HomeMy WebLinkAboutCreamline Park Subdivision
STAFF REPORT
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FROM:
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF BECz1~)I'VE 11
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Hearing Date: 11/21/2006
Mayor and City Council
Justin Lucas
Associate City Planner
Meridian Planning Department
208.884.5533
SUBJECT:
Creamline Park Subdivision
AZ-06-048
Annexation and Zoning of32.75 acres from RUT (Ada County), to 8.74 acres
ofC.G (General Retail and Service Commercial) and 24.01 acres ofI-L
(Light Industrial).
PP-06-050
Preliminary Plat approval of 4 commercial lots on 8.74 acres in the proposed
C-G zone, and 6 industrial lots on 24.01 in the proposed I-L zone, by
Creamline Associates, LLC.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Creamline Associates, LLC, has applied for Annexation and Zoning (AZ) to C-G
(General Retail and Service Commercial) for 8.74 acres and I-L (Light Industrial) for 24.01 acres
of property currently zoned RUT in Ada County. The site is located on the north side of Franklin
Road, near the northeast comer of Franklin and Linder Roads, approximately 350 feet east of
Linder Road. Currently, the land is being used for agriculture and there are no buildings on the
site. The subject property is within the Urban Service Planning Area and is currently referenced
as parcel numbers 51212336100 and 51212336596.
2. SUMMARY RECOMMENDATION
The subject applications (AZ and PP) were submitted to the Planning Department for concurrent
review. Below, staff has provided a detailed analysis and recommended conditions of approval
for the requested Annexation and Zoning and Preliminary Plat applications. Staff is
recommending approval of the proposed Creamline Park Subdivision (AZ-06-048 and PP-06-
050) with the conditions listed in Exhibit B of the Staff Report. The Meridian Planninl! and
Zonin!! Commissioo heard these items 00 October 19. 2006. At the public hearinl! they
moved to recommend approval.
a. Summary of Commission Public Deario!!:
i. In favor: Brad Miller
11. In opposition: None
iii. Commenting: None
lV. Staff presentimr application: C. Caleb Hood
v. Other staff commenting on application: None
b. Key Issues of Discussion bv Commission:
i. - 25 foot landscape buffer between I-L zoned uses and alternative compliance;
ii. - Fire Department restrictions on lots north of the Ei!!ht Mile Lateral;
111. - Required tiling of the Eight Mile Lateral;
lV. - Possible emergency access into the site on the northern property line;
v. - Public street access into the propertv;
Vi. - Loading areas. docks. and bays facing west.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 21,2006
c. Key Commission Chanl!es to Staff Recommendation:
i. - Elimination of condition 1.2.2 which required the applicant to provide two
public street access points to this property connected by a loop road;
11. - Elimination of condition 1.2.3 which required the applicant to provide a cross
access easement to the neighboring property to the west;
111. - Elimination of condition 1.2.4 which required the applicant to include a 25 foot
landscape buffer between uses along the western boundary of Lots 3-5. Block 1;
lV. - Modification of condition 1.2.5 to allow loading areas. docks. or bays to face
the western propertv line.
v. - Required applicant to submit an alternative compliance application for the 25
landscape buffer between uses;
Vi. - Required the applicant to pursue an emen!:ency access point along the northern
property line and report to the Council if this was viable.
d. Outstandinl! Issue(s) for City Council:
i. - The applicant is requesting not to cover the Eight Mile lateral on this property
as required bv the UDC (see condition 1.2.8);
11. - The applicant should provide more information about a possible emergency
access point available alonl! the northern property line.
111. -The comprehensive plan designation for the neillhboring properties to the west
is Mixed Use Community which would allow for various zoning designations
and uses. Staff is concerned that decreasing the required landscape buffer along
the western property line from 25 to 5 feet. as recommended bv the Planning
Commission. mav have a substantial adverse affect on the future redevelopment
potential of other properties in this area.
3. PROPOSED MOTION (to be considered after the public hearing)
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers AZ-
06-048 and PP-06-050 as presented in the Staff Report for the hearing date of November 21,2006
with the following modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers AZ-
06-048 and PP-06-050 as presented during the hearing of November 21, 2006 for the following
reasons: (You should state specific reasons for denial of the annexation and you must state
specific reason(s) for the denial of the plat.)
Continuance
I move to continue File Numbers AZ-06-048 and PP-06-050 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: 1200 West Franklin Road; in Section 12, Township 3 North, Range 1
West.
b. Owner:
Creamline Associates, LLC
3670 Hepburn Circle
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 21, 2006
Stockton, CA 95209
c. Applicant:
Same as owner
d. Representative: Kent Brown, Bailey Engineers
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Designation: Mixed Use - Community
g. Description of Applicant's Request: The applicant is requesting concurrent approval for
Annexation and Zoning of the subject 32.75 acres to a mix ofC-G (8.74 acres) and I-L (24.01
acres) and Preliminary Plat approval of four commercial lots and six industrial lots.
1. Date of preliminary plat (attached in Exhibit A):
2. Date oflandscape plan (attached in Exhibit A):
7/31/2006
8/10/2006
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation as determined by City Ordinance.
By reason of the provisions ofthe Meridian City Code 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 of the provisions of the Meridian City Code Title 11 Chapter 5, a public
hearing is required before the City Council on this matter.
c. Newspaper notifications published on: October 2nd and 16th, 2006 (Planning Commission)
October 30th and November 13, 2006 (City Council)
d. Radius notices mailed to properties within 300 feet on: September 22nd, 2006 (Planning
Commission)
October 27th, 2006 (City Council)
e. Applicant posted notice on site by: October 9th, 2006 (Planning Commission)
November 13th, 2006 (City Council)
6. LAND USE
a. Existing Land Use(s): The site is currently vacant; there are no existing buildings.
b. Description of Character of Surrounding Area: There are various uses that are adjacent to this
property. To the east is a large industrial area that includes a storage facility and other light
industrial uses. To the north is the railroad, a retirement community and multi-family
dwellings. To the west is a d,aycare facility within city boundaries and various rural residences
zoned R1 in Ada County. To the south across Franklin Road is the Crestwood Estates
Subdivision, a single-family residential neighborhood.
c. Adjacent Land Use and Zoning:
1. North: Retirement Community and future Multi-family, Zoned L-O
2. East: Lumber Storage and Vacant Land, Zoned I-L
3. South: Franklin Road and Crestwood Estates Subdivision, Zoned R-4
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 21,2006
4. West: Single-family homes and some home occupations, zoned R1 (Ada County),
a daycare, zoned L-O, and vacant land zoned C-C.
d. History of Previous Actions: In February of2005 the Planning Department received a previous
development application for this property. This application consisted of an annexation and
zoning request for the entire 32.75 acres, to a mix of residential and commercial zoning
districts. The application also included a conditional use permit for multifamily development,
and a request for preliminary plat approval of 146 residential building lots, and 1 commercial
lot. This previous development application only included one public street access point to
Franklin Road. The Planning, Police, and Fire Departments had serious concerns about
adequate access to this previous proposed development. These concerns were outlined in the
staff report along with recommendations to provide some type of secondary access in to the
proposed development. The primary recommendation was to provide a stub street that could
be extended to Linder Road. The Planning Department also had serious reservations about the
compatibility of uses on this site, specifically the potential conflict between the proposed
residences and existing industrial users to the east. Due to these concerns the applicant chose
to withdraw the application before it was voted upon by the Planning Commission or City
Council.
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: There is currently a sewer trunk on the north side of this
property and a sewer main in W. Franklin Road.
Location of water: There is currently water main located in W. Franklin Road.
Issues or concerns: 1.) Water main sizing. 2.) Flood plain.
2. Canal sID itches Irrigation: The Eight Mile Lateral runs directly through this site. The
applicant is proposing to cover this lateral as required by the UDC.
3. Hazards: A portion of the rear of this property lies within the 100 year flood plain.
4. Proposed Zoning: C.G (General Commercial) and I-L (Light Industrial)
5. Size of Property: 32.75 acres
f. Subdivision Plat Information:
1. Commercial Lots: 4
2. Industrial Lots: 6
3. Total Building Lots: 10
4. Common Lots: 0
5. Other Lots: 0
6. Total Lots: 10
g. Landscaping
1. Width of street buffer(s): 25 feet (along Franklin Road)
2. Width ofbuffer(s) between land uses: 25 feet (to non industrial uses)
3. Percentage of site as open space: N/ A
h. Off-Street Parking: UDC 11-3C-6 requires one parking space for every 500 square feet of
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 21, 2006
gross floor area in all Commercial Districts, and one parking space for every 2,000 square feet
of gross floor area in all Industrial Districts.
1. Summary of Proposed Streets and/or Access: One public street (North West 13th) is proposed
for this project. This street is a cul-de-sac that extends from Franklin Road and runs north into
the property for approximately 450 feet. Beyond the cul-de-sac the applicant is proposing a
500 foot drive aisle and cross access easement to provide access to the rest of the property that
is not directly served by the cul~de-sac. The applicant is also proposing to construct two curb
cuts that will allow for direct access from Franklin Road for Lots 2 and 10, Block 1. Please see
Staff's Analysis below for more on the proposed access for this development.
7. COMMENTS MEETING
On September 29,2006, a joint agency and departments meeting was held with service providers
in this area. The agencies and departments present include: Meridian Fire Department, Meridian
Parks Department, Meridian Public Works Department, Meridian Police Department, and the
Sanitary Services Company. Staffhas included comments, conditions and recommended actions
in Exhibit B below.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Mixed Use Community" on the Comprehensive Plan Future Land
Use Map. Mixed Use Community areas are anticipated to contain a variety of commercial and
residential uses (see Page 103 of the Comprehensive Plan.) The proposed Preliminary Plat
includes four commercial lots and six industrial lots. The commercial lots are proposed in a C-G
(General Commercial) zone and the industrial lots are proposed in an I-L (Light Industrial Zone).
The Comprehensive Plan does not identify specific zoning districts that are allowed in the "Mixed
Use Community" designation, but it does encourage transitional uses and flexibility. Staff
believes that this property is in a transitional area of the city and that the CpG and I-L districts are
appropriate, considering the current and potential neighboring uses.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply
to the proposed development (staff analysis in italics below policy):
Chapter VII, Goal III, Objective A, Action 1 - Require that development projects have planned
for the provision of all public services.
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands proposed
to be annexed in the following manner:
. Sanitary sewer and water service will be extended to the project at the developer's
expense.
. The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian Rural Fire
Department.
. The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office.
Once annexed the lands will be serviced by the Meridian Police Department (MPD).
. The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD). This service will not change.
. The subject lands are currently serviced by the Meridian School District #2. This service
will not change.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 21,2006
· The subject lands are currently serviced by the Meridian Library District. This service
will not change and the Meridian Library District should suffer no revenue loss as a
result of the subject annexation.
Municipal, fee-supported, services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
Chapter VI, Goal II, Objective A, Action 3 - Consider "Accommodating Bicycle and Pedestrian
Travel: A Recommended Approach" from the National Center for Bicycling and Walking in all
land-use decisions.
This publication encourages jurisdictions to establish bikeway and walkway facilities in new
construction and reconstruction projects, in a manner that is safe, accessible and convenient.
Staff believes that the subject applications comply with the policies listed in the literature noted
above.
Chapter VI, Goal II, Objective A, Action 6 - Require street connections between subdivisions at
regular intervals to enhance connectivity and better traffic flow.
The submitted preliminary plat proposes one public street that terminates as a public street with
a cul-de-sac, but continues on into a large Industrial development as an access easement.
Although Staff is unsupportive of the proposed street layout, Staff believes that through some
mod(fication (described at length in section 10) that this subdivision could improve circulation
and connectivity in this area of the city, if the conditions listed in Exhibit B are complied with.
Chapter VI, Goal II, Objective A, Action 13 - Review new development for appropriate
opportunities to connect to local roads and collectors in adjacent developments.
The submitted preliminary plat does not take advantage of the location of SW 12th Street which is
an existing local road across Franklin Street from this property. Staff is proposing that this local
road be extended across Franklin to comply with this Goal and Action item (see Section 10).
Chapter VII, Goal IV, Objective D, Action 2 - Restrict curb cuts and access points on collectors
and arterial streets.
As noted above, the applicant is proposing one public street connection to Franklin Road (an
arterial street) and two curb cut driveways. Staff is not supportive of the proposed access and
street design and describes an alternative plan in Section 10 of this report. Staff believes that
direct lot access should be restricted for this project, and that the applicant should provide a
more versatile public street system.
Chapter VII, Goal IV, Objective C, Action 1 - Protect existing residential properties from
incompatible land use development on adjacent parcels.
The applicant is proposing an industrial zone adjacent to various residences and a day care
facility. Staffjinds that the industrial use can co-exist with these residential properties in the near
vicinity if land use buffers are installed along the western property line as conditioned in Exhibit
B.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 21,2006
Chapter VII, Goal IV, Objective A, Action 2 - Encourage industrial development to locate
adjacent to existing industrial uses.
The land abutting this properties eastern boundary is currently zoned I-L within in the city. Staff
believes that allowing for an I-L zone on the northern portion of the subject property is consistent
with the comprehensive plan.
Chapter VII, Goal IV, Objective A, Action 1 - Minimize noise, odor, air pollution and visual
pollution in industrial development adjacent to residential areas.
Currently there are various residential uses abutting the western boundary of this property.
While these residences will most likely transition to commercial uses in the future, staff is still
concerned about noise and other impacts an industrial development could have on these
properties. The developer should take these residences into account when it considers users for
the lots that abut homes. Staff makes recommendations in Section 10 and Exhibit B of this report
to help minimize any potential conflict between uses.
Chapter VII, Goal I, Objective E, Action 3 - Require industrial areas to create a site design
compatible with surrounding uses (e.g. landscape, fences, etc.) and community design criteria.
See analysis above.
Staff recommends that the Commission and Council rely on any verbal or written testimony that may be
provided at the public hearing when determining if the applicant's zoning and development request is
appropriate for this property.
9. UNIFIED DEVELOPMENT CODE
a. Schedule of Uses: Unified Development Code (UDC) lists various uses that are allowed in the
C-G and I-L districts.
b. Purpose Statement ofZone(s):
GENERAL COMMERCIAL DISTRICT (C-G): 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:
LIGHT INDUSTRIAL DISTRICT (I-L): The purpose of the I-L District is to provide for
convenient employment centers of light manufacturing, research and development,
warehousing, and distributing. In accord with the Meridian Comprehensive Plan, the I-L
District is intended to encourage the development of industrial uses that are clean, quiet
and free of hazardous or objectionable elements and that are operated, entirely, or almost
entirely, within enclosed structures. Accessibility to transportation systems is a
requirement of this District.
10. ANALYSIS
a. Analysis of Facts Leading to StaffRecorrunendation:
1. AZ Application: Based on the policies and goals contained in the Comprehensive Plan,
staff believes that the requested C-G and I-L zones are appropriate for this property.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 21,2006
Please see Exhibit D for detailed analysis of the required facts and findings for
annexation.
The annexation legal description submitted with the application (stamped on July 26,
2006 by D. Terry Peugh, PLS) shows the property as contiguous to the existing
corporate boundary of the City of Meridian.
Special Considerations:
Compatibility With Surrounding Uses: The proposed zoning designations and
concept plan submitted by the applicant show various industrial and commercial
buildings proposed for this site. Staff is mostly concerned with the proposed
industrial uses on Lots 3-5, Block 1 that will be adjacent to various existing
homes and a day care facility. To help avoid potential conflicts between the
existing residences to the west and the proposed industrial development staff
believes that some ofthe principally permitted uses in the I-L zone should not be
allowed on Lots 3,4, and 5, Block 1. These uses include vehicle impound yard,
solid waste transfer station, recycling center, and major vehicle repair. Staff feels
that these uses are too intense to be located adjacent to residences. Staff also
believes that no that no trash compactors, loading areas, docks, or bays should
face the western property line on Lots 3,4, and 5, Block 1.
Development Agreement: UDC 11-5B-3.D.2 and Idaho Code S 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. Staff believes that a DA is necessary to ensure
that this property is developed in a fashion that is consistent with the
comprehensive plan designation and does not negatively impact nearby
properties.
Prior to the annexation ordinance approval, a Development Agreement (DA)
shall be entered into between the City of Meridian, property owner (at the time of
annexation ordinance adoption), and the developer. The applicant shall contact
the City Attorney, Bill Nary, at 888-4433 to initiate this processo_The DA
shall incorporate the following:
. That all future uses shall not involve uses, activities, processes, materials,
equipment and conditions of operation that will be detrimental to any
persons, property or the general welfare by reason of excessive
production of traffic, noise, smoke, fumes, glare or odors.
. That all future development of the subject property shall be constructed
in accordance with City of Meridian ordinances in effect at the time of
development.
. That the applicant will be responsible for all costs associated with the
sewer and water service extension.
. That any existing domestic wells and/or septic systems within this
project will have to be removed from their domestic service, per City
Ordinance Section 5-7-517, when services are available from the City of
Meridian. Wells may be used for non.domestic purposes such as
landscape irrigation.
. That the following uses shall not be allowed on Lots 3,4, and 5, Block 1:
a. Vehicle impound yard
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 2], 2006
b. Solid waste transfer station
c. Recycling center
d. Vehicle Repair, major
· That no trash compactors, loadiag areas, d0eks, or bays face the western
property line on Lots 3,4, and 5, Block 1.
· That prior to issuance of any building permit, the subject property be
subdivided in accordance with the City of Meridian Unified
Development Code.
2. PP Application: Upon modification per the conditions listed in exhibit "B", Staff believes that
the proposed preliminary plat will substantially comply with the Unified Development
Code.
a. Special Considerations:
Street Design: From the initial pre-application meeting for this project Staff has been
concerned about access and circulation on this site and in this area. In the pre-application
meeting the applicant proposed a single public road/cul-de-sac that extended deep into site
(approximately 800 feet). Staff informed the applicant that such a street design did not meet
the city's subdivision and street standards as described in UDC 11-6C-3B4. This regulation
specifically limits cul-de-sac or dead end streets to a maximum of 450 feet. The purpose ofthe
maximum length requirement for cul.de-sac and dead end streets is to encourage
developments to provide adequate public circulation in and through any development proj ect.
Staff voiced these concerns, and requested that the applicant redesign the site to provide for
better circulation and access to such a large development. In response to these requests, the
applicant submitted the preliminary plat and concept plan that is included in this report (see
exhibit A).
As the plans show the primary access to this development is still a single cul-de-sac street that
has been reduced in length from the original proposal to meet the 450 foot maximum length
requirement. The proposed industrial lots (4-7) at the north end of the property are anticipated
to take access off of an approximately 500 foot driveway and cross access easement that is
extended from the northern terminus of the cul-de-sac to Lots 4-7, Block 1. While this
configuration is not strictly prohibited by the UDC, staff is still concerned about the lack of
access and public street circulation on this site. Although the applicant is meeting the cul-de-
sac length requirement as described in the UDC, staff believes that the intent of that
requirement is not being met. In other words when the proposed cul-de-sac is combined with
the proposed private driveway easement the result is a 900 foot street/driveway that dead ends,
and a 32.75 acre development which takes primary access from a 450 foot cul-de-sac. To
remedy this Staff proposes the following:
That the applicant provides two public street access points to this property along Franklin
Road. Staff suggests that these two access points be linked by a public street that would loop
into the proposed development. Staff proposes that eastern public street access point be an
extension of the existing SW 12th Street which currently intersects Franklin Road across from
the south east corner of this property. This extension ofSW 12th Street could be brought north
into the property across the Eight Mile lateral, and then looped around to reconnect with
Franklin Road at a location to be determined by the Applicant and ACHD. This U shaped loop
would provide two separate points of access into this project and increase the public street
circulation pattern in this area. The extension of SW 12th street across Franklin Road would
also provide access for the parcel (#SI212346615) to the east when they develop in the future,
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without the necessity of an access point on Franklin Road.
Staff presents this as one possible option that would provide greater access to this
development. Other solutions could be developed by the applicant that could increase public
and emergency access into the site. Staff is not recommending a stub street to the east due to
the lack of any outlet in that direction. Likewise, Staff is not recommending a stub street to the
west, to be connected with Linder Road, due to the size and configuration of the bordering
lots. If a stub street was provided to the west it would cover an entire lot, if and when it was
extended. A westerly stub street would also allow for unnecessary cut through traffic between
Linder Road and Franklin Road.
Access: Staff also has concerns about direct lot access to Franklin Road, which is classified as
an arterial street on the adopted Functional Street Classification Map. As proposed the
applicant shows Lot 2 and 10, Block 1 with direct access to Franklin Road. Chapter VII, Goal
VI, Objective D, Action 2 of the Comprehensive Plan says that curb cuts and access points
should be restricted along arterial and collector streets. Staff believes that direct lot access to
Franklin Road should be restricted for this development. Staff believes that the applicant
should provide a cross access easement to the Thornton property (parcel #1212336030) to the
west. Staff believes that providing cross access to this property is important due to its limited
frontage (340 feet) on Franklin Road and proximity to the intersection of Linder and Franklin
Roads.
Compatibility/Landscape Buffer to Adjoining Uses: The concept plan submitted by the
applicant shows various industrial and commercial buildings proposed for this site. Staff is
mostly concerned with the proposed industrial uses on Lots 3-5, Block 1 that will be adjacent
to various existing homes and a day care facility. UDC Table 11-2C.2 requires a 25 foot wide
landscape buffer to non-industrial uses in the I-L zone. Staff believes that this buffer will help
to mitigate the inherent difference between the existing and proposed uses. Beyond this
landscape buffer, staff also believes that no that no trash compactors, loading areas, docks, or
bays should face the western property line on Lots 3,4, and 5, Block 1.
Landscaping: The landscape plan prepared by G. Gensen, on 8-10-06, is approved with the
following modifications/notes:
· Per UDC 11-2B-3, a 25.foot wide landscape buffer should be provided along
Franklin Road that meets the standards outlined in 11-3B-7.
· Per UDC Table 11-2C-2 construct a 25-foot wide landscape buffer on Lots 3-
5, Block 1, along the west property line. Said buffer should be constructed in
accordance with UDC 11-3B-9. Said buffer should be installed prior to
occupancy of the future use on the individuallot(s).
· Per UDC 11-3B-1O, the applicant should work with the City Arborist, Elroy
Huff, on designing, adopting, and implementing a protection and mitigation
plan for the existing trees on site.
· 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 fmal plat application(s).
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 21,2006
Fencing: The submitted preliminary plat shows existing fencing around most of the site. The
applicant did not make it clear if this fencing was to remain or be removed. Staff
recommends that the applicant clarify, at the public hearing what the fencing plan is for
this site._A detailed fencing plan should be submitted upon application of the final plat. If
permanent fencing is not provided before issuance of a building permit, temporary
construction fencing to contain debris must be installed around the perimeter. Perimeter
fencing shall be designed according to UDC 11 ~ 3A-7.
Ditches, Laterals, and Canals: Per UDC 11-3A-6 all irrigation ditches, laterals or canals,
exclusive of any natural waterways that intersect, cross or lie within the area being subdivided
shall be covered. The Eight Mile Lateral traverses this site. This lateral should be covered as
required by the UDC.
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 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 used, 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.
b. Staff Recommendation: Staff recommends approval of the subject applications AZ-06-
048 and PP-06-50, with the conditions listed in Exhibit B of the Staff Report for the hearing
date of October 19, 2006. The Meridian Planninl! and Zoninl! Commission heard these
items on October 19. 2006. At the public hearinl! they moved to recommend approval.
Creamline Park Subdivision AZ-06-048/PP-06-050
PAGE 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 21, 2006
11. EXHmITS
A. Drawings
1. Preliminary Plat (dated: 7-31~06)
2. Landscape Plan (dated: 8-10-06)
3. Concept Plan (dated: 8-10-06)
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. Central District Health Department
9. Nampa and Meridian Irrigation District
C. Legal Description
D. Required Findings from Unified Development Code
Creamline Park Subdivision AZ-06-048/PP-06-050
PAGE 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 21,2006
A. Drawings
1. Preliminary Plat (dated: 7 -31 ~06)
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Exhibit A - Page 1