II!'I
' : 11WI!~i'
I 1~~lh '1 Iilt~__1
U
1"Jilf
11.1;
! [rll!
I t!
, ~~!
I~'
I; I~
~. :If
'.t
~~
Ir
li'''i
. hill
Ihl
'Jl
"j
i,l!
\ ~ ,~"
;ilmm
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 27, 2006
2. Site/Landscape Plan (dated: January 2006 (revised 3~1~06))
~~. :,".;:.~~::::::.j:~ :"_5'. =~!",.'~' w1ii:r.~ ~:SIAla8n5 II .ON llaNVlDlns
~z .." ...;.--C--"". ...-. ,:='.1 --..... - ...- -_ OHlSSOUO S,lI7IJJ.SS
" ,", ,~'.~~-~ lIIYdIIIli> DtallllDlHlla -.110-__ ?A~'/N"-i1 lI4YOSOHY1
"'--....------....~-~~"~,~
ll:~
lb iii
, i
if il I'
il "
iq:1! I
J' tlli '
,~ :!e: ~
!I !!!! I
;, II. ~
!I :Jt;1 ~
If! Hf I I
II' il!)!
,.J ,It III
ftl .~. I' f
!f1Ii' If I
If) ,,1 1, l
I I. h I
". I ~
"II t '.~
i ri:~ Iff
I'f . I
! e~ . ~. '"
I 5 I.
'I' I l\ i~ ~i
a II t. I" ~, l~
~" ",\ ," 'I
~11l if f: il ~!
"u~eoo
I I I 11),;1 !,t'j L I, Iii J , .;
I'l ill'l:iill " ~!~ J,'l !!iill: Ii :!I
/I II if ,/ 1IiP: = '1- I";, ' "
.' foil'! 6 I lc,i !;Itll'~ll i'l
Ill~ ,'~. ft " l'l,l f. ,flllt .' ii"
I, I, ;:. -I I ,f'f tll i'\n"~!1 !i 'I
. ,I' ';1 I 111;1. II .$.'lill:' ,.',
.. . .lJ' . II' I .~,
~ I r~ ~i ! m ~ I .!~~ ill 'i~:III~1 !! ~
j !i Ii , t:' ~~ i !':i il~ ,il':l! :1, ;1 .1
", i' ( . ill I,i I 'Il'i! ,:' li,ll!' I'lf :1 ~j
I ,I Ii : ':1 ~! 'I :Ii;f!~! 1~li!;I.. II !I !l!
il ~ ! lijt ~! il~fJi ~i m:J~ ji! 11 ~ii
" ! I," .
II :f~' :C1:f,f!I('
~. f; J. 'I,
,~ ~ ';1:1
!.U, I i. nil
I' -
ii '
~~lfhU;
:~Il.tf :
Ii ~ I'; I
I~
, .
'I
t,.
! ft'
lit
I';
..,
I Ilg
J m'
.~ I~
.....
..------..."...-.
I
. I
r.- '"
. '
-~" I
. ,
1.<
'0
o
-- "'~":'T'
em - ~ '!t'''~;-l~~~ ~-
. . ,', . 4:-
I!!
I j.d. I.
II I";' II
II cl1ts :>>:
.' " "1"1
'., I
(~ jfl:i:
"l;~-
:1. ''H . ~
!,i! ! 'II II
II !'.
I '.
,rl I, ill. I
"I' " ,lit I
I W I" ,,'l'. !
.~ I.:. ',I~ Jr"...
1 "--"f'" " I
. ~';:I\ , ,. ~....., ;
.' ~ , ~ , -~'.... - . ~: d
,Ii!:>' t ' !"l
" I . ~.l,
.', c, ;1.,. ,', ..L,.. I
',I, .. , .,u'.'"
,I II ) I l'
I' ,I.. I
II'~ 'I ('I" II
111., !l .
n..~r.~..:-.. _1.1 ~~1lJ:~ !!.'4i!1".", 1~ ~'i.,nr.~~lI.~'j~"t'l~" .1 F' 'q~~-~'i.<: ~~~ "')fU_L.~;:W' 0.1 ~1i111i1'-.111!"11! .:,~ ~~'"j1~~"'j"~"i7." 'nl.!"'.I"l::'\'lI:4t!-~
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 27, 2006
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 SITE SPECIFIC REQUIREMENTS~PRELIMINARY PLAT
1.1.1 The preliminary plat prepared by Toothman-Orton Engineering, dated January 2006 (revised 3~1~
06), is approved, with the conditions listed herein. All comments/conditions of the accompanying
Rezone (RZ.06~001), and Conditional Use Permit (CUP~06~011) shall also be considered
conditions of the Preliminary Plat (PP~06~0 14).
1.1.2 Maintenance of all common areas, including the parking and drive aisles, shall be the
responsibility of the Sundance Subdivision Business Owner's Association.
1.1.3 The landscape plan prepared by Toothman~Orton Engineering, on January 2006 (revised 3~1~06),
labeled Sheet 1 of 1 is approved with the following modifications/notes:
· Maintain and protect the existing landscape buffers along Ustick Road and Meridian Road.
· Depict and construct a 6-foot tall sound~blocking wall along the north and east sides of the
project, where the driveway to Meridian Road and Ustick Road is within 20~feet of the
property line. Details of said wall shall be shown on a revised landscape plan.
· Unless otherwise approved, construct a 20-foot wide land use buffer along the north and east
property lines. Said buffer shall be constructed in accordance with UDC 11~3B~9.
· Construct a pedestrian pathway (sidewalk) to/from Santiago Court, as proposed.
· A written certificate of completion shall be prepared by the landscape architect, designer, or
qualified nurseryman responsible for the landscape plan. All standards of installation shall
apply as listed in UDC 11-3B~14.
Submit copies of a revised landscape plan, reflecting the changes/notes mentioned above, with
the final plat application and future Certificate of Zoning Compliance applications.
1.1.4 Construct driveways to/from Santiago Court, Ustick Road and Meridian Road. If in the future
ACHD determines that the access to Ustick Road is not in the public's best interest, it shall be
closed. A note shall be placed on the face of the [mal plat restricting access to U stick Road and
Meridian Road. Specifically, the note shall state that direct lot access to Ustick Road may be
prohibited in the future, if ACHD deems it necessary.
1.1.5 Record a cross~access, parking and ingress/egress agreement for this development so all 12 of the
proposed office lots can use the driveways to/from Santiago Court, Ustick Road, and Meridian
Road. Said agreement shall also include the drive aisles and parking areas, as proposed.
1.2 GENERAL REQUlREMENTS~PRELIMINARY PLAT
1.2.1 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC 11~3A~17.
1.2.2 The City of Meridian requires that pressurized irrigation systems be supplied by a year~round
source of water (MCC 12~13-8.3). The applicant should be required to utilize any existing surface
or well water for the primary source. If a surface or well source is not available, a single~point
connection to the culinary water system shall be required. If a single~point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer. An underground, pressurized irrigation system
should be installed to all landscape areas per the approved specifications and in accordance with
UDC 11-3A~15 and MCC 9-1-28.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 27, 2006
1.2.3 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 [mal plat application.
1.2.4 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.
1.2.5 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.
1.2.6 All irrigation ditches, laterals or canals, intersecting, crossing or lying adjacent and contiguous to
the area being subdivided shall be tiled per UDC 11 ~3A-6, unless otherwise approved by Nampa
Meridian Irrigation District/Settlers Irrigation District. Plans will need to be approved by the
appropriate irrigation/drainage district, or lateral users association (ditch owners), with written
approval or non~approval submitted to the Public Works Department. If lateral users association
approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer
prior to final plat signature.
1.2.7 Staff's failure to cite specific ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
1.2.8 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11 ~6B~ 7.
1.3 SITE SPECIFIC REQUIREMENTS-CONDITIONAL USE PERMIT
1.3.1 The site/landscape plan prepared by Toothman~Orton Engineering, dated January 2006 (revised
3~1 ~06), is approved, with the conditions listed herein. All comments/conditions of the
accompanying Rezone (RZ~06~001), and Preliminary Plat (PP~06-014) shall also be considered
conditions of the Conditional Use Permit (CUP~06-011).
1.3.2 No drive-throu2h is approved with this CUP. Any ~ drive~through use on this site shall
require Conditional Use Permit approval.
1.3.3 Construct driveways to/from Santiago Court, Ustick Road and Meridian Road. If in the future
ACHD determines that the access to Ustick Road is not in the public's best interest, it shall be
closed.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of sewer mains that
were installed on the property during Sundance #3. The applicant shall install all mains necessary
to provide service; applicant shall coordinate main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service. Minimum cover over sewer mains is three feet, if cover 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.
2.2 If the applicant is not going to use the existing 6~inch sewer services, then an acceptable method
to abandon them shall be coordinated with the Public Works Department during the detailed plan
reVIew.
2.3 Water service to this site is being proposed via extension of mains that were installed on the
property during Sundance #3. The applicant shall install all mains necessary to provide service;
applicant shall coordinate main size and routing with the Public Works Department, and execute
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 27, 2006
standard forms of easements for any mains that are required to provide service.
2.4 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).
2.5 Prior to final plat submittal revise the sewer and water easement called out in note #10 to
reference City of Meridian instead of Garden City.
2.6 It appears to staff that the applicant is proposing to use the existing pressurized irrigation system
that was installed with phase 3. Prior to scheduling of a pre~construction meeting a letter of plan
approval shall be submitted by Nampa and Meridian Irrigation District.
2.7 The City of Meridian requires that pressurized irrigation systems be supplied by a year.round
source of water (UDC 11-3A.6). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or 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.
2.8 Meridian Public Works specifications do not allow any large landscaping within a five foot radius
of water meters. The applicant shall make the necessary adjustments to achieve this separation
requirement and comply with all landscape requirements.
2.9 Any existing domestic wells and/or septic systems within this project shall be removed from
domestic service per City Ordinance Section 9-1-4 and 9~4.8. Wells may be used for non~
domestic purposes such as landscape irrigation.
2.10 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11~3A~6.
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non~approval submitted to the Public Works Department.
Iflateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
2.11 The applicant has not indicated how the storm drainage from the proposed parking lots associated
with the attached units will be disposed. A drainage plan designed by a State of Idaho licensed
architect or engineer is required and shall be submitted to the City Engineer (Ord. 557, 10~ 1 ~91)
for all off~street parking areas. Storm water treatment and disposal shall be designed in
accordance with Department of Environmental Quality 1997 publication Catalog of Storm Water
Best Management Practices for Idaho Cities and Counties and City of Meridian standards and
policies. Off~site disposal into surface water is prohibited unless the jurisdiction which has
authority over the receiving stream provides written authorization prior to development plan
approval. The applicant is responsible for filing all necessary applications with the Idaho
Department of Water Resources regarding Shallow Injection Wells.
2.12 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.
2.13 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.
2.14 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat
per Resolution 02~374.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 27, 2006
2.15 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.
2.16 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.17 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.18 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.
2.19 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least l~foot above.
3. FTRE DEPARTMENT
3.1 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.
3.2 Final Approval ofthe fIre hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 12" 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.
3.3 All entrance and internal roads and alleys shall have a turning radius of28' inside and 48' outside
radius.
3.4 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.
3.5 For all Fire Lanes, provide signage "No Parking Fire Lane".
3.6 Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
3.7 Commercial and office occupancies will require a frre-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.8 The frre 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 frre and emergency medical service vehicles. This cost of this installation is to be
borne by the developer.
3.9 Maintain a separation of 5' from the building to the dumpster enclosure.
3.10 Buildings or facilities exceeding 30 feet (9144 mm) or three stories in height shall have at least
three means of frre apparatus access for each structure. (Remoteness Required).
4. POLICE DEPARTMENT
4.1 If no drive~throughs are approved, no comment.
5. PARKS DEPARTMENT
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 27, 2006
5.1 The Parks Department has no concerns with the site design as submitted with the application.
6. SANITARY SERVICE COMPANY
6.1 Please contact Bill Gregory at SSC (888~3999) for detailed review of your proposal and submit
stamped (approved) plans with your certificate of zoning compliance application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 This is a staff level approval of a preliminary plat for Sundance No.5 consisting of 12
commercial lots on 3.77 acres. This site was originally approved with Sundance Subdivision No.
3 on November 15,2000. The District has no additional site specific requirements at this time
and no new access is granted to the public roadway system. The applicant is required to comply
with all conditions of the original plat and will be required to pay all applicable platting and
review fees. A traffic impact fee will be assessed by ACHD and will be due prior to the issuance
of a building permit. Contact ACHD Planning & Development Services at 387-6170 for
information regarding impact fees.
8. NAMPA & MERIDIAN IRRIGATION DISTRICT
8.1 If all storm drainage is retained on~site there will be no impact on N ampa & Meridian Irrigation
District and no further review will be required. However, if any surface drainage leaves the site,
the Nampa & Meridian Irrigation District requires that a Land Use Change Application is filed
for review prior to final platting. Please contact Donna Moore at 466~ 7861 for further
information.
8.2 All laterals and waste ways must be protected.
8.3 The developer must comply with Idaho Code 31~3805. It is recommended that irrigation water be
made available to all developments within the Nampa & Meridian Irrigation District.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 27, 2006
C. Legal Description
TOOTHMAN-ORTON ENGIN..:ERING COMPAN\'
CONSULTING l!NOlNEBRS. SURVEYORS I\NV PlANNJ'.RS
977' OIiNOfN BOL'LEVA!;rll
BOISf, IOAHO 8J714.100B
208-.'111.2288 . fAll 208- J2J-1J'1'l
bt.lj:.cGU~nRrc.o"c"'''fl
Project: os l61
Date: Fehruary I, 2006
Page: I of I
Land Th:.cription for Re-zone to L-'()
A parcel of land situated in the SW v. of Secti.ln 31. TOwnship 4 North. Range 1
ElUlt. Boise Meridian, City of Meridian, Ada Lounty. Idaho. being a portion of said S W l;{,
and a portion of Lot 19 and an of Lots 20 through 26, Rlock 7 ofSundance Subdivision
No.3, 88 fil~ in Book 8& of Plats 81 Pages 10025 and 10026, Records of Ada County,
Idaho. described as follows:
BE(aNNlNG at an aJwninum cap, marking the comer c(lmmon to Section 31, Township
4 North. Range 1 East; Section 36, TO"TIship 4 NOlth, Range I West; Sect 1011 I.
Township 3 North. Range I West; and Section 6. Township 3 Nnrth, Range 1 East aLl
Boise Meridian. Ada County, Idaho, from which a bra,'ls cap. marking the 'I. corner
common to said Sections 31 and 36 hears N.Oo051 '50"E,1650.09 t~t; thence, aIOllg the
line common to said Sections 31 and 36 and the centerline ofN. Meridian Road.
I) N ,00051' SO"E., 494.46 leet; thence. along the nonherty line or said Lot 16 llnd the
westerly pn,llongation thereof,
2) S.Il.Q"08'1O"E., 477, I J feet to the northcastm:ly comer of said Lul26: th('n~e,
along the easterly line of :;aid Lots 26 111ll12S and the southerly pTIllmtglltion
thcn,'Or,
3) S.OO"SI'SO"W., 490.84 feet to the centerline ofE. Ustick Road and the Sc~lion
line common to said Seclions J 1 and 6; thence, along said line,
4) ~\L89034'1 T'W_, 477. 14 feet to the POINT OF BEGIJI\NING,
CONTAlNIN<.: 5.40 acres, more or less,
SUBJECT TO: aJl Covcnanl,'i. Rights, RighL'i-of- Way, Ea.'icments of r<ecord nlld ,1Il\
Enc,urnbrances.
(This description was prepared from recurd intormation UIl the otlidal plat of Sundanc,(;
Subdivision N~L ], records of Ada County. ldahol
B~- APPf'O'l'NL_ .
II \05161\Wptll:s'.D~161 Re."",. .......d,l(:
"~"ln\"N 1'.,iB\JC
.... Wi;W'l,.('': l,crT
BblSE . COEl1R d'ALt::'o.'E . CALDV\-'EIJ..
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 27, 2006
Ii
g
Ie
I
.
a
;
.
Exhibit C
i
'-~"~'.'~.........-------.....,,~--, "'".~."..
IS.E-Z~NE BOUND~
MAe
36 J
0 27 28 29
<(
0
a::: $89'08'fO"E
Z 4n.fS
<( 19
0
Ct: 21 26
W
~-
* 20
z! LO-REZONE
~
8l!!l ;;c.
~jii b-
"'8 23 p:!
z 22 25 Pal
~ ~~
;;:;
8 BlOCK 7
-=
~!t!
tier 23 1
24
I
r;::
.
J6 31
, 6
UN., R.IE. N8S'J4', rW
UN., R1E. 477.14' E,
~~.A~'
USTIGK ROAD
i " \.
NOTE: ERiIMN PUBLIC
AREA SHOWN I~ wonKI'. DEPT-
A PORTION OF
SUNDANCE SUBDIVISION NO. 3
o
Joe
50 100
:too
TOO'I'tIIWf-ORTON' INODfI:I:KING co.
E:NG'NC~S' 9Ufl'\1EYOIll5' PtMNtRS
I1n7 CH1NOEN BOUI.f:VAAO . BOiSE'. IDAHO 837H-2008
PHONE; 208-323-22B!l . FAX, 208-:Xl3~23!l9
E--flLIt\IS161~_ ~.9 l'I!.lt:_IY lOOI.l:il:i;{,I~l
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 27, 2006
D. Required Findings from Zoning Ordinance
1. Rezone Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to zone all of the subject property to L~O. Council finds that
the proposed zoning map amendment complies with the applicable provisions of the
comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the
Staff Report.
2. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Council finds that educational institutions, financial institutions, professional offices, and
public/quasi~public uses are allowed within the requested zoning district of L~O as
Principally Permitted Uses. The accompanying plat demonstrates the land will be
developed with lot sizes and other dimensional requirements that conform to the
proposed zoning designation.
3. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Council finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. The Commission and Council should rely on any oral or
written testimony that may be provided when determining this finding.
4. 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,
Council 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.
5. The annexation (as applicable) is in the best of interest ofthe City (UDC 11-5B-3.E).
This property is already annexed into the City. Council finds that all essential services are
available or will be provided by the developer to the subject property and will not require
unreasonable expenditure of public funds. The applicant is proposing to develop the land
in general compliance with the City's Comprehensive Plan. In accordance with the
findings listed above, Council finds that Rezone of this propertv to L.O 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. The plat is in conformance with the Comprehensive Plan;
Council finds that the proposed application is in substantial compliance with the adopted
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 27, 2006
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;
Council fmds that public services are available to accommodate the proposed
development. (See finding Items 3 and 4 above under Rezone Findings for more details.)
3. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
cost, Council finds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed
development;
The Commission and Council should rely upon comments from the public service
providers (i.e., police, fire, ACHD, etc.) to determine this fmding. (See finding "Items 3
and 4 above under Rezone Findings above, and the Agency Comments and Conditions in
Exhibit B for more detail.)
5. The development will not be detrimental to the public health, safety or general
welfare; and
Council is not aware of any health, safety or environmental problems associated with the
development of this subdivision. ACHD considers road safety issues in their analysis.
The Commission and Council should reference any public testimony that may be
presented to determine whether or not the proposed subdivision may cause health, safety
or environmental problems of which staff is unaware.
6. The development preserves significant natural, scenic or historic features.
Council is unaware of any natural, scenic or historic features on this site. Therefore,
Council 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. The
Commission and Council should reference any public testimony that may be presented to
determine whether or not the proposed development may destroy or damage a natural or
scenic feature(s) of major importance of which staff is unaware.
3. Conditional Use Permit 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.
Council finds that the site is large enough to accommodate all required parking,
landscaping, loading and other standard regulations required by the UDC. However, the
Exhibit D
"
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 27, 2006
applicant is requesting alternative compliance to the standard land use buffer requirement
to the north and east (adjacent to residential).
2. That the proposed use will be harmonious with the Meridian Comprehensive Plan
and in accord with the requirements of this Title.
Council finds that the proposal meets the objectives of the Comprehensive Plan as listed
in Section 8 of this report. See Rezone Findings #1 and 2 above.
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.
Council finds that the design, construction, operation and maintenance of the L-O uses
will be compatible with other uses in the general neighborhood and with the existing and
intended character of the vicinity as to not adversely change the character of the area.
Specific uses are not proposed at this time. Because the applicant is constructing a 20-
foot wide land use buffer between the L~O zoned lots and the residentially zoned lots to
the north and east, Council finds that the future operation of commercial/office
businesses on this site should be compatible with the neighborhood (provided the
applicant complies with all UDC provisions.) Because the proposed L~O zoned lots are
close to residential uses, Council is requiring that any and all future usee 5) on this lot that
have a drive~through be required to obtain CUP approval prior to construction and
operation. Staff will analyze future building heights, parking layouts, and other
dimensional standards with future applications to ensure compliance with the unc. The
Commission and Council should reference any public testimony that may be presented to
determine whether or not the proposal will adversely affect the other properties in 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.
Council [mds that the proposed development will not adversely affect other property in
the vicinity if the applicant complies with all Preliminary Plat, Development Agreement
and CUP conditions and constructs all improvements and operates the use in accordance
with the UDC standards.
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.
Council finds that sanitary sewer, domestic water and irrigation are available to the
subject property. Please refer to other comments prepared by the Meridian Fire
Department, Police Department, Parks Department, Sanitary Services Company and
ACHD.
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.
Council [mds that the applicant will pay to extend the sanitary sewer and water mains
into the site. No additional capital facility costs are expected from the City. The applicant
and/or future property owners will be required to pay highway impact fees.
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
Exhibit D
""
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 27, 2006
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors.
Council finds that the proposed development will not involve uses that will create
nuisances that would be detrimental to the general welfare of the surrounding area.
Traffic in this area is getting pretty bad. However, Council does not believe that the
amount of traffic or noise generated by this development will be detrimental to the
general welfare of the public. The Commission and Council should reference any public
testimony that may be presented to determine whether or not the proposal may cause
health, safety or environmental problems of which staff is unaware.
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.
Council finds that the proposed development will not result in the destruction, loss or
damage of any natural feature(s) of major importance. The Commission and Council
should reference any public testimony that may be presented to determine whether or not
the proposed development may destroy or damage a natural or scenic feature(s) of major
importance of which staff is unaware.
Exhibit D