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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 1,2007
STAFF REPORT
Hearing Date: 2/1/2007
Continued from 1/18/07
Planning & Zoning Commission
Justin Lucas, Associate City Planner
884-5533
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JAN 2 6 2007
TO:
FROM:
SUBJECT:
Waltman Property Annexation
· AZ.06.063 City Of Meridian
Annexation and Zoning of 38.68 acres from RUT and R-l (Aad-troQ~'t~ce
G (General Retail and Service Commercial)
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Waltman LLC, has applied for Annexation and Zoning of38.68 acres from RUT and R-l
(Ada County) to C~G (General Retail and Service Commercial). The applicant intends to develop a
large commercial retail center on this site that would include anchor stores from national chains, local
shops and various other commercial opportunities. The subject property is located on the south side of
Waltman Lane to the east of The Landing Subdivision and directly north of Interstate 84, in Section 13,
Township 3 North, Range 1 West, B.M. The subject property is composed of nine parcels currently
referenced as Assessor's Parcel Numbers S1213428300, 81213428050, 81213428010, S1213428020,
81213427880, 81213427890, 81213427840, S1213427860, and S1213427872. The site contains various
existing homes and associated outbuildings that will be removed/relocated at the time of development.
This property is within the City of Meridian's Area of Impact and Urban Service Planning Area.
2. SUMMARY RECOMMENDATION
Staff recommends approval of AZ-06-063, as presented in the staff report for the hearing date of
February 1, 2007, based on the Findings of Fact as listed in Exhibit D and subject to the
Development Agreement provisions proposed in Section 10.
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of File Number AZ-06-063 as presented in the staff report for the hearing date of
February 1,2007, with the following modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the
City Council of File Number AZ-06-063 as presented during the hearing on February 1, 2007, for
the following reasons: (State specific reasons for denial of the annexation request.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Number AZ-
06-063 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. 8ite Address/Location:
505,521,615,675 W. Waltman Lane
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 1,2007
Section 13, T3N, Rl W
b. Owner:
Boise Waltman LLC
27305 Mayflower Way
Boise, ill 83709
c. Applicant:
Boise Waltman LLC
27305 Mayflower Way
Boise, ill 83709
d. Representative: Evelyn Grime
e. Present Zoning: Rl and RUT (Ada County)
f. Present Comprehensive Plan Designation: Commercial
g. Applicant's Statement/Justification:
The included commercial development site plan is conceptual at this time, however the
development goals include anchor stores of national chain, local shops and pad site locations
to provide neighborhood services and retail opportunities without the traffic of Eagle Road or
Boise Towne Square. Additional concepts for the project development include mixed use
components of office and single family housing.
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation as determined by City Ordinance.
By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is
required before the City Council on this matter.
b. Newspaper notifications published on: January 1 S\ and January 15th, 2007
c. Radius notices mailed to properties within 300 feet on: December 21 S\ 2006
d. Applicant posted notice on site by: January 22nd, 2007
6. LAND USE
a. Existing Land Use(s): Single family rural residential
b. Description of Character of Surrounding Area: This site is surrounded by various uses and
zoning designations. Much ofthis area has already transitioned form rural to urban such as
The Landing Subdivision to the west and various commercial sites to the northeast. This area
is rapidly transitioning form rural residential to urban.
c. Adjacent Land Use and Zoning
1. North: Waltman Lane and Rural Residences, zoned RUT and Rl (Ada County)
2. East: Rural Residences and ITD sand lot, zoned C-G and RUT (Ada County)
3. South: Interstate 84
4. West: Single Family Homes in the Landing Subdivision, zoned R~4
d. History of Previous Actions: This property plays an essential role in providing secondary
access to the residences in the Landing Subdivision and other home sites that were previously
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 1,2007
only accessible for emergency service providers by Linder Road. Working with the Meridian
Fire Department the applicant has provided a secondary emergency vehicle access road that
connects to Ruddy Drive, which is a stub street extended to the subj ect property from the
Landing Subdivision. This emergency vehicle access provided a much needed second point of
connection to all ofthe properties south of Franklin Road that take access from Linder. As this
area develops maintaining this emergency vehicle access will be crucial in this area.
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer: There is currently a sewer trunk installed through this property.
Location of water: There is currently a water main in Waltman Lane and in Ruddy
Street in the Landing Subdivision.
Issues or concerns: None.
2. Vegetation: There are some existing trees on the site that may need to be protected or
mitigated for.
3. Floodplain: The Ten Mile Creek is located along the eastern boundary of this site. It
appears the floodplain is isolated to the eastern side of the Ten Mile Creek which is
only a small portion of the subject property. When specific development plans for this
site are submitted the floodplain will be examined in more detail
4. Canals/Ditches Irrigation: As mentioned above the Ten Mile Creak courses through
the eastern portion of this site. The Ten Mile Creek is listed in the Comprehensive
Plan as one of the waterways that should be protected and improved within city limits.
5. Hazards: N/A
6. Proposed Zoning: C-G
7. Size of Property: 38.68 acres
f. Summary of Proposed Streets and/or Access:
The concept plan submitted by the applicant shows two major points of access into this
development. The first of these access points is taken directly from Waltman Lane which is an
existing public street that runs along the northern boundary of this property. Waltman Lane is
currently operating as a partially improved street with two travel lanes, no curb, gutter or
sidewalks. The second access point into this property is provided by a stub street, Ruddy
Drive, which extends to subject property from the Landing Subdivision to the west. The
applicant's concept plan shows a new road extending from Ruddy Drive and connecting with
Waltman Lane. These access points and other access issues are discussed at length in section
10 of this report. Due to the fact that this is only an Annexation application ACHD has not
submitted formal conditions of approval at this time, ACHD did submit a rezone letter that
included some comments (see exhibit B).
7. COMMENTS MEETING
On December 29,2006, Planning Staff held an agency comments meeting. The agencies and departments
present include: Meridian Fire Department, Meridian Police Department, Meridian Public Works
Department, and the Sanitary Services Company. Staff has included all comments and recommended
actions in the attached Exhibit B. Because this is only a rezone application, there are no conditions of
approvaL
8. COMPREHENSIVE PLAN POLICIES AND GOALS
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 1, 2007
The subject property is designated on the Comprehensive Plan Future Land Use Map as "Commercial"
The Comprehensive Plan defines the Commercial district as: "This designation will provide a full range
of commercial and retail to serve area residents and visitors. Uses may include retail, wholesale, service
and office uses, multi-family residential, as well as appropriate public uses such as government offices.
Within this land use category, specific zones may be created to focus commercial activities unique to their
locations. These zones may include neighborhood commercial uses focusing on specialized service for
residential areas adjacent to that zone." The applicant is requesting to rezone this property to C~G which
is consistent with the Comprehensive Plan designation for this property.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the
proposed development (staff analysis below policy in italics):
. Require that development projects have planned for the provision of all public services.
(Chapter VII, Goal III, Objective A, Action 1)
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands proposed
to be annexed in the following manner:
. Sanitary sewer and water service will be extended to the project at the developer's
expense.
. The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian Rural Fire
Department.
. The subject lands currently lie within the jurisdiction of the Ada County Sherijf's Office.
Once annexed, the lands will be serviced by the Meridian Police Department (MPD).
. The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD). This service will not change.
. The subject lands are currently serviced by the Meridian School District #2. This service
will not change.
. The subject lands are currently serviced by the Meridian Library District. This service
will not change and the Meridian Library District should suffer no revenue loss as a
result of the subject annexation.
. Chapter VII, Goal I, Objective B: Plan for a variety of commercial and retail opportunities
within the Impact Area.
Stafffinds that the site is designatedfor Commercial on the Comprehensive Plan Future
Land Use Map. Staff believes that over time, a variety of commercial and retail opportunities
will be provided on this site.
. Chapter VII, Goal IV, Objective D: Encourage appropriate land uses along transportation
corridors.
Staff believes that the proposed development is appropriate along the adjoining
transportation corridor (Interstate 84)). This development project will be highly visible and
help to define the entrance to the city.
. Chapter VII, Goal IV, Objective A, Action 6: Require screening and buffering of commercial
and industrial properties and residential use with transitional zoning.
Although the applicant is not proposing a residential zone adjacent to the existing homes to
the east they have presented the possibility (see applicants narrative) of locating housing
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 1,2007
adjacent to the Landing Subdivision. Staff is supportive of this proposal and believes that
providing a transitional use such as multifamily housing would be beneficial in this area.
See section 10 below for more information and analysis.
9. ZONING ORDINANCE
a. Allowed Uses in Commercial Districts: UDC Table 11-2B-2 lists the permitted, accessory, and
conditional uses in the C-G zoning district. Retail stores, offices uses, and service-based industries
are either principally or conditionally permitted uses within the C-G zone.
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
AZ Application: Please see Exhibit D for detailed analysis of the required facts and fmdings.
The annexation legal description submitted with the application (prepared on November 7, 2006, by
Clinton W. Hansen, PLS) shows the property adjacent to the existing corporate boundary of the
City of Meridian.
Concept Plan: The applicant submitted a conceptual site plan with the application that has various
elements. To begin, the concept plan proposes approximately 300,000 square feet of retail space
that is distributed among 14 separate tenant spaces. The largest of the retail spaces is 127,000
square feet and is designed to house a national "big box" retail establishment. The other tenant
spaces range in size from 3,500 square feet to 30,000 square feet and are projected to contain both
national and local retail stores and shops.
Another major aspect of the concept plan is a proposed public street connection between Waltman
Lane and Ruddy Drive (a stub street extended from the Landing Subdivision to the west). It appears
that this street connection is designed to provide connectivity into this area from the west. On the
conceptual site plan, much ofthe area that is adjacent to this proposed street extension is not shown
with any specific buildings or uses. In the narrative submitted with the application the applicant
voices some desire to locate housing or mixed use development on this western portion of the site.
Staff is including a development agreement provision that requires some housing or office uses
along the western portion of this site, as a transitional use.
One more element of note in the concept plan is a proposed cross access driveway that connects
across the Ten Mile Creek to the parcels to the east. This cross access drive would provide good
connectivity between this development and any future commercial project to the east.
After carefully reviewing the conceptual site plan, staff has identified various issues, including
those mentioned above, that need to be discussed. These issues are outlined in the following
analysis sections. Staff is very aware that the proposed plan is only conceptual in nature, but staff
believes that some concepts are not currently proposed that would be appropriate for this site. These
additional concepts are also discussed below. (A list of recommendations that should be included in
a revised concept plan are located at the end of the analysis section)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 1,2007
Access: Access to this property and connectivity in this area of the city is an issue of extreme
importance for this project, especially when the size and visibility of this proposal is considered. As
mentioned earlier, there are only two points of access that exist into this area. The frrst is Waltman
Lane, which is a public street which runs along the northern border of this group of properties.
Waltman Lane operates currently as a partially improved roadway with no curb, gutters or
sidewalks. The other access point into this property is Ruddy Drive, which is a residential stub
street that is extended to this area from the Landing Subdivision to the west. A third point of access,
which should be provided at some point in the future, is W. Corporate Drive, which currently stubs
to the northern edge of the Ten Mile Creek. Even though the Corporate Drive stub street is not
directly adjacent to the subject property it is still an essential point of connection that will provide
much needed commercial and emergency connectivity in this area. Staff believes that each of these
three points of connectivity mentioned above has special considerations, these considerations are
described below:
. Waltman Lane: Staff believes that Waltman Lane will be the major access corridor into
this site. Most people coming to or leaving this site will go through the intersection of
Waltman Lane, Meridian Road, and Main Street. The current configuration of this
intersection has been identified by the City and ACHD as an area of great concern. The
most current information from ACHD lists the redesign and reconfiguration of this
intersection in the ACHD Draft Five Year Work Program, with construction to begin in
2009. The project is estimated to take seven months or more, and will be a major aspect
of the "Split Corridor" as defined in the Downtown Meridian Transportation Plan and
2006 Update to the Comprehensive Plan. Staff believes that the redesign of this
intersection is an essential key to the development of all of the land along Waltman Lane,
including the subject property. It must be made clear that the current configuration of the
intersection is only serving a small number single family homes, that are located along
Waltman Lane. It goes without saying that adding 300,000 square feet of retail space
prior to the redesign and construction of the Waltman Lane, Meridian Road, and Main
Street intersection would have severe consequences in this area. Beyond the intersection
being constructed and fully operational, staff also believes that Waltman Lane should be
completely improved with curb, gutters and sidewalks along its entire length (abutting
this site to Meridian Road) prior to the intensification of this area. (see summary
recommendation regarding access below)
. W. Corporate Drive: As stated above W. Corporate Drive currently terminates at the
northern bank of the Ten Mile Creek, approximately 500 feet north of the subject site. To
connect to Waltman Lane a bridge crossing will be required over the Ten Mile Creek and
the street will then need to cross the 8.5 acre Lorcher property (parcel #SI213131365)
which lies to the north of the subject site. It must be made clear that the Lorcher property
is not part of this application, and lies off~site. Staff believes that the extension of W.
Corporate Drive from the north is another key element of the circulation system in this
area that should be resolved, before businesses are allowed to operate in this area. (see
summary recommendation regarding access below)
. Ruddy Drive: Unlike the other two access points mentioned above that have constraints
that are not directly adjacent to the subject property, Ruddy Drive is a stub street that
abuts the western boundary of the subject site. The issues that arise with the potential
Ruddy Drive extension have more to do with a potential problem with the compatibility
of uses in this area. Ruddy Drive connects directly to a network of local residential streets
in the Landing Subdivision. All of these streets have front on housing and the other
characteristic of local neighborhood streets. Staff is very concerned about the direct
extension of Ruddy Drive into this site, shown on the applicant's concept plan.. Staff is
mostly concerned with the "cut through traffic" that could be guided through the Landing
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 1,2007
Subdivision from both the west and east if a direct connection between Waltman Lane
and Ruddy Drive is allowed. Staff believes that Ruddy Drive should be extended, but in a
way that does not promote cut through commercial traffic in this area. Staff recommends
that the connection between Ruddy Drive and Waltman Lane be circuitous in nature
through the drive aisles of the proposed retail development. This will still allow
emergency vehicles to maintain the much needed second access point to the south Linder
Road area and it will also facilitate a more limited flow of traffic between the Landing
Subdivision and this proposed development. (see summary recommendation regarding
access below).
Summary of Access Issues: In relation to these concerns described above, staff believes that the
following measures should be taken to avoid any potential access issues in this area:
. No building permits should be released or construction traffic allowed on this site until
the construction related to the redesign of the Waltman Lane, Meridian Road, and Main
Street intersection is completed OR W. Corporate Drive is extended across the Ten Mile
Creek and connected to Waltman Lane.
. If the extension of W. Corporate Drive is completed prior to the Waltman Lane, Meridian
Road, and Main Street intersection and construction begins on the site, no construction
traffic should be allowed to use the Waltman Lane/Meridian Road/Main Street
intersection until it is also completed.
. At no time shall construction traffic be allowed to access this site using Ruddy Drive or
any other street within the Landing Subdivision.
. Prior to occupancy of any structure located on this site the Waltman Lane, Meridian
Road, and Main Street intersection should be completed and W. Corporate Drive should
be extended across the Ten Mile Creek and connected to Waltman Lane.
. Prior to occupancy of any structure located on this site, Waltman Lane should be fully
improved with curb, gutter and sidewalks (designed to ACHD standards) from the
intersection of Waltman Lane and Meridian Road to the western boundary of the subj ect
property.
Site Design: This site is located in a very visible section of the city. Passengers in cars driving by
the city on Interstate 84 will have a direct view of this commercial development. This area has the
potential to become one of the city's most recognizable features. The importance of this location
makes quality design essential. As of the print deadline for this report staff has not received any
conceptual elevations or design elements beyond the conceptual site plan submitted by the
applicant. Staff has been informed that the applicant is working with potential retail tenants to
create a master design concept that will be used throughout the development. Staff believes that
design elements such as elevations or a design typology should be provided to the city at a
minimum of ten working days prior to the city council hearing for this project, so that a clear
picture of what the applicant envisions for this area can be identified and reviewed by staff.
Beyond the master concept plan, staff believes the following design elements should be required
with this development of this property.
. To ensure a minimum design standard, all buildings in the development should be subject
to administrative design review as defmed in UDC 11-3A-19. Special attention should be
paid to the section of these design standards which addresses pedestrian walkways and
connectivity, not only between the buildings, but within the parking lot. In other words a
clear pedestrian plan should be included within the master concept for this development.
Pedestrian walkways and paths should be provided throughout the parking lot to allow
pedestrians to walk in designated areas rather than in drive aisles.
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CITY OF MERIDIAN PLANNiNG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 1, 2007
. In addition to the administrative design guidelines, all buildings should contain
architectural elements and landscaping features that break up any long fayade or wall that
faces the freeway, a main drive aisle, a parking area, or a residential district. These
architectural elements shall include at least two changes in materials or colors, and some
modulation in the fayade, including but not limited to, windows, columns, cornices,
extrusions, or other architectural enhancements.
. A minimum of 14 buildings should be required on this site. No single structure should
exceed 200,000 square feet.
. Ten copies and PDF images of a master concept or typology for this development,
which includes elevations, should be provided to the city at a minimum of ten
working days prior to the City Council hearing for this project. This will help to
ensure that a clear picture of what the applicant envisions for this area can be
identified and reviewed by staff. (for a detailed description of all recommended
changes to the concept plan see the Summary of Revisions to Conceptual Plan
below)
Landscaping: Although the design of this project is only conceptual, staff believes there are some
landscape elements that should be discussed at this early stage. The following landscaping elements
are not specifically addressed on the current concept plan and staff believes that they should at a
minimum be identified on a revised concept plan.
. The Comprehensive Plan Future Land Use Map clearly identifies a multiuse pathway that
runs along a portion of the eastern boundary of this site. Staff believes that this pathway
should be included when the subject property develops. The pathway should be
constructed near the northeast comer of the subject property (aligning with the existing
pathway on the north side of Waltman Lane), south, generally along the eastern bank of
the Ten Mile Creek, approximately 630 feet, to the southwest comer of the neighboring
property to the east (Parcel #SI213417045). When the neighboring properties to the east
develop the pathway can then be extended eastward to intersect with Meridian Road. The
applicant should design the pathway in accordance with UDC 11-3A-8 and in
conjunction with the Parks Department.
. The Ten Mile Creek courses along the majority of the eastern boundary of this site. The
comprehensive plan has identified the Ten Mile Creek as one of the waterways that
should be preserved and protected with in the city. Staff believes that the vegetation and
trees that currently exist along the banks of the Ten Mile Creek should be protected or
enhanced as part of this development. These trees and vegetation also act as a natural
screen from the ITD sand lot which is located to the east of the proposed development.
. UDC 11-2B-3 requires a 50 foot landscape buffer along the interstate in the C-G zone.
This buffer should be designed in accordance with UDC 11-3B-7 and be placed along the
entire southern boundary of the subject site.
. The June 2006 Meridian Comprehensive Plan has identified Waltman Lane as a collector
street. UDC 11-2B-3 requires a 20 foot landscape buffer along all collector streets in the
C-G zone. This buffer should be designed in accordance with UDC 11-3B-7 and be
placed along the entire northern boundary of the subject site. Any new local public streets
proposed for this property should be required to have 10 foot landscape buffers, designed
in accordance with UDC ll-3B-7, as required by UDC 11-2B-3.
. UDC 11-2B-3 also requires a 25-foot wide landscape buffer between residential uses and
properties zoned C-G. This buffer should be designed and constructed in accordance with
UDC ll-3B-9 and be placed adjacent to any existing residential uses which would
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 1,2007
include the Landing Subdivision and the two residential parcels located adjacent to the
northwest comer of the subject property (if these properties are still functioning as
residential uses and have not converted to conunercial by the time building permits are
applied for).
. The applicant should also comply with any other landscaping standards described in the
UDC, including but not limited to UDC 11-3B-8 which outlines the standards for parking
lot landscaping.
Summary of Revisions to Conceptual Plan: After considering all of the analysis mentioned above
staff has compiled the following list of items that should be included on a revised conceptual plan
to be submitted to staff by the applicant a minimum of ten days prior to the city council
hearing date for this project. Staff also recommends that the Commission consider any discussion
or public testimony that may bring up other issues that should be included on a revised concept
plan.
. Ruddy Drive should be extended in a way that does not promote commercial cut-through
traffic in this area. Staff recommends that the connection between Ruddy Drive and
Waltman Lane be circuitous in nature through the drive aisles of the proposed retail
development.
. Clearly identify on the revised site plan a multiuse pathway that runs along the eastern
bank of the Ten Mile Creek, for approximately 630 feet south of Waltman Lane, to the
southwest comer of the neighboring property to the east (Parcel #S1213417045).
· Clearly identify the required landscape buffers along 1-84, next to the residential uses, and
along Waltman Lane as described above.
. Identify on the concept plan a conceptual a pedestrian network that will help to guide
pedestrians through the parking areas safely. This network should include pedestrian only
pathways and sidewalks that connect the distant parking areas to the buildings.
. Included with these revisions to the conceptual plan ten hard copies and electronic PDF
images of a master typology (architectural style) and/or elevations, to the city a
minimum of ten working days prior to the City Council hearing for this project.
Certificate of Zoning Compliance: The purpose of a Certificate of Zoning Compliance (CZC)
permit is to ensure that all construction, alterations and/or the establishment of a new use complies
with all of the provisions of the UDC before any work on the structure is started and/or the use is
established (UDC 11-5B-IA). To ensure that all of the provisions in the development agreement
(see below) are complied with, Staff will require the applicant to obtain CZC approval from the
Planning Department prior to site development, where all site and landscaping improvements must
be installed prior to occupancy.
Development Agreement: A Development Agreement (DA) will be required as part of annexation
of this property. Prior to annexation approval, a DA shall be entered into between the City of
Meridian, the property owner(s) at the time of annexation ordinance adoption, and the developer.
The applicant shall contact the City Attorney, Bill Nary, at 888-4433 to initiate this process. The
DA shall include, at minimum, the following:
. All future uses shall not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
. All future development of the subject property shall comply with City of Meridian
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 1, 2007
ordinances in effect at the time of development.
. The applicant shall be responsible for all costs associated with sewer and water service
installation.
. The following shall be the allowed uses on this property: Permitted and accessory uses
within the C-G zone. All conditionally permitted uses in said zone shall be subject to
CUP approval.
. A transitional use such as offices or residential shall be located along any portion of the
western boundary of this site adjacent to existing residential development.
. No building permits shall be released or construction traffic allowed on this site until the
construction related to the redesign of the Waltman LanelMeridian RoadlMain Street
intersection is completed OR W. Corporate Drive is extended across the Ten Mile Creek
and connected to Waltman Lane.
. No construction traffic shall be allowed to use the Waltman LanelMeridian Road/Main
Street intersection until it is completed.
. At no time shall construction traffic be allowed to access this site using Ruddy Drive or
any other street with in the Landing Subdivision. Prior to the release of any building
permits a construction sign shall be placed on the site near Ruddy Drive. The sign shall
be oriented towards any construction traffic that may attempt to exit the site at this
location, and clearly state that construction traffic is prohibited on Rudy Drive and within
the Landing Subdivision.
. Prior to occupancy of any structure located on this site, the Waltman LanelMeridian
RoadlMain Street intersection shall be completed and W. Corporate Drive shall be
extended across the Ten Mile Creek to connect with Waltman Lane.
. Prior to occupancy of any structure located on this site Waltman Lane shall be fully
improved with curb, gutter and sidewalks (designed to ACHD standards) from the
intersection of Waltman Lane and Meridian Road to the western boundary of the subject
property.
. Extend Ruddy Drive into this site from the west in a way that does not promote cut
through commercial traffic in this area. The connection between Ruddy Drive and
Waltman Lane shall be circuitous in nature and course through the drive aisles of the
retail development.
. The applicant shall be responsible to obtain a Certificate of Zoning Compliance (CZC)
permit and administrative design review approval from the Planning Department for all
new construction on the subject property.
. In addition to the administrative design review requirements, all buildings shall contain
architectural elements and landscaping features that break up any long fac;ade or wall that
faces the freeway, a main drive aisle, a parking area or a residential district. The
architectural elements of all buildings in this development shall include at least two
changes in materials or colors, and some modulation in the fac;ade, including but not
limited to, windows, columns, cornices, extrusions, or other architectural enhancements.
. Provide a pedestrian network within the parking areas that will help to guide
pedestrians through the parking areas safely. This network shall include pedestrian only
pathways and sidewalks that connect the distant parking areas to the buildings.
. A minimum of 14 buildings shall be required on this site. No single structure shall exceed
200,000 square feet.
. Construct, at minimum, a 20-foot wide landscape buffer along Waltman Lane. The
landscape buffers shall be placed on the subject property exclusive of any ACHD right-
of-way.
. Construct, at a minimum, a lO-foot wide landscape buffer along any new public
commercial street that may be developed on this properly. The landscape buffers shall be
Waltman Property Annexation - AZ.06.063
PAGE 10
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 1, 2007
placed on the subject property exclusive of any ACHD right-of-way.
· Construct, at a minimum, a 50-foot wide landscape buffer along the entire southern
boundary of this site, abutting Interstate 84. The landscape buffer shall be constructed on
the subject property, exclusive of any ITD right-of-way.
. Construct, a minimum25-foot wide landscape buffer adjacent to any existing residential
uses which abut this site including the Landing Subdivision to the west and the two
residential parcels located adjacent to the northwest comer of the subject property
(provided these parcels are still residential uses at the time of CZC/DR submittal on this
site).
. Prior to occupancy of the first building, construct a multiuse pathway that extends from
the northeast corner of the subject property (intersecting with Waltman Lane) south
along the eastern bank of the Ten Mile Creek, approximately 630 feet, to the southwest
corner of the neighboring property to the east (Parcel #S1213417045). This pathway
shall be designed in accordance with UDC 11-3A-8 and in cor~junction with the
Meridian Parks Department.
· The vegetation and trees that currently exist along the banks of the Ten Mile Creek
shall be protected or enhanced as part of this development. The applicant shall work
with the Parks and Recreation Department regarding the removal or replacement of any
trees on this site.
. The applicant shall complete all required improvements prior to obtaining a Certificate of
Occupancy for the proposed development.
Note: At this time the development agreement does not reference the concept plan
and elevations for this project because they need to be revised and provided to staff.
A development agreement provision specifically addressing the revised concept plan
and forthcoming elevations/typologies should be included prior to final approval of
the project, if such approval is granted.
b. Staff Recommendation: Staff recommends approval of the proposed rezone (AZ-06-063),
subject to the Development Agreement provisions listed above and contingent upon the
applicant providing a revised conceptual plan and elevations/typologies for this project, prior
to the City Council hearing.
11. EXHIBITS
A. Drawings
l. Vicinity / Current Zoning Map
2. Conceptual Site Plan (not approved)
B. Agency Comments
1. Planning Department
2. Fire Department
3. Police Department
4. Ada County Highway District
C. Legal Description
D. Required Findings from Unified Development Code
Waltman Property Annexation - AZ-06-063
PAGE 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 1,2007
A. Drawings
1. Vicinity / Current Zoning Map
Exhibit A
PAGE 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 1,2007
2. Conceptual Site Plan (not approved)
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Waltman Annexation Concept Plan - 12/1-5/06
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 1,2007
B. Agency Comments
1. PLANNING DEPARTMENT
1.1 The annexation legal description submitted with the application (prepared on November 7,2006,
by Clinton W. Hansen, PLS) shows the property adjacent to the existing corporate boundary of
the City of Meridian.
l.2 Prior to annexation ordinance approval, the applicant shall enter into a Development Agreement
with the City. See section 10 above for analysis and comments regarding the Development
Agreement provisions.
2. FIRE DEPARTMENT
2.l Acceptance of the water supply for fIre protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
2.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 Yz" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on comers when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements ofthe IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet ofthe project.
2.3 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required
to have an approved turn around. Phasing of the project may require a temporary approved turn
around on streets greater than 150' in length with no outlet.
2.4 All entrance and internal roads and alleys shall have a turning radius of28' inside and 48' outside
radius.
2.5 Fire Lanes shall have a 20' wide improved surface capable of supporting an imposed load of
75,000Ibs. All roadways shall be marked in accordance with Appendix D Section DI03.6 Signs.
2.6 Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
2.7 The roadways shall be built to Ada County Highway Standards cross section requirements and
shall have a clear driving surface. Streets with less than a 29' street width shall have no parking.
Streets with less than 33' shall have parking only on one side. These measurements shall be
based on the back of curb dimension. The roadway shall be able to accommodate an imposed
load of 75,000 GVW.
2.8 Commercial and office occupancies will require a [rre-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
2.9 The various office/commercial lots lot 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 &
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 1,2007
Emergency Services Consulting Group our requests for service are projected to reach 2800 in the
year 2005 and 3800 by the year 2010.
2.10 The fIre department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and efficient
response by fIre and emergency medical service vehicles. This cost of this installation is to be
borne by the developer.
2.11 Maintain a separation of 5' from the building to the dumpster enclosure.
2.12 The Fire Dept. has concerns about the addressing of the existing house and the address being
visible from the street which the project is addressed off of. Please contact the Addressing
Specialist at 898-5500 to address this concern prior to the public hearing.
2.13 All aspects of the building systems (including exiting systems), processes & storage practices shall
be required to comply with the International Fire Code.
2.14 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
2.15 Provide exterior egress lighting as required by the International Building & Fire Codes.
2.16 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fIre apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped
throughout with an approved automatic sprinkler system installed in accordance with Section
903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183
m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed
in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600
feet (183 m).
2.17 There shall be a fire hydrant within 100' of all fire department connections.
2.18 Buildings over 30' in height are required to have access roads in accordance with The International
Fire Code Appendix D Section DI05.
2.19 Emergency response routes and fire lanes shall not be allowed to have speed bumps.
2.20 Buildings or facilities exceeding 30 feet (9144mm) or three stories in height shall have at least three
means of fIre apparatus access for each structure. Two of the access roads shall be placed a distance
apart equal to not less than one half of the length of the overall diagonal dimension of the property or
area to be served, measured in a straight line.
2.21 Buildings or facilities having a gross building area of more than 62,000 square feet (5760 m2) shall
be provided with two separate and approved fIre apparatus access roads separated by one half of the
maximum overall diagonal dimension of the property or area to be served, measured in a straight line
between accesses. Exception: Projects having a gross building area of up to 124,000 square feet
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 1,2007
(11520 m2) that have a single approved fire apparatus access road when all buildings are equipped
throughout with approved automatic sprinkler systems. (Remoteness Required)
3. POLICE DEPARTMENT
3.1 The applicant shall submit a revised landscape plan that uses walkways and landscaping to direct
visitors to the main entrance and away from private areas.
3.2 The proposed development and/or plat do not offer natural surveillance opportunities of the
public areas. The applicant should include features that increase visibility, including but not
limited to: doors and windows that look out on the public areas, front porches, and adequate
nighttime lighting. The site plan and/or landscaping plan shall be revised accordingly..
3.4 The proposed development shall limit landscaping shrubs and bushes to species that do not
exceed three feet in height.
3.5 The loading areas shall be separated from all public parking areas.
3.6 The Police Department is concerned with the traffic generated on Waltman. Without a more
concise site plan and traffic plan, the Police Department can not recommend approval.
4. ADA COUNTY HIGHWAY DISTRICT
4.1 Waltman Lane is currently improved with 2 travel lanes (approximately 24-feet of pavement),
paved shoulders, and no curb, gutter, or sidewalk abutting the site.
4.2 Waltman Lane currently has 50-feet of right-of-way abutting the site.
4.3 The traffic count for Waltman Lane west of Meridian Road on 10/15/2003 was 375 VTD.
4.4 The level of service for Waltman Lane is within the local street planning threshold.
4.5 Meridian Road is currently improved with 4 travel lanes, a left hand turn lane, a dedicated right
hand turn lane, paved shoulders, and no curb, gutter or sidewalk adjacent to the site (The site
doesn't abut Meridian Road).
4.6 Meridian Road currently has 120-feet of right-of-way abutting the site. (The site doesn't abut
Meridian Road)
4.7 The traffic count for Meridian Road north ofI-84 on 06/06/2006 was 56,433 VTD.
4.8 The Meridian Split Corridor project is currently under design, and scheduled for construction in
2009.
4.9 The applicant should be aware that a connection between Corporate Drive and Waltman Lane is
likely with future development in the area. The current location of the terminus of Corporate
Drive should be considered with this development, and an alignment or sufficient offset should be
accommodated in preliminary design. Additionally, there is an existing stub street to the west of
the site that would typically be extended into the site with a development application. Due to the
fact that this site will be a commercial use and the subdivision to the west is residential, Staff will
likely consider appropriate traffic calming measures.
Exhibit B
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 1, 2007
C. Legal Description
Leaal Description
Waltman Property Annexation
A Darcel for annexation purposes located in the NW Yo of the SE Y. of Section 13, Township 3
North, Range 1 West, Boise Meridian, Ada County, Idaho, and more particularly described as
follows;
BEGINNING at a 518 inch diameter iron pin marking the northeast comer of said N\fII Yo of tne
SE Yo, from which a brass cap monument marKing the northeast comer of the SE Y. of said
Section 13 bears S 89025'45" E a distance of 1321.27 feet:
Thence S 0046'07" W along the easterly boundary of said NW Yo of the SE Y. a distance of
1323.25 feet to a point on the northerly right-of-way of Interstate 84;
Thence N 89030'44" W along said northerly right-of-way a distance of 1315-45 feet to a 518 inch
diameter iron pin on the westerly boundary of said NW Y. of the SE Yo;
Thence N 0"30'35" E along said westerly boundary a distance of 1082.73 feel 10 a 5/8 inch
diameter iron pin;
Thence leaving said westerly boundary S 89"18'29. E a distance of 249.82 feet to a 5/8 inch
diameler iron pin;
Tnence N 0033'15" E a distance of 242.68 feel to a point on the northerly boundary of said
NW Yo of the SE Yo;
Thence S 89026'35" E along said northerly boundary a distance of 1071.42 feet to the POINT
OF BEGINNING.
This parcel contains 38.68 acres and is subject to any easements existing or in use.
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land Solutions, PC
November 7,2006
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Exhibit C
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 1, 2007
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 2, 2006
D. Required Findings from Unified Development Code
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full
investigation and shall, at the public hearing, review the application. In order to
grant an annexation and/or rezone, the Council shall make the following findings:
1. The map amendment complies with the applicable provisions of the
comprehensive plan;
The applicant is proposing to zone all of the subj ect property to C-G. Staff finds
that the proposed zoning map amendment complies with the applicable
provisions of the Comprehensive Plan. Please see Comprehensive Plan Policies
and Goals, Section 8, of the Staff Report for more information.
2. The map amendment complies with the regulations outlined for the
proposed district, specifically the purpose statement;
No development is proposed concurrent with the zoning map amendment. Staff
fmds that there are several uses that are allowed and conditionally allowed within
the requested zoning district of C-G. If the applicant complies with the conditions
outlined in the development agreement, staff fmds that the proposed commercial
district will be in compliance with the specific district regulations. Staff finds
that future development of this property should comply with the established
regulations and purpose statement of the C-G zone.
3. The map amendment shall not be materially detrimental to the public
health, safety, and welfare;
If the applicant enters into a Development Agreement and complies with the
provisions, staff finds that the proposed zoning amendment will not be
detrimental to the public health, safety, or welfare. Staff recommends that the
Commission and Council rely on any oral or written testimony that may be
provided when determining this finding.
4. The map amendment shall not result in an adverse impact upon the delivery
of services by any political subdivision providing public services within the
City including, but not limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse
impact upon the delivery of services by any political subdivision providing
services to this site.
5. The annexation is in the best of interest ofthe City (UDC 11-5B-3.E).
The C-G zoning amendment will provide commercial area that is similar in
nature to existing and proposed commercial development in the vicinity. Staff
fmds that all essential services are available or will be provided by the developer
to the subject property and will not require unreasonable expenditure of public
funds. In accordance with the findings listed above, staff finds that Annexation
and Zoning of this property to C.G would be in the best interest ofthe City,
if the applicant enters into a Development Agreement (DA) with the City, as
mentioned in Section 10 of the Staff Report.
Exhibit B ~ Page 1