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HomeMy WebLinkAboutWoodland Springs Professional Park December 18, 2006 MERIDIAN PLANNING & ZONING MEETING AZ 06-054 December 21 , 2006 APPLICANT Morgan Development, Inc. ITEM NO. 12 REQUEST Public Hearing - Annexation & Zoning of 2.40 acres from R1 zone to an L-O zone for Woodland Springs Professional Park - 1630 E. McMillan Road AGENCY COMMENTS CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY See Attached Staff Report CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: No Comment CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: See Attached Comments No Comment No Comment SETTLERS'IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: See Attached Affidavit of Sign Posting Contacted: Emailed: Date: Phone: Staff Initials: Materials presented at pUblic meetings sholl become property ot the City of Meridian. Morgan Development Inc. P.o. Box 1604, Idaho Falls, ID 83403 (208)529-3312 FAX: (208)529-5563 t) '::-l,r--., - _ J I.-._....:-'\___J:!~ r-,~, --"- w" .r;--r "t"-\ ""' ... '.\ f r- , ,-. IlIMlJ1 """lj(.a'I~__D__'~_, _~__,... .,.... -- . ~_'VHm..~~!I'lI\I'D!'N.:!.illl:::r:r.~.ml1i\':.~""n ~, --- .,., ......,........... J- 12-11-2006 .RECEIVED DEe 1 2 2006 Meridian Planning & Zoning Department 660 E. Idaho Street Meridian, Idaho 83642 City Of Meridian City Clerk Office RE: Woodland Springs (AZ-06-054) posting requirement As of December 8, 2006, and per the Unified Development Code Section 11-5A-5D, a copy of the public hearing notice has been posted on the property under consideration. Two signs have been posted on the property. The first sign is installed on the West side of property adjacent to Locust Grove, the second sign is installed on the South side of property adjacent to McMillan Road. /z-/I-,6 Development, Inc. P.O. Box 1604 Idaho Falls, Idaho 83403 On 1xcunbu 1/, 200G befureme, Dannca tly/stUOl#t personally appeared .,S Ctrl+ HavJLRv personally known to me (or proved to me on the basis of satisfactory evidence) to be the person whose name is subscribed to the within instrument and acknowledged to me that he executed the same in his authorized capacity, and that by his signature on the instrument the person, or the entity upon behalf of which the person acted, executed the instrument. ~~... .S~ fY)9')9.,;WI1- ~~~] CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21,2006 Planning & Zoning Commission Caleb Hood, Current Planning Manager Amanda Hess, Associate City Planner RE.@E lVE >>dland Springs Professional Park Annexation DEe 1 5 2006 · Az..06-054 STAFF REPORT TO: FROM: Hearing Date: 12/21/2006 t!i~l "'1, CrTY flf'.' . . ctGrldidlt' - "\~ \ .... .IDAHO I , ~. City Of Meridian City Clerk Office 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST Annexation and Zoning of 2.4 acres from Rl (Ada County) to L-O (Limited Office), by Morgan Development, Inc. The Applicant, Morgan Development, Inc., has applied for Annexation and Zoning of 1.6 acres from Rl (Ada County) to L-O (Limited Office). The Applicant intends for the subject area to house medical and dental offices, clinics, and other professional services in the future. The subject property is located at the northeast comer of E. McMillan Road and N. Locust Grove Road in Section 29, Township 4 North, Range 1 East, H.M., and is currently referenced as Assessor's Parcel Number S0529336l75. The subject property has not been previously platted. The subject property is within the City's current Area of Impact and Urban Service Area. 2. SUMMARY RECOMMENDATION Staff has provided a detailed analysis of the requested AZ application below. Staff recommends approval of Az..06-054 for Woodland Springs Professional Park as presented in the Staff Report for the hearing date of December 21, 2006, subject to the applicant entering into a Development Agreement with the City. 3. PROPOSED MOTIONS Approval After considering all staff, applicant, and public testimony, I move to recommend approval to the City Council of File Number AZ-06-054 as presented in the staff report for the hearing of December 21, 2006, with the following modifications to the proposed development agreement provisions: (add any proposed modifications) Denial After considering all staff, applicant, and public testimony, I move to recommend denial to the City Council of File Number AZ-06.054 as presented during the hearing of December 21, 2006, for the following reasons: (state specific reason(s) for the denial) Continuance After considering all staff, applicant, and public testimony, I move to continue File Number AZ-06- 054 to the hearing date of (insert continued hearing date here) for the following reason(s): (state specific reason(s) for continuance.) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: 1630 E. McMillan Road Meridian, ill 83642 Woodland Springs Professional Park - AZ-06-054 PAGE 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21,2006 Section 29, T4N, R1E b. Owner: RMC Construction, LLC 2053 E. Fairview Avenue, Ste. 101 Meridian, ill 83642 c. Applicant: Morgan Development, Inc. P.O. Box 1604 Idaho Falls, ill 83403 d. Representative: Matt Morgan e. Present Zoning: R1 f. Present Comprehensive Plan Designation: Medium Density Residential g. Description of Applicant's Request: 1. Site Development Plan ~ See Exhibit A 2. Elevation Photos - See Exhibit A h. Applicant's Justification: The site seems to be well-suited for professional offices. This type of professional park is popular with both professionals and surrounding residents who appreciate conveniently located, aesthetically pleasing, owner-occupied office buildings. The proposed development will include attractive landscaping and sufficient parking to serve the intended occupants and clientele, in excess of the City's minimum requirements. (Please see Applicant's letter for more information.) 5. PROCESS FACTS a. The subject application will in fact constitute an annexation as determined by City Ordinance. By reason of the provisions of UDC ll-5B-6, a public hearing is required before the City Council on this matter. b. Newspaper notifications published on: December 4,2006, and December 18, 2006 c. Radius notices mailed to properties within 300 feet on: November 22, 2006 d. Applicant posted notice on site by: December 11, 2006 6. LAND USE a. Existing Land Use(s): There is an existing single family home and outbuildings on this site. b. Description of Character of Surrounding Area: Single family residences to the north, east, west, and southwest, and an Idaho Power substation to the south. c. Adjacent Land Use and Zoning 1. North: Residential, zoned RUT (Ada County) 2. South: Idaho Power Substation, zoned R-8 3. East: Residential, zoned RUT (Ada County) 4. West: Residential, zoned RUT (Ada County) d. History of Previous Actions: N/A Woodland Springs Professional Park - AZ-06-054 PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21,2006 e. Existing Constraints and Opportunities 1. Public Works Location of sewer: There is an existing main in Locust Grove. Location of water: There are existing mains in Locust Grove, and McMillan. Issues or concerns: None. This property is currently serviceable and Public Works will provide comment on the development applications on this property. 2. Vegetation: Mostly vacant land. Several existing trees will require mitigation. 3. Floodplain: N/A 4. Canals / Ditches / Irrigation: N/ A 5. Hazards: N/ A 6. Existing Zoning: Rl 7. Size of Property: 2.4 acres f. Landscaping 1. Width of street buffer(s): Twenty-five feet (25') of landscape buffer required on Locust Grove Road an arterial road. McMillan Road is also an arterial road, but is designated as an entryway corridor. By ordinance, 35-foot wide landscape buffer is required along McMillan Road. 2. Width of buffers between land uses: Twenty-five feet (25') of landscape buffer required between the subject property, proposed L-O, and the residential properties to the north and east, zoned RUT. 3. Percentage of landscaped area: -31.4% (0.75 acres.) 4. Other landscaping standards: UDC 11-3B-8 requires landscaping within and around parking lots. The landscaping standards for parking lots will be applied as part of the issuance of a Certificate of Zoning Compliance permit (see Exhibit B, Conditions of Approval). g. Project Summary (Non-Residential Uses) 1. Non-residential square footage: Approximately 14,000 conceptually shown on plan 2. Building Height: Less than 35 feet 3. Description of Uses: Medical and Dental (Professional) Offices 4. Procurement of Certificates of Zoning Compliance (CZC) will be required prior to submittal for building permits of individual buildings. h. Off-Street Parking (Non.Residential Uses) 1. Parking spaces required: UDC 11-3C-6B establishes minimum parking standard for non- residential uses. Within commercial districts, spaces shall be provided at one per 500 square feet of gross floor area. 2. Parking spaces proposed: 88 shown on the concept plan; Staff will ensure adequate parking with the CZC review. 3. Compact spaces proposed: 0 4. Off.site parking proposed: N/ A 5. Percentage of interior parking as landscaping: Prior to issuance of any Certificates of Woodland Springs Professional Park - AZ-06-054 PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21,2006 Occupancy, Staff will ensure that the proposed parking lot is improved with landscaping according to UDC requirements (see Exhibit B, Conditions of Approval). 1. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): There are two proposed driveway accesses to the subject development. The first proposed access is located at the northwest comer of the property on Locust Grove Road, approximately 220-feet north of McMillan Road. The second driveway is proposed at the easternmost boundary of the property, approximately 300-feet east of Locust Grove Road. Staff is supportive of a right-inlright-out only access to Locust Grove Road. Staff is not supportive of the access proposed to McMillan Road. Please see Analysis below for more information. 7. COMMENTS MEETING On December 1, 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. No comments are included with this report as all uses will require at minimum a certificate of zoning compliance where the agencies will have the opportunity to condition specific uses. 8. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated "Medium Density Residential" on the Comprehensive Plan Future Land Use Map. In Chapter VII of the Comprehensive Plan, "Medium Density" areas provide for smaller lots for residential purposes within City limits. Uses may include single-family homes at densities of three to eight dwelling units per acre. However, In 2004, the City approved Resolution No. 04-454, which amended Chapter VII, Section 1, of the Comprehensive Plan to include the following language: "At the discretion of City Council, areas with a Residential Comprehensive Plan designation may request office uses if the property has frontage on an arterial street or a section line road and is 3 acres in size or less in size. In this instance, no ancillary commercial uses shall be permitted." Staff fmds that the subject property has frontage on two arterial streets, McMillan Road and Locust Grove Road, and is less than 3 acres in size (2.4 acres). According to Resolution No. 04-454, the subject parcel is eligible for an office use/zone, if the Commission and Council fmd the zoning is appropriate for this site. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed development (staff analysis in italics): . Require that development projects have planned for the provision of all public services. (Chapter VII, Goal III, Objective A, Action 1) 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). Woodland Springs Professional Park - AZ-06-054 PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21,2006 . The roadways adjacent to the subject lands are currently owned and maintained by the Ada County Highway District (ACHD). This service will not change. . The subject lands are currently serviced by the Meridian School District #2. This service will not change. . The subject lands are currently serviced by the Meridian Library District. This service will not change and the Meridian Library District should suffer no revenue loss as a result of the subject annexation. Municipal, fee-supported, services will be provided by the Meridian Building Department, the Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary Services Company. . "Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, Goal N, Objective D, Action 2) The applicant is proposing direct access to Locust Grove Road and McMillan Road. The subject property has approximately 350 feet offrontage on McMillan Road and 225 feet offrontage on Locust Grove Road. Other than the adjacent arterials, this site does not have frontage on a public street. However, a public street out to McMillan Road is proposed to the west in Portico Place Subdivision. The proposed driveway into this site from McMillan Road would be approximately 85-feet west of the public street proposed in Portico Place, and approximately 315 feet from the Locust Grove/McMillan intersection. The Locust Grove/McMillan intersection is scheduled for significant improvements in ACHD 's Five Year Work Program. Staff believes that at a maximum the applicant be allowed one right-in/right-out access to Locust Grove Road, located at the north property line and no direct access to McMillan Road (subject to ACHD approval.) Staff is further recommending that the east-west drive aisle for this property be extended to the east property line, and that a cross-access easement be provided to the parcel to the east. Staif will condition the adjacent parcel, when they request annexation, to extend this driveway to the public street proposed in Portico Place and reciprocate the cross-access easement. See Analysis below for more i1'!formation. . "Require appropriate landscape and buffers along transportation corridors (setback, vegetation, low walls, berms, etc.)." (Chapter VII, Goal N, Objective D, Action 4) Locust Grove Road and McMillan Road are both designated arterials on the Comprehensive Plan Future Land Use Map. McMillan Road is also designated as an entryway corridor. By City Ordinance, 35-foot wide landscape buffer is required along entryway corridors and a 25-foot wide buffer is required adjacent to an arterial (UDC-1l-2B-3A-l). Said buffers will be required by the City with CZC review and approval. . "Require all commercial businesses to install and maintain landscaping." (Chapter V, Goal III, Objective D, Action 5) The applicant is not specifically proposing to install any landscaping with the subject annexation and zoning application. The applicant will be required to construct landscaping along Locust Grove and McMillan Roads, internally and around the perimeter of the site with CZC review and approval. . "Plan for a variety of commercial and retail opportunities within the Impact Area." (Chapter VII, Goal 1, Objective B) Woodland Springs Professional Park - AZ-06-054 PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21,2006 Staff believes that the proposed zone, which allows office uses, does contribute to the variety of uses in this area. Staff finds that the proposed L~O zoning designation is harmonious with and in accordance with the Comprehensive Plan, as amended by Resolution No. 04-454, if the Commission and Council believe the zoning is appropriate. Staflrecommends that the Commission and Council rely on staff's analysis, other agency/department comments, and any other comments received regarding the appropriateness of zoning this site for office users). 9. ZONING ORDINANCE a. Zoning Schedule of Use Control: UDC Table ll-2B-2 lists several uses as permitted and conditional uses in the L-O zoning district. UDC 11~5B-l requires that Certificates of Zoning Compliance be obtained prior to construction and commencement of said types of uses in order to ensure compliance with all applicable provisions of the UDC. b. Purpose Statement of Zone: The purpose of the L-O zone is to permit the establishment of groupings of professional, research, executive, administrative, accounting, clerical, stenographic, public service and similar used which shall not involve heavy testing operations of any kind or product manufacturing of such a nature to create noise, vibration or emissions of a nature offensive to the overall purpose of the District. 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation: Legal Description: The annexation legal description submitted with the application (prepared on October 12, 2006, by Michael S. Byrns, PLS) shows the property within the existing corporate boundary of the City of Meridian. Concept Plan: Staff is generally supportive of the proposed concept, labeled as "Site Development Plan." However, due to the scheduled improvements to the Locust GroveIMcMillan intersection, the submitted concept plan may not be feasible to build. ACHD Staff has commented that they are currently working on a concept study for this intersection design. Considerations will need to be made for the potential impacts that the intersection improvements will have on the ultimate area that is able to be developed on this site. One of the concept plans ACHD is working on looks at the potential of buying this entire site for drainage. ACHD is also considering a concept study which relocates the Lemp Canal to the north side of McMillan Road. At a minimum, Staff believes that ACHD will require right-of.way which will significantly impact the layout as depicted on the Site Development Plan. Staff believes that, at worse case, the entire site be zoned for office uses and then wholly obtained by ACHD as part of their intersection improvement project. Because Staff believes the submitted concept plan is not a feasible plan for this site, it should not be approved as part of the annexation. However, there are some concepts that Staff believes should be made into Development Agreement provisions which apply to redevelopment of this site. Below, Staff has listed such concepts to be included in a development agreement for this property. Uses: Professional and sales offices, laboratories, health care services, and medical clinics are some of the most common principally permitted uses within the requested L-O zone. Staff believes that these principally permitted uses are appropriate for this property and meet the intent of Resolution No. 04-454. However, there are several retail and ancillary commercial uses that can occur in the L-O zone with conditional use permit approval. Therefore, Staff recommends that the City limit the uses which can operate on the site to office/clinic type. This recommendation is intended to protect the neighbors from more intense commercial uses that could potentially take Woodland Springs Professional Park - AZ-06-054 PAGE 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21,2006 place on this property, and to ensure that the intent of Resolution No. 04-454 (light office, low- impact businesses, etc.) is upheld. Access: There are two accesses to the subject site shown on the Site Development Plan. The fIrst driveway, from / to Locust Grove Road, is located at the northwest corner of the subject parcel. The applicant is also showing an access from / to McMillan Road located at the southeast comer of the subject parcel. The subject property has approximately 350 feet of frontage on McMillan Road and 225 feet of frontage on Locust Grove Road. Other than the adjacent arterials, this site does not have frontage on a public street. However, a public street out to McMillan Road is proposed to the west in Portico Place Subdivision. The driveway into this site from McMillan Road would be approximately 85-feet west of the public street proposed in Portico Place, and approximately 315 feet from the Locust Grove/McMillan intersection. The Locust Grove/McMillan intersection is scheduled for significant improvements in ACHD's Five Year Work Program. ACHD Staff has commented that they are currently working on a concept plan for how the intersection should be improved (see Concept Plan Analysis above). Because this property has a limited amount of frontage and because a public street is being constructed just to the east, Staff believes that the applicant be allowed one right-inlright-out access to Locust Grove Road, located at the north property line and no direct access to McMillan Road (subject to ACIID approval.) Staff is further recommending that the east-west drive aisle for this property be extended to the east property line, and that a cross-access easement be provided to the parcel to the east. Staff will condition the adjacent parcel, when they request annexation, to extend this driveway to the public street proposed in Portico Place and reciprocate the cross-access easement Landscaping: The Applicant has proposed approximately 0.75 acres (32,825 square feet) of landscaped area including, but not limited to, the landscape buffers along Locust Grove Road and McMillan Road. The Applicant's concept plan also depicts planter islands within the parking lot. Landscaping buffers are proposed along the north and east boundaries of the subject property, which abuts a residential district. UDC ll-2B-3 requires a minimum of 20-feet of landscaping buffer between L-O and residentially zoned properties. The Applicant may be required to construct 20-foot wide landscape buffers along said property lines, with CZC applications in the future. Landscaping within the land use buffers should be installed in accordance with UDC 11-3B-9C. Staff will ensure that the required buffers are installed and the parking lot is improved with landscaping in accordance with the UDC requirements prior to issuance of any Certificates of Zoning Compliance. Parking: The Applicant's concept plan illustrates 88 parking stalls. As mentioned above, Staff believes that a large portion of this site may be used for right-of-way as part of the Locust Grove Road/McMillan Road intersection proj ect. Staff will ensure that all parking requirements are complied with, with the issuance of any Certificates of Zoning Compliance. UDC Table 11-3C-l requires 90-degree parking stalls to be 19-feet long, adjacent to 25-foot wide drive aisles. Compact stalls may be reduced in depth by an additional two feet. UDC ll-3A.17 A requires sidewalks to be at least 5-feet wide. When a bumper overhangs onto a sidewalk or landscape area, parking stall dimensions may be reduced two feet (2') in length if two feet (2') is added to the width ofthe sidewalk or landscaped area (UDC ll-3C-5B-4). Building Details: The Applicant is proposing to construct up to three office buildings. Each building will house two units, for a total of six businesses. The proposed total gross floor area for the site is 14,000 square feet. Staff is supportive of the elevations submitted which show single story office buildings with a majority of the front fayade being constructed with stone. See Exhibit A-3 for sample building elevations. Woodland Springs Professional Park - AZ-06-054 PAGE 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21,2006 Multi-use Pathway: On the Comprehensive Plan Future Land Use Map, a multi-use pathway is depicted near this property. A multi-use pathway, along McMillan and/or Locust Grove Road may be required adjacent to this site. Hours of Operation: Consistent with previous Commission actions, Staff is recommending that the hours of operation for businesses on this site be limited through a Development Agreement from 6 am to 10 pm. Certificate of Zoning Compliance: The purpose of a Certificate of Zoning Compliance (CZC) permit is to ensure that all construction, alterations and/or the establishment of a new use complies with all of the provisions of the UDC before any work on the structure is started and/or the use is established (UDC 11-5B-1A). To ensure that all of the development agreement provisions are complied with, the applicant will be required to obtain CZC approval from the Planning Department prior to building construction, and all improvements must be installed prior to occupancy. Development Agreement: UDC ll-5B-3D2 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. To ensure that this project builds out consistent with the Comprehensive Plan and the elevations submitted with the annexation application, Staff recommends that the applicant enter into a Development Agreement with the City. Prior to the annexation ordinance approval, a Development Agreement (DA) shall be entered into between the City of Meridian, property owner(s) (at the time of annexation ordinance adoption), and the developer. The Applicant shall contact the City Attorney, Bill Nary, at 888- 4433 to initiate this process. b. Staff Recommendation: Staff recommends approval of Az..06-054 for the Woodland Springs Professional Park Annexation as presented in the staff report for the hearing date of December 21, 2006, based on the Findings of Fact listed in Exhibit C, and subject to the development agreement provisions listed in Exhibit B. 11. EXHmITS A. Drawings 1. Vicinity Map 2. Conceptual Site Development Plan (not approved) 3. Sample Elevations B. Development Agreement Provisions C. Legal Description D. Required Findings from Unified Development Code E. Memo from ACHD Woodland Springs Professional Park - AZ-06-054 PAGE 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21,2006 A. Drawings 1. Vicinity Map Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21,2006 2. Conceptual Site Plan ~. i i j j i I , ! I i ! I I i ! f q 'I. ~, II i41ff II 11 .' ~, II !I. ! .~ i! !IU i ;55~ b ~ i ~-~#!( I' 9.d'*:~ ~t~ iij- i iltjJ 1~1I1 i ~ot ~'I I ,~~~~i I I\,;-':~L~ , .' , , , i lrilri~~~ ! ~~!,~ I l'-!fii <'4i *,..._ ~"~"~.,j~..~.~~~.._~~_":~.~..;--o.i'_~"___~_ ~.~&___.._ ~ i Exhibit A CITY OF MERIDIAN PLANNING DEP AR TMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21, 2006 3. Sample Elevations Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21,2006 Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21,2006 B. Development Agreement Provisions 1. The annexation legal description submitted with the application (dated October 12, 2006, and prepared by Michael S. Byrns, PLS) shows the property as contiguous to the existing corporate boundary of the City of Meridian. 2. Prior to the annexation ordinance approval, a Development Agreement (DA) shall be entered into between the City of Meridian, property owner (at the time of annexation ordinance adoption), and the developer. The applicant shall contact the City Attorney, Bill Nary, at 888-4433 to initiate this process within 12 months of City Council approval of the annexation request. The DA shall incorporate the following: · That no alterations, expansions, reconstructions or other enlargements to the existing single- family structures will be permitted except through a Certificate of Zoning Compliance (CZC) and except where 1) the use of the structure changes to a use consistent with this Development Agreement, 2) the structure shall meet all applicable development standards such as setbacks, frontage, height, etc. of the L-O zone, and 3) the structure shall be modified to be consistent with the elevations submitted with the annexation application. · That no building or other structure shall be erected, moved, added to or structurally altered, nor shall any building, structure or land be established or changed in use without a Certificate of Zoning Compliance (CZC). · That all parking areas, drive aisles, landscaping, sidewalks, lighting, signage, building height and building setbacks for this development shall comply with the applicable provisions set forth in the Unified Development Code. · 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 the following shall be the only allowed uses on this property: principally permitted uses within the L-O zone. No ancillary commercial uses or other conditionally allowed uses shall be allowed on this property. · That the hours of operation shall be limited to 6 a.m. to 10 p.m.. · That up to three office-type buildings may be constructed on this site. That said buildings shall be limited to a single-story. Each building(s) shall have some stucco and stone accents. · That a 25-foot wide landscape street buffer will be constructed adjacent to Locust Grove Road and that a 35-foot wide landscape street buffer will be constructed adjacent to McMillan Road, located entirely outside of the right-of-way, prior to occupancy of any buildings on this site. · That a 20-foot wide land use buffer will be constructed along any boundary that is adjacent to a residential district. This condition shall be applied at the time of Certificate of Zoning Compliance review and approval. · That vehicular access to this site shall be restricted to one right-in/right-out driveway to Locust Grove Road, located at the north property line, if/as approved by ACHD. Direct lot access to McMillan Road shall be prohibited. · That the future east-west drive aisle be extended to the east property line. Prior to issuance of the fIrst CZC on this site, a copy of a recorded cross-access easement be provided, which grants access to the parcel to the east to use said drive aisle out to Locust Grove Road. (NOTE: Staff intends to condition the adjacent parcel to the east, when they request annexation, to extend this driveway to the public street proposed in Portico Place further to the west and reciprocate the cross-access easement to the subject property.) Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21,2006 · That the applicant shall be required to install any and all sewer mains, water mains and/or fire hydrants that are deemed necessary during construction plan review. · That the Applicant will be responsible for all costs associated with the sewer and water service extension. · Any existing domestic wells and/or septic systems within this project will have to be removed from their domestic service, per City Ordinance Section 5-7-517, when services are available from the City of Meridian. Wells may be used for non-domestic purposes such as landscape irrigation. · Prior to issuance of Certificates of Zoning Compliance for construction of any new buildings, the Applicant shall submit a recorded cross-access and parking easement between the neighboring properties. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 2J, 2006 C. Legal Description -. "I ",' .. . .' I!.'. ' .1.. . '~ 1< :,'1" i), :; <, , l [id... d..... bad i~,"B4.""ot~w.UMfeetvf.~~ofthe~q~()f ...___~;Ot..S~29111. .'. .""" ',,"'J ~BoiaI~Ada; tI!__... 1diabo: ~ . .. -'. ...'. .'. '.'." .' '.' . .~. .~~_~~_, ._.r. ~. .~.." . · I:.....~, f.......1OUth; ...-- of the ...i... ,~_:, '..,t.'lonR!ro .~'~~....o ~ftlI W1!l!R-"I.__.,' ..... " '29 T~.''''''~.l EQtoBoiaeM~the PorNt~;" .Q;"" oj . .... .' -. ....... .. .' ..... ~~~.,B,264.01_i.....W_, line of the soutbw.4~oftho 8Q~\""otd1esoutbw.t:'" ~srI2~14"EI396.01 feet~."'d&elUuth liheofthe~q\IIl:'ter ofthe-... qparteIr oithe ~.~ ~i~~J;4"W. ~.Ol k:""__:"1ineoftb.~quarttlr :_Jlti!~.~ oftheSOU4t~=: ..001 tbefOUth line oftbei~eSt ~ot-kttJuhoit quarter <JttJw;- _ :w-.c~ _. - ~tatr::I~-Jl4'?W. 3%.01 fieot:...._~tin.,.oftbe southweitquanerof ~_..np.torofthe SO\lthwelt~;l:oidte POINT OF BBGINNING. 1h ..tioo-~..J.I-.I . 240 ",. , ,- .', e__"~~,*"",~,,,,! QorltIins . .~.~.... ~":W_~Q(ri&bts-of~watOf~OI~. ~~-~o'reoonI. ~-t",..:..:~.....".." .~~Ietll a=1 ~ ~"';'jJ P.IA"'''~~ el~," l!'!'''''!''''''''fl!l'' : lfi] L,,,,~,,~,,,!,,..'!'i ... ~;;"""1:;'!1I'";. . ~l t;a 4~$_t ~- '. . - .,'"' I < . . , '.", RiVl. :,!"-,- ':,.: .., . ; .... oct t9_~~~~; :: n;' i ....~~, Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF DECEMBER 21,2006 s.ctkin . .r..... 4.~."'.' Eaet,. ao.. Marir:IM ,~'c:a, atMericRn 0I'dn8nct No. arder Oate.. ~ f1.t"~ - . . . JO ~ e'i . . . . '. .~CALE: t''it;lt}O' . ,...,. '~1\S0ro !!d ! 1)\.. .. ,Jo ~-' I . . ~\.le\.\C 500 100 tiaE.fl,.\O\fl,.~ of.~"{' ~I ~ i:lJ . \NOp.~ ~lll '2'- S89 . 1'4 E ~. I 396.01' . I II I ..J I W I 16030 E. tvh:Millon Rood ;,: I ,.... r Parcel HS0529336175 . Iii ...,. 2.40 Acres at' i! I Z t I I ~ L__ .w upos -~:~ 396.01' 2257 .10~ .~9 NI$9"~14"W N89'~'14"W .J2. I ,---- -- -- Rooa- ....,... ~. McMillen - --- " ..... ~j-" 0....... , NO. 411.:='PUG6' =.,... ,... PIle. ___ ........-.........-- Exhibit C ~legend m Section Corn er ~ Quarter Comer J2 o Property Corner Section Line Property Boundary ----Right-ot-Way Litie Amexation Exhibit 1b'aIn.~ he. . ... e. -...n .............\....., PRO\JECT NO.6066704.00 DATE:. '1P/12I06 .BYl m., SCAl..e 1'-100' 8HSI!tNO.lof 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 15,2006 D. Required Findings from Unified Development Code 1. Annexation Findings: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an aunexatiou and/or rezone, the Council shall make the following findings: a. The map amendment complies with the applicable provisions of the Comprehensive Plan; The applicant is proposing to zone the subject property L-O (Limited Office). Staff finds that the proposed zoning map amendment generally complies with the applicable provisions of the Comprehensive Plan, if the Commission and Council find that the zoning designation of L-O is appropriate for this site. Please see Comprehensive Plan Policies and Goals, Section 8, of this Staff Report. b. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds that medical and dental offices / clinics are allowed within the requested zoning district of L-O as a Principally Permitted Uses. Staff fmds that all UDC regulations shall be complied with in the future, as this site develops. c. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff recognizes that traffic and noise may increase with the approval of this proposal. However, Staff does not believe that the amount generated will be detrimental to the general welfare of the public. 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. d. 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 delivery of services by any political subdivision providing services to this site. e. The annexation is in the best of interest ofthe City (UDC 11-5B-3.E). Staff finds that all essential services will be provided by the developer to the subject property and will not require unreasonable expenditure of public funds. Additionally, the applicant is proposing to develop the land in general compliance with the City's Comprehensive Plan; this is a logical expansion of the City limits. Therefore, Staff believes that Annexation and Zoning of this property would be in the best interest of the City, if the Commission and Council find that the zoning designation of L-O is appropriate for this site. Exhibit 0 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 15. 2006 E. Memo from ACHD . , :,,:; ,,' John s. Fr~fll1iildent ~A. MclCee, UliM flrtIiiIden: DlM Iivft, 2nd Wie~ .$hieny R. Htiber. Qll:~;Wi.:nt . ~w.~~ .." ..... ~~,~... TO: '.~ Developr",~O. ''''_1604 ... .1C((Iho. FaI8, IQ'SMOS OWNER;~u.c e. Faitvtew.tit01 .ID'~ $U8iIEQT,-~ .... f$, MCMillan AItEX&Reane: R--1,1OL..o ::~.,' ""~~..1fW!' appIcation-..~ r&fEN9nced devetopntent . i .. '. ..~FACT. · .~.'IteaCt.~,~.with2 travel' Ianet. "isboUlderc. and no curb. g~. .............. . .... . · McII_Aoaf....~_~.., rifthf~.....' ~*;Ilite\ .Tflj~....~~_..~6f~Sl~'.~was9.eo1 VIO. · loQutt;Qrf)ye ~'il5.~~._2 ~,~~$hOutders. and OOetirb, · '=-~~='Cf~~"',,_~, . .lJt6;"'cotriw~ e...Road'$outhofC~on!~was 5;820 VTD. · ."..i "I~'"''.''''' ---~~""i,"'., . .plJirlnltlClInt ... .'In_~""'_""M'" '1.;;.'~~~wIIlb8 '4J:".~-'~;JJ.""~,~~'f.___needto be""" ;~"..'d8_.~[IfD~'J1r.'iiI"L"".,". .~~~ .~&~~~~ .....~,f'i,,,,.,,,....M ';:'.. .,,:::...,..., :t~KMmer '.". ",.' " . . ,,' :*V. ,;. .- .' . ,tagitt .....' .... .'. " . . 11Mo~~-==~"~}118ln:.- ~~~~ ..L. ...__may · ~"__CJf~on~ :t'oti;"'~~:..Hri~ :.wi:' , ....e:.." 'I , . ; " .=-4~~::'~:"" ,to::::r~,:mno::th~~ '1W~;~;~.~jd&I:_'~'.#.~~'.N~;~~'~9d"ld" Exhibit E CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 15, 2006 of a combined accesa point to 8 collector or arteriel street is impractical, the District may consider direct access points. Ac:c:e6s points for proposed developments at intersections should be located as far from the intensection as practical, and in no case closer 1han as illustrated on Agll'872.F4, unless a waiver for the 8C08SS point has been 8pproyed by the District commission. · Graveted driveways abuttingpubllc streets create maintenance problems due to gravel be4ng tracked onto the roadway. In accordance with District policy. 7207.9.1, the applicant shOuld be required to pave the driveway its full width and at least 3O-feet into the site beyond the,ecIge of pavement of the roadway and install pavement tapers with 15-foot radii abutting the existing ~y~e. . · DistrIct poliGy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles to a maximum width of S6-feet. Most coml118l"Cial driveways will be constructed as, curt> cut type fadlltles if loeated on toeal streets. Curb return type driveways with 1 s..foot radii will be required for driveways accessing coltector and arteriaJ roadways. . Staff recommends that the applicant an(Uor'representatlve schedule a pre-apptication meeting with Diitrict Staff prior to design and submittal of a tonnal development appllcatlori. Pleaae feet free to contact me if you have any questJons or COncen1$ (208)387-6187. Sincerely, Andrew Mentzer Planner I RIght-of-Way & Development SerYk:es MAZ.06-054 Exhibit E '" & 0tge~ W\ 0 ~ 1r\ (\t\ s\') , I) \r\ r1 ~~~~t,,,- ~ tJ.o~d~ ~ John S. Franden, President Carol A. McKee, 1st Vice President Dave Bivens, 2nd Vice President Sherry R. Huber, Commissioner Rebecca W. Arnold, Commissioner November 21st 2006 TO: Morgan Development Inc. PO Box 1604 Idaho Falls, ID 83403 NOV... ',-., ) OWNER: RMC Construction LLC 2053 E. Fairview #101 Meridian, IDB3642-- =_- SUBJECT: MAZ-06-054 1630 E. McMillan ANNEX & Rezone: R-1 to L-O The Ada County Highway District has reviewed your application for the above referenced development and determined the following FINDINGS OF FACT: · McMillan Road is currently improved with 2 travel lanes, paved shoulders, and no curb, gutter, or sidewalk abutting the site. · McMillan Road currently has 55-feet of right-ot-way abutting the site. · The traffic count for McMillan Road west of Eagle Road on OS/20/2003 was 9,601 VTD. · Locust Grove Road is currently improved with 2 travel lanes, paved shoulders, and no curb, gutter or sidewalk abutting the site. · Locust Grove currently has 62-teet of right-of-way abutting the site. · The traffic count for Locust Grove Road south of Chinden on 06/08/2005 was 5,820 VTD. · The intersection of McMillan Road and Locust Grove Road is slated for significant improvement in the District's Five Year Work Program. All legs of the intersection will be widened, and a signal will be installed. Additionally, considerations will need to be made for the impacts and ultimate location of the Lemp Canal (which currently crosses diagonally under the intersection). A concept study is currently underway to address the 'des-;grforthis intersectfon;- Allpolicy7mplicatitins -listed hereafter in--this reporfilie purely for reference, and any specific questions regarding ACHD's activity adjacent to this site should be directed to the project manager for the noted FYWP project (Kendall Kemmer (208)387-6130). This application is for a rezone only. Listed below are some of the relevant policies that the District may administer when it reviews a future development application (additional policies may be considered with a specific redevelopment application): RELEVANT POLICIES: · District policy requires 96-feet of right-at-way on arterial roadways (Figure 72-F1 B). This right- at-way allows tor the construction of a 5-lane roadway with curb, gutter, 5-toot concrete detached sidewalks and bike lanes. · District policy 7207.8 states that direct access to arterials and collectors is normally restricted. The developer shall try to use combined access points. if the developer can show that the use Ada County Highway District · 3775 Adams Street · Garden City, ID . 83714 . PH 208 387 6100 . FX 345-7650 . www.achd.ada.id.us MAZ -06-054 -<" of a combined access point to a collector or arterial street is impractical, the District may consider direct access points. Access points tor proposed developments at intersections should be located as far tram the intersection as practical, and in no case closer than as illustrated on Figure 72-F4, unless a waiver for the access point has been approved by the District Commission. · Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207.9.1, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway and install pavement tapers with 15-foot radii abutting the existing roadway edge. · District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles to a maximum width of 36-feet. Most commercial driveways will be constructed as curb- cut type facilities if located on local streets. Curb return type driveways with 15-foot radii will be required tor driveways accessing collector and ar!~~_at rg.l!d""Y~Yfj_."~ _ _ _ __ _ .- ---.- '". -- =----...... -----,.:..;--.~....:--- -'----._, "--" --. .- -.-.-- ---. . .- Staff recommends that the applicant and/or representative schedule a pre-application meeting with District Staff prior to design and submittal of a formal development application. Please teel free to contact me if you have any questions or concerns (208)387-6187. Sincerely, \t '-kh Andrew Mentzer "'" V ~ V7 Planner I Right-of-Way & Development Services MA7 -OR-OfiA.