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Home My WebLink AboutLochsa Falls Office / Commercial Addition December 18, 2006 MERIDIAN PLANNING & ZONING MEETING APPLICANT Farwest, LLC RZ 06-008 December 21 , 2006 8 ITEM NO. REQUEST Continued Public Hearing from November 2, 2006- Rezone of 8.96 acres (Lots 41-45, Block 49, Lochsa Falls Sub. No. 12) from R-4 to C-N zone for Lochsa Falls Office! Commercial Addition- south of Chinden Boulevard and west of N. Linder Road AGENCY COMMENTS CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY See Previous Item Packet / Attached Minutes See Attached Staff Report CITY POLICE DEPT: ~aomt(lUli/ Approval -Iv ~/ L' CITY FIRE DEPT: D2- Dm ([V 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: --fT;:; , Contacted:..J!'ilJ~ ~~ Dale: Id/lq~ Phone: ~5'3_';)'5iS- Emailed: ~d(,Jn(1or{? ......QOI\ ~..Q.r0 (OUro-COM Staff Initials: $ Materials presented at publiC meetings shall become property of the City ot Meridian. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5,2006 STAFF REPORT TO: Hearing Date: 10/5/06 Planning & Zoning Commission --...U /,.~m ,jJI VYLOridi:n't \ \ IlM.HO i '':f' ,r ~ ~ .. J" .J" ......_!!!~)..-'l.. ,lr&l. FROM: Sonya Watters Associate City Planner Meridian Planning Department 884-5533 SUBJECT: Lochsa Falls Office/Commercial Addition (Lots 41-45, Block 49, Lochsa Falls Sub. 12) . RZ-06-008 Rezone of 8.96 acres (Lots 41-45, Block 49, Lochsa Falls Subdivision No. 12) from R-4 (Medium-low Density Residential District) to C-N (Neighborhood Business District) zone. RECEIVED DEe 1 4 2006 City Of Meridian City Clerk Office . MCU-06-002 Modification of the Conditional Use Permit approved for Lochsa Falls Subdivision to remove the requirement for detailed conditional use permit approval on Lots 41-45, Block 49, Lochsa Falls Subdivision No. 12. 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Farwest, LLC, is requesting approval to rezone Lots 41-45, Block 49, Lochsa Falls Subdivision No. 12, from R-4 (Medium-low Density Residential District) to C-N (Neighborhood Business District) so that the zoning will reflect the future commercial uses. Four of the subject lots (Lots 42-45) were conceptually approved in 2002 for office uses and one was conceptually approved for commercial use (Lot 41) through a land use exception under the Planned Development for Lochsa Falls Subdivision. In addition to the rezone application, a modification to one of the conditions within the approved conditional use permit/planned development (CUP- 02-012) is also being requested to be removed by the applicant. Currently CUP-02-012 requires detailed conditional use permit approval on these lots. The applicant is proposing to remove this requirement for CUP approval. The site is located on the south side of Chinden Boulevard, west of N. Linder Road. The subject property is within the Urban Service Planning Area and within the current city limits. These lots are within the existing Lochsa Falls Subdivision No. 12 plat. 2. SUMMARY RECOMMENDATION The subject applications (RZ-06-008 and MCU-06-002) were submitted to the Planning Department for concurrent review. Staff has provided a detailed analysis regarding the requested Rezone and Conditional Use Permit Modification applications below. The Planning & Zoning Commission should make a recommendation to City Council on the requested Rezone and Conditional Use Permit Modification applications. Staff recommends that Lot 41 be rezoned as requested to the C-N zoning designation but that Lots 42-45 be rezoned to L-O for the following reasons: 1.) The Development Agreement approved for this subdivision allows for the construction and development of 11 office buildings and 1 commercial building" (Note: Staff interprets "buildings" to mean "lots") for the commercial portions of the development. Since the C-N zone would allow for office uses as well as restaurant, retail, and a number of other non- office uses, the uses allowed in the C-N zoning designation would not comply with those Lochsa Falls Office Park RZ-06-008 & MCU-06-002 PAGE 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5,2006 approved in the Development Agreement. 2.) The Planned Development was approved with office uses on Lots 42-45 and commercial use on Lot 41. Staff has discussed with the applicant the option of applying for a modification to the Development Agreement and Conditional Use PermitlPlanned Development to change the requirement for "11 office buildings and 1 commercial building" to "commercial lots," which would comply with the C-N zoning designation; however, the applicant does not wish to do so and would rather pursue the zoning designations as Staff has recommended herein.. Staff is recommending approval of a Rezone to C-N on Lot 41 and to L-O on Lots 42-45 instead of the requested overall C-N designation, and approval of the requested Conditional Use Permit Modification to remove the requirement for detailed conditional use permit approval on Lots 41-45. Please see Sections 8 and 9 of the Staff Report for detailed analysis, and the Findings listed in Exhibit D of the Staff Report. 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-06-008 and MCU-06-002 as presented in the staff report for the hearing date of October 5, 2006, with the following modifications to the conditions of approval: (Add any proposed modifications.) I further move to require the applicant to submit new legal descriptions for the L-O and C-N properties, as outlined in the Staff Report. Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Numbers RZ-06-008 and MCU-06-002 as presented during the public hearing on October 5, 2006, for the following reasons: (State specific reasons for denial of the development agreement modification and/or preliminary plat request.) Continuance After considering all staff, applicant and public testimony, I move to continue File Numbers RZ-06-008 & MCU-06-002 to the hearing date of (insert continued hearing date here) for the following reason(s): (State specific reason(s) for a continuance.) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: South side of Chinden Boulevard, approximately 700 feet west ofN. Linder Road; Section 26, T4N, Rl W. b. Owner: Lochsa Falls, LLC 4487 N. Dresden Place, Ste. 102 Garden City, ill 83714 c. Applicant: Farwest, LLC 4487 N. Dresden Place, Ste. 102 Garden City, ill 83714 d. Representative: Justin Martin e. Present Zoning: R-4 f. Present Comprehensive Plan Designation: Mixed Use - Community Lochsa Falls Office Park RZ-06-008 & MCU-06-002 PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5, 2006 g. Applicant's Statement/Justification: The applicant states that the proposed rezone of the subject lots from RA to C-N zone that were originally approved for commercial office uses with the Planned Development for Lochsa Falls Subdivision will be less confusing for prospective buyers, sellers, and anyone involved in the development of this land and will allow for small-scale retail as well as office uses. The applicant further states that the proposed modification of the conditional use permit/planned development to remove the requirement for detailed conditional use permit approval would reduce the number of unnecessary public hearings for both the Planning Commission and prospective buyers of the subject properties while still allowing for design review by Staff with the Certificate of Zoning Compliance application (please see applicant's submittal letter). 5. PROCESS FACTS a. The subject application will in fact constitute a rezone and modification to the conditional use permit/planned development as determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11, a public hearing is required before the Planning & Zoning Commission and City Council on this matter. b. Newspaper notifications published on: September 18 and October 2, 2006 c. Radius notices mailed to properties within 300 feet on: September 8, 2006 d. Applicant posted notice on site by: September 25, 2006 6. LAND USE a. Existing Land Use(s): Vacant land. b. Description of Character of Surrounding Area: The area along this portion of Everest Lane (private lane) is developing with office uses. Residential uses to the south and west of the site are rapidly being constructed. c. Adjacent Land Use and Zoning: 1. North: Currently agricultural land, approved Knight Sky Estates Subdivision, zoned R-4, TN-C and C-C. 2. East: Currently agricultural land, approved Knight Hill Subdivision, zoned C-G. 3. South: Single-family residential in Lochsa Falls Subdivision, zoned R-4. 4. West: Future office buildings in Lochsa Falls (Hastings) Subdivision, recently rezoned to L-O. d. History of Previous Actions: - On January 21,2003 the City Council voted to annex this property into the City of Meridian with an R-4 zoning designation (AZ-02-010). - On January 24, 2003, a Development Agreement (DA) was recorded (Instrument # 103012598) for this property. Section 4, Uses Permitted by this Agreement, of said DA allows the construction and development of 856 single family dwellings, 171 multiple family dwellings, 11 office buildings, 1 commercial buildings, 1 city park, 1 private park, and 1 future fire station lot, consistent with the Preliminary Plat and Conditional Use Permit. (Staff interprets the office & commercial "buildings" to mean "lots".) - On December 17, 2002, the City Council approved a Preliminary Plat (PP-02-009) for Lochsa Falls Subdivision containing the subject property. p- On December 17, 2002 the City Council approved a Conditional Use Permit!Planned Lochsa Falls Office Park RZ-06-008 & MCU-06-002 PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5, 2006 Development (CUP-02-012) for Lochsa Falls Subdivision containing the subject property. This allowed for a land use exception under the old Meridian City Code for office and commercial uses in the R-4 zone in certain areas specified on the Planned Development conceptual site plan. Condition of Approval A.3. of CUP-02-012 states: "The office lots in Block 1 and the officetcommerciallots in Block 54 shall be required to apply for a detailed Conditional Use Permit prior to submitting for building permits. Staff recommends each of these two (2) areas be submitted as an overall detailed Planned Development, which upon approval, would allow each individual lot/building to apply directly for a building permit if in conformance with the overall PD concept." The conceptual site plan for this development was approved with office uses on Lots 42-45 and a commercial use on Lot 41. - On September 7, 2004, the City Council approved the final plat for Lochsa Falls Subdivision No. 12. (NOTE: The two commercial lots directly to the west of the subject lots, Lots 46 & 47, are also within Lochsa Falls Subdivision and were recently rezoned to L-O as well. Lots 46 and 47 were also re-subdivided, and a Conditional Use Permit (CUP-06-008) was approved for the construction of eight buildings on theses lots consisting of a total of approximately 38,500 square feet of office space.) e. Existing Constraints and Opportunities: 1. Public Works Location of sewer: There is a sewer main in Everest on the south side of this property. Location of water: There is a water main in Everest on the south side of this property. Issues or concerns: None. 2. Vegetation: Nt A 3. Flood plain: Nt A 4. Canals/DitchestIrrigation: The Simpson Lateral which runs through Lot 43 on this site has been tiled. All other irrigation ditches, laterals and canals that bisect or lie within this site should be covered. 5. Hazards: None 6. Proposed Zoning: C-N 7. Size of Property: 8.96 acres f. .Landscaping: 1. Width of street buffer(s): 35-feet along Chinden. This landscaping has already been installed. 2. Width ofbuffer(s) between land uses: NtA 3. Percentage of site as open space: Nt A 4. Other landscaping standards: Other landscaping standards will be evaluated with future CZC applications on this site. g. Summary of Proposed Streets and/or Access: A common area landscape buffer lot separates Lochsa Falls Office Park RZ-06-008 & MCU-06-002 PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5,2006 the subj ect commercial lots from Chinden Boulevard and no direct lot access to Chinden Boulevard is proposed or approved. Access will be provided from existing curb cuts on W. Everest Lane, a private street. 7. COMMENTS MEETING On September 15, 2006, Planning Staff held an agency comments meeting. The agencies and departments present include: Meridian Fire Department, Meridian Police Department, Meridian Parks Department, Meridian Public Works Department, and the Sanitary Services Company. No significant comments were received from any agencies or departments. Staff has included all comments and recommended actions as Conditions of Approval in the attached Exhibit B. 8. COMPREHENSIVE PLAN POLICIES AND GOALS The 2002 Comprehensive Plan Future Land Use Map designates the subject property as "Mixed Use Community". ill Chapter VII of the Comprehensive Plan, this designation is defmed in part as an area that is situated in higWy visible or transitioning parts of the City where innovative and flexible design opportunities are encouraged. The MU-C has an upper limit on the square footage of non-residential uses and is intended to allow a focused range of uses in close proximity of residential uses. Staff recommends that the Commission and Council rely on any verbal or written testimony that may be provided at the public hearing when determining the most appropriate zone for this property. The following Comprehensive Plan policies apply to this application (staff analysis in italics below policy): · "Require all commercial businesses to install and maintain landscaping." (Chapter V, Goal III, Objective D, Action item 5) The applicant will be required to construct landscaping which complies with the Unified Development Code, when the future office/commercial buildings are constructed.. A 35-foot wide landscape buffer has already been installed adjacent to Chinden Boulevard. · "Permit new . . . commercial development only where urban services can be reasonably provided at the time of fmal approval and development is contiguous to the City." (Chapter IV, Goal I, Objective A, Action item 6) The subject site can be serviced by the City of Meridian's sanitary sewer and water systems. · Locate new community commercial areas on arterials or collectors near residential areas in such a way as to complement with adjoining residential areas. (Chapter VII, Goal I, Objective B, Action item 5) The future office/commercial uses on these lots will be accessible internally by the residents of Lochsa Falls Subdivision and indirectly by passerbies from Chinden Boulevard. The structures on these lots will be required as a condition of approval on the subject conditional use permit to be compatible in appearance with the surrounding residential properties. Staff finds that the proposal is harmonious with and in accordance with the Comprehensive Plan. 9. UNIFIED DEVELOPMENT CODE a. Zoning Schedule of Use Control: UDC Table 11-2B-21ists several uses as permitted (P) and Lochsa Falls Office Park RZ-06-008 & MCU-06-002 PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5,2006 conditional uses (C) in the C-N & L.O zoning districts. Sample uses in each of these districts are as follows: C-N: Animal care facility (P); indoor arts, entertainment or recreation facility (P); building material; garden equipment and supplies (C); church (P); group daycare (P); drinking establishment (C); [mancial institution (P); private/public education institution (P/C); fuels sales facility (C); health care or social services (P); hotel and motel (P/C); information industry (P); laundromat (P); mortuary (C); nursery or urban farm (C); nursing or residential care facility (C); personal or professional service (P); public or quasi-public use (P); restaurant (P); retail store (P); vehicle washing facility (C); vertically integrated residential project (C); and stealth wireless communication facility (P). L-O: Animal care facility (C); indoor arts, entertainment or recreation facility (C); church (P); daycare center (P); group daycare (P); private/public education institution (P/C); [mancial institution (P); health care or social services (P); hospital (C); information industry (C); light industry (C); Laundromat (C); multi-family development (C); nursery or urban farm (C); nursing or residential care facility (C); personal or professional service (P); public or quasi-public use (P); restaurant (C); vertically integrated residential project (C); wireless communication facility (C); and stealth wireless communication facility (P). b. Purpose Statement of Zone: The purpose of the Commercial Districts is to provide for the retail and service needs of the community in accord with the Meridian Comprehensive Plan. Four Districts are designated which differ in the size and scale of commercial structures accommodated in the district, the scale and mix of allowed commercial uses, and the location of the district in proximity to streets and highways. 10. ANALYSIS a. Analysis of Pacts Leading to Staff Recommendation REZONE ANALYSIS: The applicant is requesting a rezone primarily because City staff requested that the zoning match the future uses on the property. The applicant is currently entitled to office and commercial uses as designated on the previously approved conceptual development plan, subject to Conditional Use Permit approval. The applicant has requested a rezone from R-4 to C-N zone for all ofthe subject lots; however, staff recommends a rezone to L-O for Lots 42-45 and C-N for Lot 41 for the following reasons: 1.) The Development Agreement approved for this subdivision allows for the construction and development of" 11 office buildings and 1 commercial building" (Note: Staff interprets "buildings" to mean "lots") for the commercial portions of the development. Since the C-N zone would allow for office uses as well as restaurant, retail, and a number of other non-office uses, the uses allowed in the C-N zoning designation would not comply with those approved in the Development Agreement. 2.) The Planned Development was approved with office uses on Lots 42-45 and commercial use on Lot 41. Staff has discussed with the applicant the option of applying for a modification to the Development Agreement and Conditional Use Permit/Planned Development to change the requirement for" 11 office buildings and 1 commercial building" to "commercial lots," which would comply with the C-N zoning designation; however, the applicant does not wish to do so and would rather pursue the zoning designations consistent with the approved Planned Development. The applicant held a neighborhood meeting and no one submitted objections or attended the meeting. Lochsa Falls Office Park RZ.06-008 & MCU-06-002 PAGE 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5,2006 Based on the policies and goals contained in the Comprehensive Plan and the Mixed Use Community land use designation on the Comprehensive Plan Future Land Use Map, Staff believes that the rezoning of Lots 42-45 to L-O and Lot 41 to C-N is in the best interest of the City. Please see Exhibit D for detailed analysis of facts and findings. The rezone legal description submitted with the application (prepared on May 22, 2006 by Wayne K. Barber, PLS) shows the property within the existing corporate boundary of the City of Meridian. However, the submitted rezone description only proposes the C-N zone. Prior to the rezone ordinance approval, the applicant should be required to submit new legal descriptions for this property, one for the L-O properties and one for the C-N property~ UDC 11-5B-3D2 provides the P&Z Commission and City Council the authority to require a property owner to enter into a Development Agreement (or modify an existing Development Agreement) with the City of Meridian that may require some written commitment for all future uses. If Council approves the applicant's requested rezone to C-N, Staff believes that a Development Agreement modification is necessary, and the applicant should be required to file a Miscellaneous application prior the rezone ordinance being recorded. If Council approves Staff's recommendation to rezone Lots 42-45 to L-O and Lot 41 to C-N, Staff believes that a Development Agreement modification is not necessary. If the Commission or Council feels additional requirements are necessary, staff recommends a clear outline of the commitments of the developer be required, and be included within the CUP conditions of approval listed in Exhibit B. CONDITIONAL USE PERMIT MODIFICATION ANALYSIS: Based on the policies and goals contained in the Comprehensive Plan and the general compliance of the proposed development with the Unified Development Code, staff believes that a modification to the existing conditional use permit to eliminate the requirement for detailed conditional use permit approval for these lots should be allowed. Please see Exhibit D for detailed analysis of facts and findings. Sidewalk: Per UDC 11-3F-4B2c, sidewalk is required along W. Everest Lane, a private street. Earlier this year at the Planning and Zoning Commission hearing for the rezone and easement vacation for Hastings Subdivision, which is directly adjacent to the site (originally platted as Lots 46 & 47, Lochsa Falls Sub.), the Council required a 5-foot wide sidewalk adjacent to Everest Lane. Sidewalk was not required with the Lochsa Falls preliminary plat, but the Council decided it was appropriate to require pedestrian access within the Hastings development, in the form of a 5-foot wide sidewalk, between the commercial lots adjacent to Chinden Boulevard and the residents of Lochsa Falls Subdivision. The owners of Hastings Subdivision, directly to the west ofthe subject property, agreed to construct a 5-foot wide sidewalk along the north side ofW. Everest Lane on the south boundary ofthe property. As a result, Staff believes that the subject property should also construct a 5.foot wide sidewalk along the south boundary of the property that ties into the sidewalk in the Hastings Development and the sidewalk required within the Knight Hill Center Development to the east (see Exhibit B). Hours of Operation: ill the applicant's submittal letter, the applicant does not address the hours of operation for the proposed development. Since this development is adjacent to residential properties and future uses permitted in the C-N zone such as restaurants could create a noise disturbance to the residents, staff is recommending that the hours of operation for businesses on the lot to be zoned C-N, be limited from 6 am to 10 pm as a requirement of the subject application (see Exhibit B). Staff doesn't feel that a limitation in the hours of operation for the L- o zoned property is necessary due to the less intense uses permitted in that zone. Lochsa Falls Office Park RZ-06-008 & MCU-06-002 PAGE 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5,2006 Building Elevations/Construction Materials: The applicant has submitted some sample pictures for potential buildings for this site (See Exhibit A). All of the building elevations are very different in design (i.e. one story, two story, stucco, stucco with stone accents, wood beams, etc.). Any new structure(s) on this site should be generally compatible in appearance and bulk with the surrounding residential properties and the submitted pictures, as determined by the Planning Director or otherwise approved through a Conditional Use Permit. Note: Future building elevations were approved with the Hastings Development (Lochsa Falls Office Park, CUP-06-008) directly to the west of the site that are one-story and appear to be stucco with some brick or stone accents; the Commission and Council may consider requiring the applicant to maintain this look on this site as well. A Certificate of Zoning Compliance will be required for all new construction on these lots. Since the subject lots are located on an entryway corridor as designated on the Comprehensive Plan, the design standards in UDC 11 ~3A-19C are applicable. This enables Staff a detailed review of the site and ensures that the development will comply with design standards prior to issuance of building permits. b. Staff Recommendation: Based on the above analysis, staff finds the Rezone (RZ) and Conditional Use Permit Modification (MCU) applications substantially conform to the Comprehensive Plan policies and UDC standards. Staff recommends approval of the Rezone of Lot 41 to C-N and the Rezone of Lots 42-45 to L-O, as these zoning designations are consistent with the Development Agreement and Conditional Use PermitIPlanned Development in effect for this site. Staff further recommends approval of the Conditional Use Permit Modification application with the conditions shown in Exhibit B. 11. EXHffiITS A. Drawings 1. Final Plat showing subject lots proposed to be rezoned 2. Sample Elevations of Future Buildings (3) B. Conditions of Approval 1. Planning Department 2. Public Works Department 3. Fire Department C. Legal Description D. Required Findings from Zoning Ordinance Lochsa Falls Office Park RZ-06-008 & MCU-06-002 PAGE 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5,2006 A. Drawings 1. Final Plat showing subject lots proposed to be rezoned (Lots 41-45, Block 49, Lochsa Falls Subdivision No. 12) r"-"~-"""""." .~~~~,~.. -~...\- 1-- -''lll~..:!'''''<<iM''mx"",'''"'_~_.~~~ ~~,\ ~I..o>." o~ LOCHSA FALLS SUBIl/VISrON NO. 12 "PwIWJ1:IV~~l/t~SU:fl\)IIIl'I! '4h"./''''1P.,1111. 1I~.o.:lI.!:alltl"'....,JItOQ .2005 ------ ..-.--_...QLq"---i:1\;-ID1~ Lt}~~r'.1.m#1l U~ 1 ;;""~N\~IT1' I'.JAII:: I:J~:{I:I r:N(ll!II~tIItJlfI.. f~C, ';~)I~!I:fjf.lI~ ~~.rtJ"{'1': 1l.:l(;,f".11)>'J;: ..-.... u~~~_~~_~~~~_~_~ -__:~_~~:..:.:..:.~- ~-.~ - ~_~":'~_:":_:~~;_~~:_=:~~~;::;~~~:'_~'~';- , :i.t~ l~1i :::~ "l~ I ,_z , , , ';~ 11II II ~ !.I; Z1llI r:;-..t.."n,,_n,- ~-_. flfMflOj'fU .J..L:>>r~m '\1;j~.../jI"~'"lJ /.I'):~I 'rnNl-.ol,1;oI!..._,....:o:r:fl/.'..~1 ~1~/t'.II,lU.Iil(IIIII~II""-'l-$'... lI:TlI:(~)I'~....f!A:I;:r...... '\q~~,yflDli MM.jDIIlll>'1.~ ~l~'r-..W.....~l......._(. i:~~~~~~.~~=..:;' I ~-:?~E~:'~'="';."., I ::~~:-~ ~I~ ~~ I ,~ ~~gJ'~ -"~J ~\' I --. .;;.~~;~_:~I!~;.". Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5,2006 2. Sample Elevations of Future Buildings ["^- I Exhibit A CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5, 2006 r Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5,2006 B. Conditions of Approval 1. PLANNING DEPARTMENT 1.1 The applicant shall comply with all previous conditions of approval for Lochsa Falls Subdivision (Development Agreement illst. No. 103012598 and Addendum illst. No. 104022054, AZ-02-01O, CUP-02-012 & PP-02-009) as part of the subject Conditional Use Permit Modification (MCU.06-002) and Rezone (RZ-06-008) approval. 1.2 All future uses on this site should comply with the provisions of the Unified Development Code in effect at the time of building permit submittal. 1.3 All future buildings on this site shall be setback in accordance with ITD's right-of-way requirements for Chinden Boulevard (currently 100-feet from centerline) and the City's requirements for landscape buffers adjacent to Chinden Boulevard (35 feet). 1.4 All future buildings on the site shall substantially comply with the elevations shown in Exhibit A of the Staff Report, as determined by the Director. If it is determined that any future building does not substantially comply with the approved elevations, it shall be subject to Conditional Use Permit approval. 1.5 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). 1.6 All future structures on the subject property, which are adjacent to an entryway corridor (Chinden Blvd.), shall comply with the Design Standards in UDC 11-3A-19C. 1.7 Hours of operation for businesses located in the C-N zone shall be limited from 6 am to 10 pm. 1.8 Prior to the rezone ordinance approval, the applicant shall submit revised legal descriptions and exhibit maps depicting the L-O and CwN zoning designations, as outlined in this report. 1.9 Construct a five.foot wide sidewalk on the north side of W. Everest Lane on the southern boundary of the subject property, as none currently exists. 2. PUBLIC WORKS DEPARTMENT 2.1 This property currently has sewer and water mains installed along its frontage and the mains were sized for the uses being proposed. Public Works has no concerns with the rezone applications. 3. FIRE DEPARTMENT 3.1 The 5 office/commercial lots will have an unknown transient population and will have an unknown impact on Meridian Fire Department call volumes. The Meridian Fire Department has experienced 2612 responses in the year 2004. According to a report completed by Fire & Emergency Services Consulting Group our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5, 2006 C. Legal Description (not approved) DESCRIPTION FOR REZONE LOTS 41 - 45, BlOCK 49 TO ~~..~ ~ " LOCHSA FALLS SUBDMSlON ~ May 22, 2Q06 A PARCEL OF LAND LOCATED IN THE NE 1/4 OF SECTION 28. TOWNSHIP 4 NORTH, RANGE 1 WEST OF THE ,BOISE MERIDIAN, CITY OF MERIDIAN. AD'" COUNTY, IDAHO. BEING MORE PARTICUlARLY DESCRIBED AS FOLLOWS: BEING ALL OF LOTS 41 THROUGH 45. Bt.OCK 4$, OF LOCHSA FALLS SUBDllll810N NO. 12, AS RECORDED IN BOOK 92 OF PLATS, AT PAGES 10958 TO 10980. RECORDS OF ADA COUN'TY, IDAHO. SAlP PARCEL CONTAJNS 8.98 ACRES, MORE OR LESS. WAYNEKBARBER, P.L.S. No. 8448 ,~ ~'#t 40403.REZONE1.DOC 1--- ,..,.~~~ -.. l..llCHSA FALLa SUBDIVISION NO. 12 ~~::!~~~:!-~::~ M 20()~ -- --,._~~z.I=I\\~'5Zl.__.. :!ii~:r~;: .~'?'L-_ -ro:~~,~i,t~1: ;:,l~ ~I~i :~~: ; [ M ~~.I! + ......'I.:S:1..., .l.i:.!dJt.bl ~t 'IW'..rMlJ-"' ....,. --_~...~",~I" l1i1i'1Ll1j........-!M"~I'F ""1Tit"III1i"''III'''~W '_l,IC""''I.I''';''''''~ otoIIJlI1."'iIIt-oo,"".IlI..... ~.......<<l.,nlk'''-..r",... ""<m"lllIl"'I,I4'''.Ij'_.~ ~-::~~ ~~_...., ..........~ "" !II ~ ,.., .. JIIj r-:-~--=-r ~--'.::;;,r Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5,2006 D. Required Findings from Zoning Ordinance 1. Rezone Findings: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the Council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The applicant is proposing to zone the subject property to C-N. Staff fmds that the proposed zoning map amendment complies with the applicable provisions of the comprehensive plan, but not with the previous AZ and CUP approvals on this site. A rezone to C-N for all of the subject lots would not comply with the uses shown on the conceptual site plan that was approved with the Planned Development. Rezone of the property to L-O for Lots 42-45 and C-N for Lot 41 would be consistent with the previously approved uses on these lots, as well as 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 professional and personal services (offices), financial institutions, and health care and social services are some of the principal permitted uses within both the applicant's requested zoning district of C-N and Staffs recommended L-O district. Staff finds that the site is large enough to contain the required parking and landscaping. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare. Staff recommends that the Commission and Council rely on any oral or written testimony that may be provided when determining this fmding. 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. Please see Exhibit B for additional comments from service providers in this area. 2. Conditional Use Permit Findings: The Commission shall base its determination on the Conditional Use Permit request upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. The future uses on the subject property shall meet all dimensional and development regulations of the designated zoning district. Parking stalls are required at the ratio of one space per 500 square feet of gross floor area in commercial districts (UDC 11-3C-6). Exhibit D CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5,2006 Staff recommends the Commission rely on Staff s analysis, and any oral or written public testimony provided when detennining if this site is large enough to accommodate the proposed use. 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 designation on the Comprehensive Plan for this property is Mixed Use Community. The property is currently zoned R-4 with a use exception for commercial uses on these lots. The proposed elevations and future uses are generally harmonious with the requirements of the UDC (see Sections 8 and 10, above for more information regarding the requirements for this use.) 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 fmds that if the applicant complies with the conditions outlined in this report, the general design, construction, operation, and maintenance of the uses in this development should be compatible with other uses in the general neighborhood and with the existing and intended character of 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 if the applicant complies with the conditions outlined in this report, the proposed uses will not adversely affect other property in the area. The Commission and Council should rely upon any public testimony provided to determine ifthe development will adversely affect the other property in the vicinity. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools, parks, police and fire protection, drainage structures, refuse disposal, water, and sewer. Staff finds that sanitary sewer, domestic water, refuse disposal, and irrigation are currently available to the subject property. Main line services to this site were previously reviewed and approved with the Lochsa Falls Subdivision development. Staff finds that the proposed use will be served adequately by all of the public facilities and services listed above. 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. If approved, the applicant will be fmancing any improvements required for development. Staff finds there will not be excessive additional requirements at public cost and that the proposed use will not be detrimental to the community's economic welfare. 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 DEPARlMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5, 2006 Staff recognizes that traffic and noise will increase with the approval of future uses in this location; however, staff does not believe that the amount generated will be detrimental to the general welfare ofthe public. Staff does not anticipate the future uses will create excessive noise, smoke, fumes, glare, or odors. Staff finds that the proposed uses will not be detrimental to people, property or the general welfare of the area. 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 fmds that there should not be any health, safety or environmental problems associated with this use proposal that should be brought to the Commission's or Council's attention. Staff finds that the proposed use will not result in the destruction, loss or damage of any natural, scenic or historic feature of maj or importance. Exhibit D Meridian Planning and Zoning Meeting November 2. 2006 Meeting of the Meridian Planning and Zoning Commission of November 2, 2006, was called to order at 7:00 p.m. by Chairman Michael Rohm. Members Present: Michael Rohm, Keith Borup, David Zaremba, and David Moe. Members Absent: Wendy Newton-Huckabay. Others Present: Bill Nary, Machelle Hill, Caleb Hood, Mike Cole, Amanda Hess, Sonya Watters, Justin Lucas, and Dean Willis. Item 1: Roll-Call Attendance: Roll-call o Wendy Newton-Huckabay X Keith Borup X David Moe - Vice Chairman X David Zaremba X Michael Rohm - Chairman Rohm: Good evening, ladies and gentlemen. At this time I'd like to open the regularly scheduled meeting of the Planning and Zoning Commission for November 2nd, 2006, and begin with the roll call of Commissioners. Item 2: Adoption of the Agenda: Rohm: The first item on the agenda is the adoption of the agenda and we are going to have some changes. Items 4 and 5 related to Spurwing Patio Homes has been requested to be continued until November 16th. We will not be hearing that tonight, so if there is anybody here for that project, it will be heard on November 16th. Items 7 and 8, both related to Harcourt Subdivision are -- that project is going to be continued until December 21 st. Item No. 12, Una Mas Day Care is to be continued to November 16th. And Items 14 and 15, Lochsa Falls Office Commercial Addition is to be continued until the December 21 st hearing. Anybody that is here for those hearings, they will not be heard tonight and will be continued until the stated date. With that being said, I'd like to have a motion to accept the agenda as amended. Moe: So moved. Rohm: It's been moved. Zaremba: Second. Borup: Second. Rohm: And seconded to accept the adopted agenda. All those in favor say aye. Opposed same sign? Meridian Planning & Zoning November 2, 2006 Page 17 of 53 MOTION CARRIED: FOUR AYES. ONE ABSENT. Item 7: Item 8: Public Hearing: AZ 06-046 Request for Annexation and Zoning of 21.7 acres from RUT to an R-4 zone for Harcourt Subdivision by Great Sky, Inc. - 3465 & 3595 E. Victory Road and 3432 & 3467 E. Falcon Drive: Public Hearing: PP 06-048 Request for Preliminary Plat approval of 61 single-family residential lots and 6 common lots on 21.7 acres in a proposed R-4 zone for Harcourt Subdivision by Great Sky, Inc. - 3465 & 3595 E. Victory Road and 3432 & 3467 E. Falcon Drive: Rohm: I'd like to open the Public Hearing for AZ 06-046 and PP 06-048, both items related to Harcourt Subdivision, for the sole purpose of continuing them to the regularly scheduled meeting of December 21 st, 2006. Mae: So moved. Zaremba: Second. Rohm: It's been moved and seconded to forward -- or to continue Items AZ 06-046 and PP 06-048 to the regularly scheduled meeting of December 21 st, 2006. All those in favor say aye. Opposed same sign? Motion carried. MOTION CARRIED: FOUR AYES. ONE ABSENT. Rohm: There were a number of people that came in after we opened our meeting tonight and there is another project that is to be continued tonight and that's the Una Mas Day Care, CUP 06-033, and it's going to be continued to 11/16. And the Spurwing Patio Home Subdivision has already been continued to 11/16. So, if any of you have come in to hear those items, they will not be heard tonight. Oh, and the Lochsa Falls project, RZ 06-008 and MCU 06-002, are to be continued to December 21 st, 2006, as well. So, if any of you came in after we opened the meeting, those have all been continued. Item 9: Item 10: Continued Public Hearing from October 5, 2006: AZ 06-038 Request for Annexation and Zoning of 5.53 acres from RUT to an R-8 zone for Nursery Subdivision by Gary Fors - 570 S. Linder Road: Continued Public Hearing from October 5, 2006: PP 06-036 Request for Preliminary Plat approval of 25 residential lots and 3 common lots on 5.53 acres in a proposed R-8 zone for Nursery Subdivision by Gary Fors - 570 S. Linder Road: Meridian Planning & Zoning November 2, 2006 Page 38 of 53 14. Continued Public Hearing from October 5, 2006: RZ 06-008 Request for a Rezone of 8.96 acres (Lots 41-45, Block 49, Lochsa Falls Subdivision No. 12) from R-4 to C-N zone for Lochsa Falls Office I Commercial Addition by Farwest, LLC - south of Chinden Boulevard and west of N. Linder Road: 15. Continued Public Hearing from October 5, 2006: MCU 06-002 Request for Modification of the approved Conditional Use Permit I Planned Development to remove the requirement for detailed Conditional Use Permit approval for development on Lots 41-45, Block 49, Lochsa Falls Subdivision No. 12 for Lochsa Falls Office I Commercial Addition by Farwest, LLC - south of Chinden Boulevard and west of N. Linder Road: Rohm: At this time I'd like to continue the Planning and Zoning meeting for November 2nd, 2006, and begin by opening Item RZ 06-008 and MCU 06-002 for the sole purpose of continuing these items to the regularly scheduled meeting of December 21 st, 2006. Moe: So moved. Zaremba: Second. Rohm: It's been moved and seconded to continue Items RZ 06-008 and MCU 06-002 to the regularly scheduled meeting of December 21 st, 2006. All those in favor say aye. Opposed same sign? Motion carries. MOTION CARRIED: FOUR AYES. ONE ABSENT. Item 16: Public Hearing: AZ 06-047 Request for Annexation and Zoning of 5.3 acres from RUT to L-O zone for Waverly Place Subdivision by Vacation Village Villas, LLC - 2510 E. Magic View Court: Item 17: Public Hearing: PP 06-049 Request for Preliminary Plat approval of 6 multi-family residential building lots consisting of 24 multi-family units, 1 clubhouse building lot and 3 common / other lots on 5.3 acres in a proposed L-O zone for Waverly Place Subdivision by Vacation Village Villas, LLC - 2510 E. Magic View Court: Item 18: Public Hearing: CUP 06-030 Request for a Conditional Use Permit approval for a multi-family development in a L-O zone for Waverly Place Subdivision by Vacation Village Villas, LLC - 2510 E. Magic View Court: Rohm: The rest of you must be for this next item. Okay. With that, at this time I'd like to open the Public Hearing on AZ 06-047, PP 06-49, and CUP 06-030 and begin with the staff report. Watters: Thank you, Chairman Rohm, Commissioners. The applications before you are an annexation and rezone, preliminary plat and Conditional Use Permit request for Project: Lochsa Falls Office/Commercial Addition (MCU-06-002 & RZ-06-008) Location, size of property and existing zoning: The subject property consists of approximately 9 acres and is located on the south side of Chinden Boulevard, east ofN. Long Lake Way, within Lochsa Falls Subdivision. The property is platted as Lots 41-45, Block 49, of Lochsa Falls Subdivision No. 12. This property was previously approved for office uses on Lots 42-45 and commercial use on Lot 41 through the Planned Development for Lochsa Falls Subdivision as a use exception in the R-4 zone under the old Meridian City Code. Adjacent Land Use and Zoning: I. North: Currently agricultural land, approved Knight Sky Estates Subdivision, zoned R-4, TN-C and C-C. 2. East: Currently agricultural land, approved Knight Hill Subdivision, zoned C-G. 3. South: Single-family residential in Lochsa Falls Subdivision, zoned R-4. 4. West: Future office buildings in Lochsa Falls (Hastings) Subdivision~ recently rezoned to L-O. Applications: Conditional Use Penn it Modification & Rezone Snmmary of Proposed Streets and/or Access: No new access points to these lots are proposed or approved with the subject applications. Access will be provided from existing curb cuts on W. Everest Lane. A common area landscape buffer lot separates the subject commercial lots from Chinden Boulevard and no direct lot access to Chinden Boulevard is proposed or approved. Existing Constraints: All future buildings on this site shall be setback in accordance with ITD's right-of- way requirements for Chinden Boulevard (currently 100-feet from centerline) and the City's requirements for landscape buffers adjacent to Chinden Boulevard (35 feet). Landscaping: 1. Width of street buffer(s): 35' along Chinden (existing) 2. Width of buffer(s) between land uses: NA 3. Percentage of site as open space and any amenities: NA 4. Open space and pathways: NA Comprehensive Plan Designation: Mixed Use Community Compliance with Comprehensive Plan: Yes Compliance with UDC: Yes Proposed DA requirements: None proposed. (If Lots 42-45 are rezoned to L-O and Lot 41 is rezoned to C-N per Staff's recommendation, a DA modification is not necessary. If the entire property is rezoned to C-N per the applicant's request, a Development Agreement modification will be necessary.) History of Previous Actions: · On January 21,2003 the City Council voted to annex this property into the City of Meridian with an R-4 zoning designation (AZ-02-010). · On January 24,2003, a Development Agreement (DA) was recorded (illstrument # 103012598) for this property. Section 4, Uses Permitted by this Agreement, of said DA allows the construction and development of 856 single family dwellings, 171 multiple family dwellings, 11 office buildings, 1 commercial buildings, 1 City park, 1 private park, and 1 future fire station lot, consistent with the Preliminary Plat and Conditional Use Permit. (Staff interprets the office & commercial "buildings" to mean "lots ".) ~ '" · On December 17, 2002, the City Council approved a Preliminary Plat (PP-02-009) for Lochsa Falls Subdivision containing the subject property. · On December 17,2002 the City Council approved a Conditional Use Permit/Planned Development (CUP-02-012) for Lochsa Falls Subdivision containing the subject property. This allowed for a land use exception under the old Meridian City Code for office and commercial uses in the R-4zone in certain areas specified on the Planned Development conceptual site plan. Condition of Approval A.3. of CUP-02-012 states: "The office lots in Block 1 and the office/commercial lots in Block 54 shall be required to apply for a detailed Conditional Use Permit prior to submitting for building permits. Staff recommends each of these two (2) areas be submitted as an overall detailed Planned Development, which upon approval, would allow each individual lot/building to apply directly for a building permit if in conformance with the overall PD concept." The conceptual site plan for this development was approved with office uses on Lots 42- 45 and a commercial use on Lot 41. · On September 7, 2004, the City Council approved the final plat for Lochsa Falls Sub. No. 12. (NOTE: The two commercial lots directly to the west of the subject lots, Lots 46 & 47, are also within Lochsa Falls Subdivision and were recently rezoned to L-O as well. Lots 46 and 47 were also re- subdivided, and a Conditional U,se Permit (CUP-06-008) was approvedfor the construction of eight buildings on theses lots consisting of a total of approximately 38,500 square feet of office space.) Elevations: Yes Outstanding Issue(s) for Commission: Applicant is requesting a rezone of all of the subject lots to C-N. Staff is recommending that Lots 42-45 be rezoned to L-O and Lot 41 be rezoned to C-N, consistent with the Development Agreement and Conditional Use PennitIPlanned Development in effect for this site. (The Applicant, Justin Martin, has verbally told Staff that he has no objection to Staff's recommendation.) Staff Recommendation: Staff recommends approval of the Rezone of Lot 41 to C-N and the Rezone of Lots 42-45 to L-O, as these zoning designations are consistent with the Development Agreement and Conditional Use Permit/Planned Development in effect for this site. Staff further recommends approval of the Conditional Use Permit Modification application with the conditions shown in Exhibit B. Notes: CITY OF MERIDIAN P & Z COMMISSION PUBLIC HEARING SIGN..UP SHEET DATE December 21, 2006 ITEM # 8&9 PROJECT NUMBER RZ 06-008, MCU 06-002 PROJECT NAME Lochsa Falls Office I Commercial Addition NAME (PLEASE PRINT) FOR AGAINST NEUTRAL ~~_~. .A~ / October 30,2006 MERIDIAN PLANNING & ZONING MEETING APPLICANT Farwest, LLC RZ 06-008 November 2, 2006 ITEM NO. 14 REQUEST Continued Public Hearing from October 5,2006- Rezone of 8.96 acres (Lots 41-45, Block 45 Lochsa Falls Sub. No. 12) from R-4 to C-N zone for Lochsa Falls Office/ Commercial Addition - south of Chinden Boulevard and west of N. Linder Road AGENCY COMMENTS CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATIORNEY CITY POLICE DEPT: See Previous Item Packet / Attached Minutes See Attached Email Request for Continuance CITY FIRE DEPT: Co n'-h n tJ. jO I J.} -h / d- - ;J-l-D b 07- DIY) ~ 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: SETILERS'IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: 3 I Contacted: p~ ff1C< ~ Date: /D I I!/)ff Phone: 3:7 ~ ~;:)-5?:5-- Emailed: d onoKtmtr@ ~~c.a.r.CCr>ftaff Initials: tfLR.., Materials presented at pu Ie meetings shall become property of the City of Meridian. Meridian Planning & Zoning October 5,2006 Page 24 of 25 Item 13: Public Hearing: RZ 06..008 Request for a Rezone of 8.96 acres (Lots 41- 45, Block 49, Lochsa Falls Subdivision No. 12) from R-4 to C-N zone for Lochsa Falls Office I Commercial Addition by Farwest, LLC - south of Chinden Boulevard and west of N. Linder Road: Item 14: Public Hearing: MCU 06..002 Request for Modification of the approved Conditional Use Permit / Planned Development to remove the requirement for detailed Conditional Use Permit approval for development on Lots 41- 45, Block 49, Lochsa Falls Subdivision No. 12 for Lochsa Falls Office I Commercial Addition by Farwest, LLC - south of Chinden Boulevard and west of N. Linder Road: Rohm: At this time I'd like to open the public hearings on RZ 06-008 and MCU 06-002. Both items related to Lochsa Falls Office / Commercial Addition, for the sole purpose of continuing to the November 2nd, 2006, regularly scheduled meeting. Zaremba: So moved. Moe: Second. Rohm: It's been moved and seconded to continue items RZ 06-008 and MCU 06-002 to the regularly scheduled meeting of November 2nd, 2006. All those in favor say aye. Opposed same sign? Motion carries. MOTION CARRIED: ALL AYES. Zaremba: Mr. Chairman? Rohm: Commissioner Zaremba. Zaremba: I move we adjourn. Mae: Second. Newton-Huckabay: Second. Rohm: It's been moved and seconded we adjourn. All those in favor say aye. Motion carried. MOTION CARRIED: ALL AYES. MEETING ADJOURNED AT 8:04 P.M. Page I of 1 Machelle Hill From: Sonya Watters Sent: Friday, October 27,20065:57 PM To: Machelle Hill; Sharon Smith; Tara Green; Will Berg Cc: C. Caleb Hood Subject: FW: Lochsa Falls Office/Commercial Addition RZ & MCU Staff Report From: Justin Martin [mailto:Justin@farwestllc.com] Sent: Friday, October 27, 20065:55 PM To: Sonya Watters; Tara Green Subject: RE: Lochsa Falls Office/Commercial Addition RZ & MCU Staff Report Sonya, Per our phone conversation today, I am requesting that we table the Lochsa Falls Office hearing until December 21 sf 2006. Thank you, Justin Martin Farwest, LLC 4487 N. Dresden PI., Suite 102 Boise, ID 83714 Tel: (208) 388-0189 Fax: (208) 376.2041 email: iustin@farwestllc.com OCT- " 2~OQS 10/30/2006 CITY OF MERIDIAN PUBLIC HEARING SIGN-UP SHEET DATE November 2, 2006 ITEM # 14,15 PROJECT NUMBER RZ 06-008, MCU 06-002 PROJECT NAME Lochsa Falls Office/Commercial Addition NAME (PLEASE PRINT) FOR AGAINST NEUTRAL J""~ M. ",,^cle,~ )(' October 2, 2006 MERIDIAN PLANNING & ZONING MEETING APPLICANT Farwest, LLC RZ 06-008 October 5, 2006 ITEM NO. 13 REQU EST Public Hearing - Rezone of 8.96 acres (Lots 41-45, Block 49, Lochsa Falls Sub. No. 12) from R-4 to C-N zone for Lochsa Falls Office/ Commercial Addition - south of Chinden Boulevard and west of N. Linder Road AGENCY COMMENTS 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: See Attached Affidavit of Sign Posting Contacted I)D..-ve.: (Y!ekI~m.-v Date fO(3jOv> . Jt;ne -;s.Cj:s ~dS~ Emailedc*.Mr:.K1/7/10{J@".1l~ r Staff Initials: bt:::=. Materials presented at public meetings shall become property of the City of Meridian. CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: Grl/7nta Pjff fr //-;2-tJb See Attached Staff Report No Comment No Comment No Comment CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5,2006 "r~ "Q (~ lil'~ d\, ,? --"l::"~ \,-, -j'i---'l;' .J.. "'~ .I,.L,:.J .1. '~. "., _.,_,#. _ :~",.i' y "J!"c SEP 2 9 2006 SUBJECT: Sonya Watters Associate City Planner Meridian Planning Department 884-5533 Lochsa Falls Office/Commercial Addition (Lots 41-45, Block 49, Lochsa Falls Sub. 12) . RZ-06.008 City OfJ\TeridLc:l, City C~;idian \ ID.\HO ~~~- STAFF REPORT TO: Hearing Date: 10/5/2006 Planning & Zoning Commission FROM: Rezone of 8.96 acres (Lots 41-45, Block 49, Lochsa Falls Subdivision No. 12) from RA (Medium-low Density Residential District) to C~N (Neighborhood Business District) zone. . MCU-06-002 Modification of the Conditional Use Permit approved for Lochsa Falls Subdivision to remove the requirement for detailed conditional use permit approval on Lots 41-45, Block 49, Lochsa Falls Subdivision No. 12. 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Farwest, LLC, is requesting approval to rezone Lots 41-45, Block 49, Lochsa Falls Subdivision No. 12, from R-4 (Medium-low Density Residential District) to C-N (Neighborhood Business District) so that the zoning will reflect the future commercial uses. Four of the subject lots (Lots 42-45) were conceptually approved in 2002 for office uses and one was conceptually approved for commercial use (Lot 41) through a land use exception under the Planned Development for Lochsa Falls Subdivision. In addition to the rezone application, a modification to one of the conditions within the approved conditional use permit/planned development (CUP-02-012) is also being requested to be removed by the applicant. Currently CUP-02.012 requires detailed conditional use permit approval on these lots. The applicant is proposing to remove this requirement for CUP approval. The site is located on the south side of Chin den Boulevard, west ofN. Linder Road. The subject property is within the Urban Service Planning Area and within the current city limits. These lots are within the existing Lochsa Falls Subdivision No. 12 plat. 2. SUMMARY RECOMMENDATION The subject applications (RZ-06-008 and MCU-06-002) were submitted to the Planning Department for concurrent review. Staff has provided a detailed analysis regarding the requested Rezone and Conditional Use Permit Modification applications below. The Planning & Zoning Commission should make a recommendation to City Council on the requested Rezone and Conditional Use Permit Modification applications. Staff recommends that Lot 41 be rezoned as requested to the C-N zoning designation but that Lots 42-45 be rezoned to L-O for the following reasons: 1.) The Development Agreement approved for this subdivision allows for the construction and development of 11 office buildings and 1 commercial building" (Note: Staff interprets "buildings" to mean "lots") for the commercial portions of the development. Since the C-N zone would allow for office uses as well as restaurant, retail, and a number of other non-office uses, the uses allowed in the C-N zoning designation would not comply with those approved in the Development Agreement. 2.) The Planned Development was approved with office uses Lochsa Falls Office Park RZ-06-008 & MCU-06-002 PAGE 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5,2006 on Lots 42-45 and commercial use on Lot 41. Staffhas discussed with the applicant the option of applying for a modification to the Development Agreement and Conditional Use PermitlPlanned Development to change the requirement for "11 office buildings and 1 commercial building" to "commercial lots," which would comply with the C-N zoning designation; however, the applicant does not wish to do so and would rather pursue the zoning designations as Staff has recommended herein.. Staff is recommending approval of a Rezone to C-N on Lot 41 and to L-O on Lots 42-45 instead of the requested overall C-N designation. and approval of the requested Conditional Use Permit Modification to remove the requirement for detailed conditional use permit approval on Lots 41-45,..,Please see Sections 8 and 9 ofthe Staff Report for detailed analysis, and the Findings listed in Exhibit D of the Staff Report. 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-06-008 and MCU-06-002 as presented in the staff report for the hearing date of October 5, 2006, with the following modifications to the conditions of approval: (Add any proposed modifications.) I further move to require the applicant to submit new legal descriptions for the L.O and C~N properties, as outlined in the Staff Report. Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Numbers RZ.06-008 and MCU-06-002 as presented during the public hearing on October 5, 2006, for the following reasons: (State specific reasons for denial of the development agreement modification and/or preliminary plat request.) Continuance After considering all staff, applicant and public testimony, I move to continue File Numbers RZ-06-008 & MCU-06-002 to the hearing date of (insert continued hearing date here) for the following reason(s): (State specific reason(s) for a continuance.) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: South side of Chinden Boulevard, approximately 700 feet west ofN. Linder Road; Section 26, T4N, Rl W. b. Owner: Lochsa Falls, LLC 4487 N. Dresden Place, Ste. 102 Garden City, ill 83714 c. Applicant: Farwest, LLC 4487 N. Dresden Place, Ste. 102 Garden City, ill 83714 d. Representative: Justin Martin e. Present Zoning: R-4 f. Present Comprehensive Plan Designation: Mixed Use - Community g. Applicant's Statement/Justification: The applicant states that the proposed rezone of the subject lots from R-4 to C.N zone that were originally approved for commercial office uses Lochsa Falls Office Park RZ-06-008 & MCU-06-002 PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5, 2006 with the Planned Development for Lochsa Falls Subdivision will be less confusing for prospective buyers, sellers, and anyone involved in the development of this land and will allow for small-scale retail as well as office uses. The applicant further states that the proposed modification of the conditional use permit/plalUled development to remove the requirement for detailed conditional use permit approval would reduce the number of unnecessary public hearings for both the Planning Commission and prospective buyers of the subject properties while still allowing for design review by Staff with the Certificate of Zoning Compliance application (please see applicant's submittal letter). 5. PROCESS FACTS a. The subject application will in fact constitute a rezone and modification to the conditional use permit/planned development as determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11, a public hearing is required before the Planning & Zoning Commission and City Council on this matter. b. Newspaper notifications published on: September 18 and October 2, 2006 c. Radius notices mailed to properties within 300 feet on: September 8, 2006 d. Applicant posted notice on site by: September 25,2006 6. LAND USE a. Existing Land U se( s): Vacant land. b. Description of Character of Surrounding Area: The area along this portion of Everest Lane (private lane) is developing with office uses. Residential uses to the south and west of the site are rapidly being constructed. c. Adjacent Land Use and Zoning: 1. North: Currently agricultural land, approved Knight Sky Estates Subdivision, zoned R-4, TN-C and C-C. 2. East: Currently agricultural land, approved Knight Hill Subdivision, zoned C-G. 3. South: Single-family residential in Lochsa Falls Subdivision, zoned R-4. 4. West: Future office buildings in Lochsa Falls (Hastings) Subdivision, recently rezoned to L-O. d. History of Previous Actions: - On January 21, 2003 the City Council voted to annex this property into the City of Meridian with an R-4 zoning designation (AZ-02-010). - On January 24, 2003, a Development Agreement (DA) was recorded (illstrument # 103012598) for this property. Section 4. Uses Permitted by this Agreement. of said DA allows the construction and development of 856 sinl!le familv dwellinl!s. 171 multiple familv dwellings. 11 office buildinl!s. 1 commercial buildinl!s. 1 citv park. 1 private park. and 1 future fIre station lot. consistent with the Preliminary Plat and Conditional Use Permit. (Staff interprets the office & commercial "buildings" to mean "lots".) - On December 17, 2002, the City Council approved a Preliminary Plat (PP~02-009) for Lochsa Falls Subdivision containing the subject property. - On December 17, 2002 the City Council approved a Conditional Use Permit/Planned Development (CUP-02-012) for Lochsa Falls Subdivision containing the subject property. This allowed for a land use exception under the old Meridian City Code for Lochsa Falls Office Park RZ-06-008 & MCU-06-002 PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5,2006 office and commercial uses in the R-4 zone in certain areas specified on the Planned Development conceptual site plan. Condition of Approval A.3. ofCUP-02-012 states: "The office lots in Block I and the office/commercial lots in Block 54 shall be required to apply for a detailed Conditional Use Permit prior to submitting for building permits. Staff recommends each of these two (2) areas be submitted as an overall detailed Planned Development, which upon approval, would allow each individua110tlbuilding to apply directly for a building permit if in conformance with the overall PD concept." The conceptual site plan for this development was approved with office uses on Lots 42-45 and a commercial use on Lot 41. - On September 7,2004, the City Council approved the final plat for Lochsa Falls Subdivision No. 12. (NOTE: The two commercial lots directly to the west of the subject lots, Lots 46 & 47, are also within Lochsa Falls Subdivision and were recently rezoned to L-Q as well. Lots 46 and 47 were also re-subdivided, and a Conditional Use Permit (CUP-06-008) was approved for the construction of eight buildings on theses lots consisting of a total of approximately 38,500 square feet of office space.) e. Existing Constraints and Opportunities: 1. Public Works Location of sewer: There is a sewer main in Everest on the south side of this property. Location of water: There is a water main in Everest on the south side ofthis property. Issues or concerns: None. 2. Vegetation: N/ A 3. Flood plain: N/ A 4. Canals/Ditches/Irrigation: The Simpson Lateral which runs through Lot 43 on this site has been tiled. All other irrigation ditches, laterals and canals that bisect or lie within this site should be covered. 5. Hazards: None 6. Proposed Zoning: C-N 7. Size of Property: 8.96 acres f. .Landscaping: 1. Width of street buffer(s): 35-feet along Chinden. This landscaping has already been installed. 2. Width ofbuffer(s) between land uses: N/A 3. Percentage of site as open space: N/ A 4. Other landscaping standards: Other landscaping standards will be evaluated with future CZC applications on this site. g. Summary of Proposed Streets and/or Access: A common area landscape buffer lot separates the subj ect commercial lots from Chinden Boulevard and no direct lot access to Chinden Lochsa Falls Office Park RZ-06-008 & MCU-06-002 PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5,2006 Boulevard is proposed or approved. Access will be provided from existing curb cuts on W. Everest Lane, a private street. 7. COMMENTS MEETING On September 15, 2006, Planning Staff held an agency comments meeting. The agencies and departments present include: Meridian Fire Department, Meridian Police Department, Meridian Parks Department, Meridian Public Works Department, and the Sanitary Services Company. No significant comments were received from any agencies or departments. Staff has included all comments and recommended actions as Conditions of Approval in the attached Exhibit B. 8. COMPREHENSIVE PLAN POLICIES AND GOALS The 2002 Comprehensive Plan Future Land Use Map designates the subject property as "Mixed Use Community". h1 Chapter VII of the Comprehensive Plan, this designation is defined in part as an area that is situated in higWy visible or transitioning parts of the City where innovative and flexible design opportunities are encouraged. The MU-C has an upper limit on the square footage of non-residential uses and is intended to allow a focused range of uses in close proximity of residential uses. Staff recommends that the Commission and Council rely on any verbal or written testimony that may be provided at the public hearing when determining the most appropriate zone for this property. The following Comprehensive Plan policies apply to this application (staff analysis in italics below policy): · "Require all commercial businesses to install and maintain landscaping." (Chapter V, Goal III, Objective D, Action item 5) The applicant will be required to construct landscaping which complies with the Unified Development Code, when the future office/commercial buildings are constructed.. A 35-foot wide landscape buffer has already been installed adjacent to Chinden Boulevard. · "Permit new . . .commercial development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City." (Chapter IV, Goal I, Objective A, Action item 6) The subject site can be serviced by the City of Meridian's sanitary sewer and water systems. . Locate new community commercial areas on arterials or collectors near residential areas in such a way as to complement with adjoining residential areas. (Chapter VII, Goal I, Objective B, Action item 5) The future office/commercial uses on these lots will be accessible internally by the residents of Lochsa Falls Subdivision and indirectly by passerbies from Chinden Boulevard. The structures on these lots will be required as a condition of approval on the subject conditional use permit to be compatible in appearance with the surrounding residential properties. Stafffinds that the proposal is harmonious with and in accordance with the Comprehensive Plan. 9. UNIFIED DEVELOPMENT CODE a. Zoning Schedule of Use Control: UDC Table 11-2B-21ists several uses as permitted (P) and conditional uses (C) in the C-N & L-O zoning districts. Sample uses in each of these districts are as follows: Lochsa Falls Office Park RZ-06-008 & MCU-06-002 PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5,2006 C-N: Animal care facility (P); indoor arts, entertainment or recreation facility (P); building material; garden equipment and supplies (C); church (P); group daycare (P); drinking establishment (C); [mancial institution (P); private/public education institution (P/C); fuels sales facility (C); health care or social services (P); hotel and motel (P/C); information industry (P); laundromat (P); mortuary (C); nursery or urban farm (C); nursing or residential care facility (C); personal or professional service (P); public or quasi-public use (P); restaurant (P); retail store (P); vehicle washing facility (C); vertically integrated residential project (C); and stealth wireless communication facility (P). L.O: Animal care facility (C); indoor arts, entertainment or recreation facility (C); church (P); daycare center (P); group daycare (P); private/public education institution (P/C); financial institution (P); health care or social services (P); hospital (C); information industry (C); light industry (C); Laundromat (C); multi-family development (C); nursery or urban farm (C); nursing or residential care facility (C); personal or professional service (P); public or quasi-public use (P); restaurant (C); vertically integrated residential project (C); wireless communication facility (C); and stealth wireless communication facility (P). b. Purpose Statement of Zone: The purpose of the Commercial Districts is to provide for the retail and service needs of the community in accord with the Meridian Comprehensive Plan. Four Districts are designated which differ in the size and scale of commercial structures accommodated in the district, the scale and mix of allowed commercial uses, and the location of the district in proximity to streets and highways. 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation REZONE ANALYSIS: The applicant is requesting a rezone primarily because City staff requested that the zoning match the future uses on the property. The applicant is currently entitled to office and commercial uses as designated on the previously approved conceptual development plan, subject to Conditional Use Permit approval. The applicant has requested a rezone from R-4 to C-N zone for all ofthe subject lots; however, staff recommends a rezone to L-O for Lots 42-45 and C-N for Lot 41 for the following reasons: 1.) The Development Agreement approved for this subdivision allows for the construction and development of" 11 office buildings and 1 commercial building" (Note: Staff interprets "buildings" to mean "lots") for the commercial portions of the development. Since the CwN zone would allow for office uses as well as restaurant, retail, and a number of other non-office uses, the uses allowed in the C-N zoning designation would not comply with those approved in the Development Agreement. 2.) The Planned Development was approved with office uses on Lots 42-45 and commercial use on Lot 41. Staff has discussed with the applicant the option of applying for a modification to the Development Agreement and Conditional Use Permit/Planned Development to change the requirement for "11 office buildings and 1 commercial building" to "commercial lots," which would comply with the C-N zoning designation; however, the applicant does not wish to do so and would rather pursue the zoning designations consistent with the approved Planned Development. The applicant held a neighborhood meeting and no one submitted objections or attended the meeting. Based on the policies and goals contained in the Comprehensive Plan and the Mixed Use Community land use designation on the Comprehensive Plan Future Land Use Map, Staff Lochsa Falls Office Park RZ-06-008 & MCU-06-002 PAGE 6 CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARfNG DATE OF OCTOBER 5, 2006 believes that the rezoning of Lots 42~45 to L-O and Lot 41 to C-N is in the best interest of the City. Please see Exhibit D for detailed analysis of facts and findings. The rezone legal description submitted with the application (prepared on May 22, 2006 by Wayne K. Barber, PLS) shows the property within the existing corporate boundary of the City of Meridian. However. the submitted rezone description only proposes the C-N zone. Prior to the rezone ordinance approvaL the applicant should be required to submit new legal descriptions for this property. one for the L-O properties and one for the C-N property. UDC 11-5B-3D2 provides the P&Z Commission and City Council the authority to require a property owner to enter into a Development Agreement (or modify an existing Development Agreement) with the City of Meridian that may require some written commitment for all future uses. If Council approves the applicant's requested rezone to C-N. Staff believes that a Development Agreement modification is necessary. and the applicant should be required to file a Miscellaneous application prior the rezone ordinance being recorded. If Council approves Staff's recommendation to rezone Lots 42-45 to L-O and Lot 41 to C-N. Staff believes that a Development Agreement modification is not necessary. If the Commission or Council feels additional requirements are necessary, staff recommends a clear outline ofthe commitments of the developer be required, and be included within the CUP conditions of approval listed in Exhibit B. CONDITIONAL USE PERMIT MODIFICATION ANALYSIS: Based on the policies and goals contained in the Comprehensive Plan and the general compliance of the proposed development with the Unified Development Code, staff believes that a modification to the existing conditional use permit to eliminate the requirement for detailed conditional use permit approval for these lots should be allowed. Please see Exhibit D for detailed analysis of facts and fmdings. Sidewalk: Per UDC 11-3F-4B2c. sidewalk is required along W. Everest Lane. a private street. Earlier this year at the Planning and Zoning Commission hearing for the rezone and easement vacation for Hastings Subdivision, which is directly adjacent to the site (originally platted as Lots 46 & 47, Lochsa Falls Sub.), the Council required a 5-foot wide sidewalk adjacent to Everest Lane. Sidewalk was not required with the Lochsa Falls preliminary plat, but the Council decided it was appropriate to require pedestrian access within the Hastings development, in the form of a 5.foot wide sidewalk, between the commercial lots adjacent to Chinden Boulevard and the residents of Lochsa Falls Subdivision. The owners of Hastings Subdivision, directly to the west of the subject property, agreed to construct a 5-foot wide sidewalk along the north side ofW. Everest Lane on the south boundary of the property. As a result, Staff believes that the subject property should also construct a 5-foot wide sidewalk along the south boundary ofthe property that ties into the sidewalk in the Hastings Development and the sidewalk required within the Knight Hill Center Development to the east (see Exhibit B). Hours of Operation: h1 the applicant's submittal letter, the applicant does not address the hours of operation for the proposed development. Since this development is adjacent to residential properties and future uses permitted in the C-N zone such as restaurants could create a noise disturbance to the residents, staff is recommending that the hours of operation for businesses on the lot to be zoned C-N, be limited from 6 am to 10 pm as a requirement of the subject application (see Exhibit B). Staff doesn't feel that a limitation in the hours of operation for the L- o zoned property is necessary due to the less intense uses permitted in that zone. Building Elevations/Construction Materials: The applicant has submitted some sample picIDres Lochsa Falls Office Park RZ-06-008 & MCU-06-002 PAGE 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5,2006 for potential buildings for this site (See Exhibit A). All of the building elevations are very different in design (i.e. one story, two story, stucco, stucco with stone accents, wood beams, etc.). Any new structure(s) on this site should be generally compatible in appearance and bulk with the surrounding residential properties and the submitted pictures, as determined by the Planning Director or otherwise approved through a Conditional Use Permit. Note: Future building elevations were approved with the Hastings Development (Lochsa Falls Office Park, CUP-06-008) directly to the west of the site that are one-story and appear to be stucco with some brick or stone accents; the Commission and Council mav consider reQuirinf! the avvlicant to maintain this look on this site as well. A Certificate of Zoning Compliance will be required for all new construction on these lots. Since the subject lots are located on an entryway corridor as designated on the Comprehensive Plan, the design standards in UDC 11 p 3A-19C are applicable. This enables Staff a detailed review of the site and ensures that the development will comply with design standards prior to issuance of building permits. b. Staff Recommendation: Based on the above analysis, staff fmds the Rezone (RZ) and Conditional Use Permit Modification (MCU) applications substantially conform to the Comprehensive Plan policies and UDC standards. Staff recommends approval of the Rezone of Lot 41 to C-N and the Rezone of Lots 42-45 to L-O. as these zoning designations are consistent with the Development Agreement and Conditional Use Permit/Planned Development in effect for this site. Staff further recommends approval of the Conditional Use Permit Modification application with the conditions shown in Exhibit B. 11. EXHmITS A. Drawings 1. Final Plat showing subject lots proposed to be rezoned 2. Sample Elevations ofPuture Buildings (3) B. Conditions of Approval 1. Planning Department 2. Public Works Department 3. Fire Department C. Legal Description D. Required Findings from Zoning Ordinance Lochsa Falls Office Park RZ-06-008 & MCU-06-002 PAGE 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARlNG DATE OF OCTOBER 5,2006 A. Drawings 1. Final Plat showing subject lots proposed to be rezoned (Lots 41-45, Block 49, Lochsa Falls Subdivision No. 12) r'~"'-"""~'~"~~~~'~"'~"""""""~-~ """'""'~M~f!~I.W0'mx'-%n(~ 1- 1"1.A.T or- ....- -. ,....a..~2...I<l_m9"l._-'.1 t4Jl.J::f\A'.~~~trl! .l~~ ';"I'I~j'~I)")'. I~,~I':' ~~:~' LOCHSA FALLS SUBDIVISION NO. 12 ..~~~ ..f'flItl,~o;f)t~M:I/(tlI=liI.eT~H -.~, W;II." II. 1t11401111.....:.a.<.:0l1ll.... -.:..... 2<:"0:) ~~~~~~~~~[;~;~~.~:i a(l~~~. ~I:~I II': ~ I=l '~l~ , ~z "'Y'" J....t::.,;~-"j.c ~!,I;~~\~~~:..L 'W/". I' fl:l.Ull~l:'<<Al~I~~IIJ:II,,1 !:fT~1<.I kI.~~n~""'l~f.... :>III/ ~".~f>II\lII~1\1 ~t.\> ,"",~"rrl'iilf: ~t;.;~llo-"'z r.""" , _........"'l.l:IM-l"".~n...; I ""ot:.llLW)I-%llrn:2'"i!!""rlf " !1iI'1r1_1I:1:<,.1I"!)l'!t'...-..... ~1l"'~lII.l\I(IJiJWI"'l.lI::lrlll{.....Il,oJ[ ---~---1OO\il1'ot;'/1J!. I .. - - - .."",.. .- 1[.:n-:~UII. , -.~~ oDII-'~-"'IH .'..-';I>m:lUlr _..,,,.__.~. ''''Iflli'l.. . ,.,.-.,.-..." r..ll.(~~ll.Iol ''''''lm/.K 11.",,~; klI :m ~ III: .__L", -"."-r.".n ~r"'I~~1 '" ....... .J ~'-- .;~I!~~'I~~: .\, ~~:,,;l Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5, 2006 2. Sample Elevations of Future Buildings r... Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5,2006 r^'- I Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5,2006 B. Conditions of Approval 1. PLANNING DEPARTMENT 1.1 The applicant shall comply with all previous conditions of approval for Lochsa Falls Subdivision (Development Agreement illst. No. 103012598 and Addendum illst. No. 104022054, AZ-02-010, CUP-02-012 & PP-02-009) as part of the subject Conditional Use Permit Modification (MCU.06-002) and Rezone (RZ-06-008) approval. 1.2 All future uses on this site should comply with the provisions of the Unified Development Code in effect at the time of building permit submittal. 1.3 All future buildings on this site shall be setback in accordance with ITD's right-of-way requirements for Chinden Boulevard (currently 100-feet from centerline) and the City's requirements for landscape buffers adjacent to Chinden Boulevard (35 feet). 1.4 All future buildings on the site shall substantially comply with the elevations shown in Exhibit A of the Staff Report, as determined by the Director. If it is determined that any future building does not substantially comply with the approved elevations, it shall be subject to Conditional Use Permit approval. 1.5 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). 1.6 All future structures on the subject property, which are adjacent to an entryway corridor (Chinden Blvd.), shall comply with the Design Standards in UDC 11-3A-19C. 1. 7 Hours of operation for businesses located in the C-N zone shall be limited from 6 am to 10 pm. 1.8 Prior to the rezone ordinance approval, the applicant shall submit revised legal descriptions and exhibit maps depicting the L-O and C-N zoning designations, as outlined in this report. 1.9 Construct a five-foot wide sidewalk on the north side of W. Everest Lane on the southern boundary of the subject property, as none currently exists. 2. PUBLIC WORKS DEPARTMENT 2.1 This property currently has sewer and water mains installed along its frontage and the mains were sized for the uses being proposed. Public Works has no concerns with the rezone applications. 3. FIRE DEPARTMENT 3.1 The 5 office/commercial lots will have an unknown transient population and will have an unknown impact on Meridian Fire Department call volumes. The Meridian Fire Department has experienced 2612 responses in the year 2004. According to a report completed by Fire & Emergency Services Consulting Group our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 5,2006 C. Legal Description (not approved) DESCRIPTION FOR REZONE LOTS 41- 45, BLOCK 49 TO ~~..~ - .. LOCHSA FAlLS SUBDIVISION ~ May 22. 2006 A PARCEL OF LAND LOCATED IN THE NE 1/4 OF SECTION 2B, TOWNSHIP 4 NORTH, RANGE 1 WEST OF THE BOISE MERIDIAN. CITY OF MERIDIAN. ADA COUNTY. IDAHO, BEING MORE PARTICUtARL Y DESCRIBED AS FOLLOWS: BEING AlL OF LOTS 41 THROUGH 45. BI;OCK 49. OF LOCHSA FALLS SUSOMSION NO. 12, AS RECORDED IN BOOK 92 OFPL/lTS, AT PAGES 10058 TO 10960, RECORDS OF ADA COUNTY. IDAHO. SAID PARCEL CONTAINS 8.911 ACRES, MORE OR lESS. WAYNE K BARBER. P.lS. No. 8448 .~" lO9"\t>I~~ "O'f{~ 40403.REWI-<"E I.DOC 1--- ~)I!9P- . !ff~"~l--.._ ' JACHSA PAI.I.S SUBDIVISION NO. 12 _f'(Jf;Illlloot'ltlllvll/'OFStttD04l't ._.~':It~'~~\'~.~_. ~r.:.Ll~ .~~"':".... --- .. --- ~:~\ri:;i~~l. .~.l[!q~___ n. ~~~~.~;Ii,~~ , ':'11 ;~~.:!Ii ,!".! [ ,:~i I -t I J~::.a.::-l.IJ WYn~;::;'=\1 ..',\~,' ;;7::=:'~I::-,}~;.'" 1fI,~..~wrm!W.~::. ,_.'lrIl'....",Io+<"''"'~: _1j1..\o....."I.~IIoo.......'ILJ. ~"l~_il-'>:I.II.\~.I1I11\:Ir"'. ;;:::d:;:~"::,::::r -:':::~~~g~-::~ . i , . i I I -""'m~ .r~"""--Z" ,;""\<f. '<~I .. ~ . '.- .:';':':~::J Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 18, 2006 D. Required Findings from Zoning Ordinance 1. Rezone Findings: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the Council shall make the following findings: 1. The map amendment complies with the applicable provisions of the comprehensive plan; The applicant is proposing to zone the subject property to C~N. Staff fmds that the proposed zoning map amendment complies with the applicable provisions of the comprehensive plan, but not with the previous AZ and CUP approvals on this site. A rezone to C-N for all of the subject lots would not comply with the uses shown on the conceptual site plan that was approved with the Planned Development. Rezone of the property to L-O for Lots 42-45 and C-N for Lot 41 would be consistent with the previously approved uses on these lots, as well as 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 professional and personal services (offices), financial institutions, and health care and social services are some of the principal pennitted uses within both the applicant's requested zoning district of C-N and Staffs recommended L-O district. Staff fmds that the site is large enough to contain the required parking and landscaping. 3. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare. Staff recommends that the Commission and Council rely on any oral or written testimony that may be provided when 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. Please see Exhibit B for additional comments from service providers in this area. 2. Conditional Use Permit Findings: The Commission shall base its determination on the Conditional Use Permit request upon the following: 1. That the site is large enough to accommodate the proposed use and meet all the dimensional and development regulations in the district in which the use is located. The future uses on the subject property shall meet all dimensional and development regulations of the designated zoning district. Parking stalls are required at the ratio of one space per 500 square feet of gross floor area in commercial districts (UDC Il-3C-6). Exhibit D CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 18. 2006 Staff recommends the Conunission rely on Staff s analysis, and any oral or written public testimony provided when determining if this site is large enough to accommodate the proposed use. 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 designation on the Comprehensive Plan for this property is Mixed Use Community. The property is currently zoned R-4 with a use exception for commercial uses on these lots. The proposed elevations and future uses are generally harmonious with the requirements of the UDC (see Sections 8 and 10, above for more information regarding the requirements for this use.) 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 if the applicant complies with the conditions outlined in this report, the general design, construction, operation, and maintenance of the uses in this development should be compatible with other uses in the general neighborhood and with the existing and intended character of 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 if the applicant complies with the conditions outlined in this report, the proposed uses will not adversely affect other property in the area. The Conunission and Council should rely upon any public testimony provided to determine if the development will adversely affect the other property in the vicinity. 5. That the proposed use will be served adequately by essential public facilities and services such as highways, streets, schools, parks, police and fire protection, drainage structures, refuse disposal, water, and sewer. Staff finds that sanitary sewer, domestic water, refuse disposal, and irrigation are currently available to the subject property. Main line services to this site were previously reviewed and approved with the Lochsa Falls Subdivision development. Staff finds that the proposed use will be served adequately by all of the public facilities and services listed above. 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. If approved, the applicant will be financing any improvements required for development. Staff finds there will not be excessive additional requirements at public cost and that the proposed use will not be detrimental to the community's economic welfare. 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 MAY 18, 2006 Staff recognizes that traffic and noise will increase with the approval of future uses in this location; however, staff does not believe that the amount generated will be detrimental to the general welfare of the public. Staff does not anticipate the future uses will create excessive noise, smoke, fumes, glare, or odors. Staff finds that the proposed uses will not be detrimental to people, property or the general welfare of the area. 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 there should not be any health, safety or environmental problems associated with this use proposal that should be brought to the Commission's or Council's attention. Staff fmds that the proposed use will not result in the destruction, loss or damage of any natural, scenic or historic feature of major importance. Exhibit D r\ . " ~ '. ,; i .' ; ~' .. ~ ., AFFIDAVIT OF POSTING UTI' CEIVE4D }. ~J.) Sf. fl 2 8':"::.'::';~ " . - r,--" 1/:=:1S"lplPJ" " ..- '-::-'; ". -'. rr'Jl\'1NG ::: t~0,11:!~'.1.~"~'.\t:\ (.:,.',) /1_ SEP 2 J 2006 . _.L .. 'd__ .~_ ___.u ,. ';,J (;"'; t:::l'\.~-. <..-. ,.._j..: STATE OF IDAHO ) ) 55. COUNTY OF ADA ) I, 7c/d /t ;'J'b ?h f7 (Name) (JPI/~,') C- [ '/-V (City) LfyCZ 7 j/h I?Y~5~--7 (Address) ~~;, fir-- (State) ;Pi-. ';v, /~ ~ , being first duly sworn upon oath, depose and say: I personally posted the subject property with the hearing notice sign 10 days prior to the public hearing for the I- F $/ '2--- yJ -z:.tP/'l..-...L- Dated this ;2;; ~- day of ~!1I<-1?/?7'/;#Y , 20,tJ>>. (~~ (Signature) SUBSCRIBED AND SWORN to before me the day and year first above written. 1='\~QnAlAo:t\ hlli:':tin\l=nrmQ\Affi""~\lit nf Cn~n" t't",,.. "I: ," -- --~.._._-"._---- .-..-.-""----.,...-.,.--,...---.-. .--.--- ...-..---.-..-.-.",..- ...-.. ..__._-,..._-,_.--,.,_.~. "._-~'''~'-' . ......--.... ....-... _~..~__..~.._.___,~_.~~~_~_"' ~,.,.__~.~~ " ....~_.._----.-,""____'A~.'_~______-"__~..,~ MEMORANDUM -_....._,...._-_.._-,_...._._-.._-_.._-_.,...._-~._'_.-.,._--"..._-,.._-,...._.,.---,_.-..,._.._~.,_.~.,'~'''..--,,---"~~. -,~-~,".........._--,.._--_.._,- - -.........-------_.........-..._---."'-~..-.._-~--,."._-,--_.~".."-~.~~.~~-~...~~-~-_.._------ DATE: ee: lO/5/'}f)06 CITY CLERK, CALEB HOOD, BIll NARY, lED BAIRD RECEIVED OCT a 5 2006 qty Of Meridian CIty Clerk Office TO: FROM: PLANNING & ZONING COMMISSION SONYA WAITERS, ASSOCIATE CITY PLANNER SUBJECT: LOCHSA FAlLS OFFICE/COMMERCw.. ADDmON (RZ"{)6-008, MCU-06-002) COMMISSION HEARING DATE: ocroBER 5, 2006 -ITEMS #13 & #14 ~~.--~.._-"~--,~-~.........._--...~_.,~,--"'--,.~..~-"..,.._-~~_... The applicant for the Lochsa Falls Office/Commercial Addition Rezone & Conditional Use Permit Modification, Farwest, LLC, has requested this project be continued until the next Commission meeting on October 191h; however, due to the agmda already being full, the Planning Department is requesting that the project be continued until the November 2, 2006 Planning & Zoning Commission meeting. _':;:'f~ :!~~,:It. .. q-R.'; ,~~~>'~. Page 1 of 1 Tara Green .....-..-." '"'---'-'-"'.. _____n"" . __..___,u",_______ ".._____._,..____ .,-.---.-.- .---..""~---~......_._n."~_"'''~~__~."._ From: Sonya Watters Sent: Thursday, October 05, 2006 1 :59 PM To: Machelle Hill; Sharon Smith; Tara Green; Will Berg Cc: C. Caleb Hood Subject: FW: Lochsa Re-Zone ,::, ,~~I ::;;:::.11 ip:I!'!""1 " , , , , I., : ,,_.,H ;- -:F~lr ..:,! "I : i ~ :Id.>, I ~ ;: ,.~ I' ; ---...."~~.."..---.-....,-....---~~___~.~M".___~~~.~_~,_~_._---"..".~._._.._____~_m'.....__..__._.__.,_.. ...____~~."...._.______._.,"~~.____~~_..~~,,__~,.~.~.____'__"YM~..______ ,.,,,..____._.___,_.~_"". From: Dave McKinnon [mallto:dmckinnon@mngergroup.com] Sent: Thursday, October OS, 2006 1:29 PM To: Sonya Watters; Justin Martin Subject: Lochsa Re-Zone Sonya, Per our earlier phone call, I am asking that you please deferltable/continue the PubUc Hearing for the Lochsa Re- Zone request to allow the developer additional time to evaluate the conditions of approval (specifically regarding the new ITO right~f.,way request on this already approved plat). The conditions may dramaticafly after the uses and buildings that can be constructed on this site. Thank you for your help and consideration in this matter of business. Call me if you have any questions (353- 2515), thanks, Dave McKinnon 10/5/2006 CITY OF MERIDIAN PUBLIC HEARING SIGN-UP SHEET DATE October 5, 2006 ITEM # 13, 14 PROJECT NUMBER RZ 06-008, MCU 06-002 PROJECT NAME Lochsa Falls Office/Commercial Addition NAME (PLEASE PRINT) FOR AGAINST NEUTRAL JA'1 M. ~eeroN )( ~ & ~ 1~ Z>i4t1Uct 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208"463-0092 6 September 2006 phones: Area Code 208 OfFICE: Nampa 466"7861 SHOP: Nampa 466.0663 City of Meridian City Clerk's Office William G. Berg Jr. 33 East Idaho Avenue Meridian. If) ,83642 ----- RECEIVED RE: RZ-06-008, Mev 06-002/Lochsa Falls #12 Sub City of Meridian City Clerk Office Dear Will: Nampa & Meridian Irrigation District has no comment on the above referenced application as it is out of our district. Sincerely, f3WJ~ Bill Henson Asst. Water Superintendent Nampa & Meridian Irrigation District BH/dbg . c: File - Office/Shop -~,.'-.~ APPROXIMATE IRRIGABlE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS - 40,000 (f-.ft CHDDEEI;'~TATRARRIT~~~JN~ CENTRAL DISTRICT HEALTH DEPARTMENT -... Environmental Health Division DIS r;/{z O{,-oor Conditional Use # M L '-f ()c:. --00 L. , Preliminary / Final/Short Plat P,thKtJ I~J21~ SUP it I~ Return to: o Boise DEagle o Garden City ~dian o Kuna OACZ o Star Rezone # e We have No Objections to this Proposai. o 2. We recommend Denial of this Proposal. o 3. Specific knowledge as to the exact type of use must be provided before we caB~~rrUr~~~J@osal. o 4. We will require more data concerning soil conditions on this Proposal before we can comment. 05. RECEIVED 'I .: " '~\, ~--:< ">:,',, Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of: o high seasonal ground water 0 waste flow characteristics o or bedrock from original grade 0 other o 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surface waters. o 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and water availability. o 8. After written approval from appropriate entities are submitted, we can approve this proposal for: o central sewage 0 community sewage system 0 community water well o interim sewage 0 central water o individual sewage 0 individual water o 9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality: o central sewage 0 community sewage system 0 community water o sewage dry lines 0 central water o 10. Run-off is not to create a mosquito breeding problem. o 11. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. o 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. o 13. We will require plans be submitted for a plan review for any: o food establishment 0 swimming pools or spas o beverage establishment 0 grocery store o child care center o 14. Please see attached stormwater management recommendations 015. Date: g.2ZJ 0 t. Reviewed By: ~.~ Review Sheet 15726-001 EH0904 ,~ ) cMe;dl~n- .:':'''-". .'/ "1 I.~ e,/ 1'"" To insure that your comments and recommendations will be considered by 903 the Meridian Planning and Zoning Commission please submit your comments and recommendations to Meridian City Hall TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN IDAHO .A ~C' '~ :t.:.'-r-t Oft!,/! TREI\SURE V ~"i MAYOR Tammy de Weerd CITY COUNCIL MEMBERS Keith Bird Joseph W. Borton Charles M. Rountree Shaun Wardle CITY DEPARTMENTS Attn: Will Berg, City Clerk, by: September 28,2006 Transmittal Date: August 21,2006 File No.: RZ 06-008/ MCU 06-002 Hearing Date: October 5, 2006 Request: Public Hearing - Rezone of 8.96 acres (Lots 41-45, Block 49) from R-4 to CoN zone and Modification of the approved CUP I PD to remove the requirement for detailed Conditional Use Permit approval for develo ment 0 1 5, Block 49 for Lochsa Falls Subdivision No. 12 By: Conger Managemen Location of Property or Project: of N. Linder Road City Attorney/HR 703 Main Street 898-5506 (City Attorney) 898-5503 (HR) Fax 884-8723 Fire 540 E. Franklin Road 888-1234/ fax 895-0390 o~~ ~1\\)~ . David Zaremba (ooFP) C\~~~~ridian School District (No '"I David Moe (no FP) ~ N Meridian Post Office(FP/Pp only) Wendy Newton-Huckabay (No FP) Ada County Highway District Michael Rohm (No FP) Ada County Development Services Keith Borup (No FP) Central District Health _ Tammy de Weerd, Mayor Nampa Meridian Irrig. District Charlie Rountree, CIC Settlers Irrig. District Joe Borton, C/C Idaho Power CO. (FP,PP,CUP) Keith Bird, C/C Qwest (FP/PP only) Shaun Wardle, CIC Intermountain Gas (FP/PP only) ~Water Department Bureau of Reclamation (FP/PP only) ~ Sewer Department Idaho Transportation Dept. (No FP) Sanitary ServiceS(No VAR, VAC, FP) Ada County Ass. Land Records - Building Department I Rich Greene Meridian Development Corp. Fire Department Historical Preservation Comm. Police Department City Attorney City Engineer City Planner Parks Department Parks & Recreation 11 W. Bower Street 888-3579 / fax 898-5501 Planning 660 E. Watertower Lane Suite 202 884-5533 / fax 888-6844 Police 1401 E. Watertower Lane 888~6678 / fax 846-7366 Public Works 660 E. Watertower Lane Suite 200 898-5500 I fax 895-9551 - Building 660 E. Watertower Lane Suite 150 887-2211 / fax 887-1297 - Wastewater 3401 N. Ten Mile Road 888-21911 fax 884-0744 7 - Water 2235 N.W. 8th Street 888-52421 fax 884-1159 Your Concise Remarks: CITY HALL 33 EAST IDAHO AVENUE MERIDIAN, IDAHO 83642 (208) 888-4433 CITY CLERK - FAX 888-4218 FINANCE & UTILITY BILLING - FAX 887-4813 MAYOR'S OFFICE - FAX 884-8119 P~inted on ~ecycled pape~ Machelle Hill From: Sent: To: Subject: Sonya Watters Thursday, September 14, 200611:47 AM Machelle Hill; Sharon Smith; Tara Green; Will Berg Lochsa Falls Sub. 12 RZ & MCU Dave McKinnon just called me and asked that the applicant be changed to Farwest LLC on ----- ~_tl~~..@e applications so if you could change that on the agendas and whatever else that would be g~~9-_tc.- Thanks, Sonya Watters Associate City Planner CITY OF MERIDIAN Planning Department 660 E. Watertower Ln., Ste. 202 Meridian, Idaho 83642 Phone: (208)884-5533 Fax: (208)888-6854 -------------------------------- 1 --T----- N. I,.ONG LAKIO: WAY ~ -~ ---==--- -, l ---i t-Ir--- I - ~ I ~ II - -.J r ill ~ 1111 I I- -II -...., L~ I - ~ I I II - ~I~t --j [ it II o....,~ - --3og\ JI ~ ~ II ""%01"'1 1~61 I '-~ I !AnN --11'11'11 -i " ',', ' , ;E ~ ~~ - ;v~ ' , , , ' , J> J> 1"'1 I I 't " " " " " '~ I -I % I ' , , " , ',I \ !AP;!b - I - l t"" ':[1.', " 1 J> r-l I , , , , , , -IS , CIl I I-- -\ ',',',',',' I il~~:~ ~ ~ IL t::<:::::::::~l' II ~-.,j~tn - ~ r 1 ',',',', 'm,.', I 0:;0..... I ' ''$;:'..0' I ~ I"'l fa tI:l I r- JJ I', " " , to '.. I cono' - --l i.. , , , ,;q,. ~ z elL ","', 'ct',' I -It::I n ' " , , ::J: 1"'1 z" - 'I ~ " " " " I ~t:lP~ Io;--~ - , , .... ... <J) - --l .1 , " ", ", ", " ",J II ~: ru d 1 I r- ] ..""",','" ~ 8 n 111- I ~,'" ", "~" ", '11 : ~ -j JL -J ;~, '" ", ", ,,"< 1 :IE NIL 11m.. " " " " '," n I 1"""'1 =r -1 I J I' ,',',',': II '- /::. II" <:<:<:<:<>'J II ~ /""f I -J 1 r-" " ',~ " "1' "" "", I / /'-- I , ><"><~<~<: I .~ ->[1 L, ", -', -', " " { II )\ ~~ r- Il<,,>'><'<'<l\ l' r\ l ", ", ", ~,"<" I I lit " ~" ", ", "'~" ','j ~\ "'" - -. ;l~~>~--(~{. ~ ~~... I~ I N. UNDER RlW> I REZONE EXHIBrr LOCHSA FAlLS SUBDMSION NO. 12 RE\I1510N : 6'1': 5HtET : 1 OF 1 EXHIBIT B owe DATE' 08/17/06 OPt.! 404OJ-REIONE ,~ EXHIBIT "B" BRIGGS ENGINEERING. INC. (~.) ENGINEERS PLAl'lNERS SURVEYORS 1800 'II. ctJtllWlD ROAD. BOlSE.IIWlO 83705' (206)344-9700 A PORllOM OF SEC1ION 26 T.4N., R.1W.. B.IL YERIDIAN NJA CCUNl't lWIO oWC NO. SCALE' 404Q3-REZONE 1. - 250'