HomeMy WebLinkAboutSundance Sub No. 5 CUP
May 1, 2006
MERIDIAN PLANNING & ZONING MEETING
CUP 06-011
May 4, 2006
ITEM NO.
6
APPLICANT Dave Evans Construction
REQUEST Continued Public Hearing from April 20, 2006: Modify previous conditional use permit
for a Planned Development (CUP 01-026) by adding additional office lots, changing building &
parking layout & allowing potential drive-thru sites for Sundance Subdivision NO.5 - NEC Ustick &Meridia
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
Refer to Previous Item Packet / See Minutes in Al Packet
CITY PLANNING lJlRI:Cl OR:
CITY ATTORNEY
ac..cI(Y\~ A-pp~
~C\u
CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted:
Emailed:
Date:
Phone:
Staff Initials:
Materials presented at public meetings shall become property of the Cify of Meridian.
Meridian Planning & Zoning
April 20, 2006
Page 85 of 88
Moe: Second.
Rohm: It's been moved and seconded that we approve CUP 06-010, to include all staff
comments with the modifications as presented. All those in favor say aye. All opposed
same sign? Motion carried. Thank you very much.
MOTION CARRIED: ALL AYES.
Item 19:
Item 20:
Item 21:
Public Hearing: RZ 06.001 Request for a Rezone of 5.40 acres from R-
8 to L-O (Limited Office) for Sundance Subdivision NO.5 by Dave Evans
Construction - northeast corner of Ustick Road and Meridian Road:
Public Hearing: PP 06.014 Request for Preliminary Plat approval of 12
commercial lots on 3.77 acres in a proposed L-Q zone for Sundance
Subdivision No. 5 by Dave Evans Construction - northeast corner of
Ustick Road and Meridian Road:
Public Hearing: CUP 06.011 Request to modify the previous
Conditional Use Permit for a Planned Development (CUP 01-026) by
adding additional office lots, changing building and parking layout and
allowing potential drive through sites for Sundance Subdivision No.5 by
Dave Evans Construction - northeast corner of Ustick Road and Meridian
Road:
Rohm: Okay. Commissioner Newton-Huckabay, you're on.
Baird: Item 19 and --
Newton-Huckabay: I'm going to do it? Okay.
Rohm: She's going to do them.
Baird: Good.
Newton-Huckabay: Okay. Mr. Chair, 1--
Zaremba: You have to open them first.
Rohm: Oh. Excuse me. I will open and, then, you can move to -- at this time I'd like to
open the Public Hearing on RZ 06-001, PP 06-014 and CUP 06-011, for the sole
purpose of continuing it to the regularly scheduled meeting of May 4th, 2006-
Moe: So moved.
Rohm: It's been moved.
CITY OF MERIDIAN
PUBLIC HEARING
SIGN..UP SHEET
May 4, 2006
ITEM #
4, 5 & 6
DATE
PROJECT NUMBER
RZ 06-010, PP 06-014, CUP 06-011
PROJECT NAME
Sundance Subdivision No.5
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL
. -
RECEIVED
MAY - 4 2006
city of Meridian
..... ...... ~-
. lTV I 1f1'11'~
.
CUP 06-011
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Dave Evans Construction
April 20, 2006
ITEM NO.
21
REQUEST Modify previous conditional use permit for a Planned Development (CUP
01-026) by adding additional office lots, changing building and parking layout and
allowing potential drive-through sites for Sundance Subdivision NO.5 - NEC Ustick &Meridian Rd.
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
See Staff Comments in Al Packet
CITY ATTORNEY
CITY POLICE DEPT:
CITY FIRE DEPT:
~ ~~
~~~ ~'i;\)\
~
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
No Comment
ClI y PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
See Comments in Al Packet
CENTR^L DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted:
Emailed:
Date:
Phone:
Staff Initials:
Materials presented at public meetings shall become properly of the Cify of Meridian.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20, 2006
STAFF REPORT
TO:
FROM:
SUBJECT:
:l=D;I~~:~~:SSion cUo;;di~~'
,. l,),\W.< ~~
C. Caleb Hood, Current Planning Manager <~-f;',~,:,~,.,... '_.:.o,,::'~'l\tj/:~:_;i .~- ":J -, ;,',
Sundance Subdivision Commercial Addition~~~ ;,~_"'-_.,. .'. ,.:i:~j .1
· RZ-06~OO 1
Rezone of 5.40 acres from R-8 to L-O (Limited Office)
. PP-06-014
Preliminary Plat approval of 12 commercial building lots on 3.77 acres in a
proposed LwO zone
. CUP-06-011
. _ '" "'! 'H.
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-06-001
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 Rw8 (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 (M!) to modify the recorded
development agreement for Sundance Subdivision; an Alternative Compliance (ALT) 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 Commlf;!';ion 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 cur 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, AL T, and V AC applications) were
submitted to the Planning DeparLmt:nt for concurrent review. Below, staff has provided a detailed
analysis and recommended conditions of approval for the requested applications. Staff is recommending
approval of the proposed Sundance Subdivision Commercial Addition (RZ-06-001. PP-06-0014. cur~
06-011 and MI~06-001) with the conditions listed in Exhibit B of the Staff Report.
Sundance Subdivisiun Commercial Addition - RZ-06-00l, PP-U6-0l4, CUP-06-011, MI-06-001
PAGEl
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20, 2006
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of File Numbers RZ-06-001, PP-06-014 and CUP-06-011 as presented in the staff
report for the hearing date of April 20, 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 recommend denial to the
City Council of File Numbers RZ-06-001, PP-06-014 and CUP-06-01l as presented in the staff
report for the hearing date of April 20, 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 and CUP-06-011 to the hearing date of (insert continued hearing date
here) for the following reason(s): (you should state specific reason(s) for continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
Northeast comer of Us tick Road and Meridian Road; Lots 21, 22, 25 and 26, Block 7,
Sundance Subdivision #3; Section 31, T4N, RIB
b. Owners:
Gary L. Voigt
71908 Jennie Lee Drive
Idaho Falls, ill 83405
c. Applicant:
Dave Evans Construction
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 ofPrdiminary 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 detennined by City Ordinance. By
reason afthe provisions ofUDC Title 11 Chapter 5, a public hearing is required before the
City Council on tbis matter.
SUlldllUl<l: Subdivision Commercial Addition - RZ-06-001, PP-06-014, CUP-06-011, MI-06-001.
PAGE 2
CiTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARfNG DATE OF APRIL 20,2006
b. The subject application will in fact constitute a preliminary plat 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.
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.
n has been determined by the City's Legal Department that a miscellaneous application to
amend a n:corded development agreement will in fact require a public hearing before the City
Council.
e. Nt:wspaper notifications published on: April 3 and 17,2006
f. Radius notices mailed to properties within 300 feet on: March 24, 2006
g. Applicant posted notice on site by: April 10, 2006
6. LAND USE
a. Existing Land Use(s): Vacant land
b. Description of Character of Surrounding Area: The property sits on the northeast comer of
Ustick Road and Meridian Road, which are both major roadways in the area and cany large
amounts of vehicular traffic. The properties to the north and east have been plalled 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-S.
3. South: Single-family, Eastbrook Subdivision, zoned R6 (Ada County).
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 sewcr installed to service the already
platted four lots.
Location of water: There is currently a water main th.at bisects this property.
Issues or concerns: None.
Z. 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.
SUllIlam:e Subdivision Commercial Addition - RZ-06-001, PP-06-014, CUP-06-0l1, MI-06-001
PAGE 3
CITY Of MERlDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20,2006
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. Conunon 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 he landscaped; open space is not
required.
h. Proposed and Required Non.Residential Setbacks: per the L-O zone
L-O Standard
Front 20 feet
Side 10 feet
Rear 20 feet
Max. Building Height 35 feet
Min. Lot Size None
Min. Street Frontage None
i. Sununary ofPrupused Streets and/or Access (private, public, common drive, etc.): The access
to the development is proposed from driveways located at the northwest and southeast comers
of the development. These propoRed 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
vehi\,;ular 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. Staff has included all comments
and recommended actions as Conditions of Approval in the attached Exhibit B.
Sundance Subdivbiun Commercial Addition - RZ-06-001, PP-06-014, CUP-06-011, MI-06-001
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20, 2006
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Office" on the Compn:hensive 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 finds 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 applicabk 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 offmal approval and development is contiguous to the City." (Chapter
N, Goal I, Obj. A, ff6)
The site is currently annexed and services are provided to thi... site_
. "Require all commercial businesses to install and maintain landscaping." (Chapter V, Goal
III, Obj. D, #5)
The landscape street buffers adjacent to U'Itick Road and Meridian Road have been installed.
Staff has included conditions for 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, Ohj_ A, #3)
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstnJ.ction projects, in a manner that is safe, accessible and convenient.
The applicant will be required to construct 5-foot wide internal sidewalks. The applicant is
also proposing to provide pedestrian access tolfi-om the side:walk on Santiago Court.
. "Plan for a variety of conunercial and retail opportunities within the Impact Area_" (Chapter
VII, Goal I, Objective B)
Staff believes that the proposed L-O zone cuntributes lO the variety of uses in this area, as
envisioned with the Comprehensive Plan.
. "Require screening and buffering of conunercial.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-feet between single-family residences and office uses. The applicant has applied
for alternative compliance to this requirement. See Landscaping in the Preliminary Plat
Analysis be/ow.
. "Where the project is developed adjacent to low or medium density residential uses, a
transitional use is encouraged" (Chapter VII, pg. 98)
Sundance Subdivision Commercial Addition - RZ-06-00l, PP-06-014, CUP-06-0ll, MI-06-001
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20,2006
The L-Q 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 toflow better, staffrecommends that Santiugu
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 Sundance Subdivision No.3. direct lot access to Ustick Road for
this site was prohibited (NOTE: Staff believes that this was an error on the part of the firm
preparing the plat. Staff can find 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 fitture (e.g. - there are multiple accidents), staff recommends that the
applicant also tie into the stub street to the east, Santiago Court. .(f ACHD determines that the
access to Ustick Road is notfunctioning 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 Cummission 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 office as a pennitted 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 ofthe 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 oftlce uses (AZ-OI-OI2 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.
Sundancc Subdivision Cummercial Addition - RZ-06-001, PP-U6-014, GUP-06-011, MI-06-001
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20, 2006
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 McBimey 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 twu urive-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 lhi~ 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 - u... 'Propeny"s described in Exhibit A, and has requested a
designation of (R-8) Medium Density Residential District and L-O (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 l,,;uIl~i~tent with the
Meridian Comprehensive Plan Generalized Land Use Map which designates the
property as Single Family Residential and Offic~; that any proposed uses be consistent
with the L-O zonin!! standards and required lJrocesses. "
. 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-Q 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 lllodiiil:ation to the recorded Development Agreement
(Instrument No. 102056126) shall be entered into between the City of Meridian, property owner
(at the time of rezone ordinance adoption), and the developer. The applicant shall contact the City
Attorney. Bill Nary. at 888A433 to initiate this process.
PRELIMINARY PLA T 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 findings. However, there are some specific
changes to the plat that staff recommends:
Sundance Subdivision Commercial Addition. RZ-06-001, PP-06-0l4, CUP-06-011, MI-06-001
PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20,2006
1. Access: The applicant is proposing to construct two vehicular accesses into the site. The
tirst 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 lhe 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 ACIID with the
approval of the Sundance Development in 2003. However, a note was placed on the face
of the fmal 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 lhat suggest that
access to Ustick Road for the office portion ofthe 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 slreet 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. ~taff 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 thc future ACHD detennines 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
be recorded for this development so all 12 of the proposed office lots can use the
driveways, drivl; aisles and parking areas.
2. LandscauinlZ: 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. ill 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 he 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
Sunclance Subdivision Commercial Addition - RZ-06-001, 1'1'-06-014, CUP-06-0ll, MI-06-001
PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRlL 20, 2006
property line). NOTE: Adjacent to the east property line is an ACI.ill stoml 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 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
propo~t:d.
. 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 ll-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
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 ODC 11-3A-15
andMCC 9-1-28.
4. Common Areas: Maintenance of all common areas, inc1uoing 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-Ol-026, the previously approved CUP for this site. With the approval of CUP-01-
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 11-4-3~11A requires drive-through establishments to be greater than 300 feet
from an existing residential zone, or a CUP is required. Because the potential drive-tmoughs
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.
Sundancc Subdivision Cummercial Addition - RZ-06-001, PP-06-014, CUP-06-011, MI-06-001
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20,2006
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 casement was l:reated 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_
b. Staff Recommendation: Staff recommends apProval of the pronm:ed Sundance Subdivision
'Commercial Addition (RZ-06-00L PP-06-0014, CUP-06-011 and MI-06-00l) 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 Depal1ment
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
C. Legal Description
D. Required Findings from Zoning Ordinance
Sundance Subdivision Commercial Addition - RZ-06-001, PP-06-0l4, CUP-06-011, MI-06-00l
PAGE 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20,2006
A. Drawings
1. Preliminary Plat (dated: January 2006 (revised 3-1-06))
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CITY 01:' MERIDIAN PLANNING DEPARTMENT 8T AFF REPORT FOR THE HEARlNG DATE OF APRIL 20, 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/conditiuns of the accompanying
Rezone (RZ-06-001), and Conditional Use Permit (CUP-06-011) shall also be considered
conditions of the Preliminary Plat (PP-06-014).
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.
. Unle.ss otherwise approved, construct a 20-foot wide land usc 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 A 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 fmal plat restricting access to Ustick 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 REQUIREMENTS-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 watcr for the primary sourl.:~. 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.
EJJlibit B
CITY OF MERIVIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20,2006
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 final 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 fcncing to cuntain
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 accordanct: 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 tr-ees, 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 utherwise 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 Il-6B-7.
1.3 SITE SPECIFIC REQUIREMENTS-CONDITIONAL USE PERMIT
1.3.1 The site/landscape plan prepared by Toothman-Orton Engineering, datcd January 2006 (revised
3-1-06), is approved, with the conditions listed herein. All comments/conditions of the
accompanying Rezone (RZ-06-00l), and Preliminary Plat (PP-06-0l4) shall also be considered
conditions of tht: Conditional Use Pennit (CUP-06-0 11).
1.3.2 Any future 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
dosed.
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 fonns of easemenfs 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
standard fonns of easements for any mains that are required to provide service.
Exhibit B
CITY Of MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20,2006
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 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 hy 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 lhis separation
requirement and comply with all landscape requirements.
2.9 Any existing domeRtic 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 ll-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.
Iflatera1 users association approval can't be obtained, altemate 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 otf-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 lShall 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 [mal plat
per Resolution 02-374.
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.
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20,2006
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 Pennitting
that may be required by the Anny 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. Thi:s is to ensure that the bottom
elevation of the crawl spaces of homes is at least I-foot above.
3. FIRE DRPARTMENT
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 tt:sting.
3.2 Final Approval ofthe fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 !h" outlet face tht: 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" abuvt: 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 eonstmction 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 D103.6 Signs.
3.5 For all Fire Lanes, provide signage "No Parking Fire T ,ane".
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 flte-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.8 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.
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 fire apparatus access for each structure. (Remoteness Required).
4. POLICE DEPARTMENT
4.1 If no drive-throughs are approved, no comment.
5. PARKS DEPARTMENT
5.1 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 APRIL 20, 2006
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 ofthe 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 pennit. Contact ACHD Planning & Development Services at 387-6170 for
information regarding impact fees.
Dxhibit B
CITY Of MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE Of APRIL 20, 2006
c. Legal Description
l'OOTHMAN-OR1'ON ENGINEERINf, COMPANY
C.:UNSU1TING f'NGlNEERS. SlJl/.\'EYORS <\Nn I'LANNFRS
1777 Ct II Nn H""l H()L'lEI,r'\i-:I)
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Dall!: Fehl1l:try L 20(1(;
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Laml Dc.wriplion n.r Re-zonc to L-()
A pim;cl of land situatl!d in the S\\' 1.j of Scctjlln 11. lowmhip -+ NnrllL R:m~!... 1
F.!1~I.. Boise MlO'ridjan. City of Meridian, Ada ('"unty, Idaho. bdng 11 ponian of s~lid S\\' I,"
and a pmlioll of Lol 19 and all tlrLors 20 Ihrough 26. Rln<.:k 7 of SUlldalH:~ Subdi\'[sion
"in, ). as tiled in Oool. llR <,f [,lats m P,lgC5 I ()lJ15 and 10016. lh'('urd~ n{ AJ,I C.)t1Hl~
Idahn. described :l.~ tlJlIows:
81<:GI:'II:'IIThG al an aluminum cup, rnarking Lh~ corn,". enmmoll t<I Sedi"'ll .11. rIJ\\J15hip
-+ North. Range 1 Last Sed ion 36. rU\\'tlship'" ~llrth. [{,mgc I \!.;est: Section I.
lo\\n.:;htp 3 ~()nh, Range I W;:.:;t~ and S~diilll 6,lo\\nsl1ip :.; ~l1rth. Rang:~ 1 Ea;,;l. ;.II]
Boise Meridian. Ada ('OUIll}. Id~hfl. from whidl a brcu:~ cap. murkinl!- lli..: '., ,orner
,OIIllllon to said S,:dion<; 31 and 36 nears l' .OO''5I':i(f'L, 105(1.0(1 li,'d: rhCtK~. ak'!)g tli.:
li[1l;~ COlUmul1lo said Sections 31 aud -'16 und the ccnttTline of1\. Meridian Road_
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21 SJ;q~n8' lOT... 477.\ J feet Il1lhe northeaslerly cOni,'!, 01 sniLl Lm 2(,: Ih\'ll\.'\C.
along thL' ..:"~I"rlr liHI:; "I' ~aiJ [,'\,; 26 an.1 2:' an,;\ tb~ sotlllll:rlv I'l"jnng:lli"n
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( Ihb Jt!scriplion \'.1:> prl'[l<lf.::d frolll r~'i:(jr,l intormaliol1 un 111<'" (,fIici,,! pl<;! ,,[ )',ulld:JI','
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRlL 20, 2006
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20,2006
D. Required Findings from Zoning Ordinance
1. Rezone Findings:
Upon recommendation from the Commission, the Council shall make a full investigatiun
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. Staff 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;
Staff 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. Thc accompanying plat demonstrates the land will be
developed with lot sizes and other dimensional requirements that conform to the
proposed zoning designation.
3. Tbe 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 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,
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.
5. The annexation (as applicable) is in the best ofinterest ofthe City (UDe 11-5B-3.E).
This property is already annexed into the City. Staff finds that all essential services are
available or will be provided by the developer to the subject property and will not require
unreasonable expenditure of public funds. The applicant is proposing to develop the land
in general compliance with the City's Comprehensive Plan. ill accordance with the
findings listed above, staff finds that Rezone of this prooertv to L-O would be in the best
interest ofthe Cit v.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decisiun-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Staff fmds 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 APRIL 20, 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;
Staff finds that public services are available to acconunodate 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, staff fmds 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;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., police, fire, ACHD, etc.) to detennine this fmding. (See finding
"Items 3 and 4 above under RezoIle Findings above, and the Agency Comments and
Conditions in Exhibit B for more detail.)
4. Thc development will not be detrimental to the public health, safety or general
welfare; and
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should he 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, safcty or
environmental problems of which staff is unaware.
5. The development preserves significant natural, scenic or historic features.
Staff is unaware of any natural, scenic or historic features on this site. Therefore, staff
finds that the proposed development will not result in the destruction, loss or damage of
any natural, scenic or historic feature(s) of major importance. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
detennine whether or not the proposed development may destroy or damage a natural or
scenic feature(s) of major importance of which staffis unaware.
3. Conditional Use Pennit 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.
Staff fmds that the site is large enough to accommodate all required parking, landscaping,
loading and other standard regulations required by the unc. However, the applicant is
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20, 2006
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.
Staff finds that the proposal meets the objectives of the Comprehensive Plan as listed in
Section 8 ofthis 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.
Staff 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 :wned lots and the residentially zoned lots to
the north and east, staff 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, staff is recommending that any and all future use(s) on this lot that have a drive-
tlu-ough be requil-ed 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 UDe. Staff recommends that the
Commission and Council 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.
Staff finds 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 esseutial public facilities and
services such as highways, streets, schools, parks, police and f"Ire protection,
drainage structures, refuse disposal, water, and sewer.
Staff finds that sanitary !;ewer, 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.
Staff [rods 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
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors.
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 20, 2006
Staff 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, staff does not believe that the amount of traffic or
noise generated by this development will be detrimental to the general welfare of the
public. Staff recommends that the Commission and Council reference any public
testimony that may be presented to detennine 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.
Staff finds that the proposed development will not result in the destruction, loss or
damage of any natural feature(s) of major lll1pOltarll,;t:. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed development may destroy or damilge a natural or
scenic feature( s) of maj or importance of which staff is unaware.
exhibit D
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ACHD ~
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John S. Franden, President
Carol A. McKee, 1st Vice President
David Bivens, 2nd Vice President
Sherry R. Huber, Commissioner
Rebecca W. Arnold, Commissioner
April 6, 2006
To: Dave Evans Construction
5561 N Glenwood St
Boise, 10 83714
,)'" '1'_J-1/.; ~"- i -j" -. ...
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Representative: Toothman Orton Engineering
9777 Chinden Blvd
Boise, 10 83714
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Subject:
Sundance No.5
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.
If you have any questions, please feel free to contact me at my number listed below.
Sincerely,
1(~A--y~
Karen Anderson
Right-of-Way Specialist
ROWDS Department
208-387-6272
cc: Project file, Construction Services, Utilities
City of Meridian
Ada County Highway District · 3775 Adams Street. Garden City, ID · 83714 . PH 208-387-6100 . FX 345-7650 . www.achd.ada.id.us
~ & ~ '7~ 'Z)i4tW;t
5 April 2006
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463 0092
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, 1 I, 200G
phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Planning & Zoning Commission
City of Meridian
660 E. Watertower Lane Suite 202
Meridian, II> 83642
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RE: RZ 06-001; PP 06-014; CUP 06-011/Sundance Subdivision
Dear Anna:
If all storm drainage is retained on-site there will be no impact on Nampa & 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 priur to final platting. Please
contact Donna Moore at 466-7861 for further infonnation.
All laterals and waste ways must be protected. 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.
Sincerely,
ra:# II~
BIll Henson, Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dhg
c: File - Office/Shop
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
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1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
6 April 2006
Phones: Area Code 200
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Tim Mokwa, Project Manager
Toothman-Orton Engineering Company
9777 Chinden Boulevard
Boise, ID 83714-2008
RE: Land Use Change Application - Sundance Subdivision
Please note the District now reQuires three (3) sets of plans
Dear Mr. Mokwa:
Enclosed please find a Land Use Change Application for your use to file with the Irrigation
District for its review on the above-referenced development. If this development is under a
"rush" to be finalized, I would recommend that you submit a cashier's check, money order or
cash as payment of the fees in order to speed the process up. If you submit a company or
personal check, it must clear the bank before processing the application.
Should this development be planning a pressure urban irrigation system that will be owned,
operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P.
Anderson, Water Superintendent for the Irrigation District, concerning the installation of the
pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate
the process of contractual agreements between the owner or developer and the Irrigation
District for the ownership. operation and maintenance of the pressure urban irrigation system.
If you have any questions concerning this matter, please feel free to call on me at the District's
office, or John P. Anderson, at the District's shop.
Sincerely,
iPM.u-)r. J/f~
Donna N. Moore, Asst. Secretary/Treasurer
NAMPA & MERIDIAN IRRIGATION DISTRICT
DNM/smc
cc: File
Water Superintendent
Meridian City Planning & Zoning Commission
Dave Evans Construction, 5561 N. Glenwood Street, Boise, ID 83714
Gary L. Voigt, 1908 Jennie Lee Drive, Idaho Falls, 10 83405
enc.
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000