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HomeMy WebLinkAboutCentrePointe Sub No. 2 North . CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007 STAFF REPORT Hearing Date: 2/13/2007 /,' .~ "1';":~"~': ..,.."'.,......,.:."'.". .~~~':,:' ~~~'.,~ ~:~'.~: ,'~ ~. "1"1"" m" i"""'.:""I,,.4.i! l '" j~. ..1:." ,', ~rr; .tJJ7,iiC;Ji"':f,,; ~. IO,,\:I!:() \<;.,: - "" ~ '. -, -'.:~").. . ,'I~ "r . .'y .,' I, ~I~" "~I : 'I" l ,,' ,,,, "I ".',",~"j J~~:::~\_~~V TO: FROM: SUBJECT: Mayor & City Council Amanda Hess, Associate Planner Centre Pointe North (#2) Subdivision . PP-06-063 Preliminary Plat for 14 commercial lots On 18.7 acres in the C-G zone, by Winston H. Moore 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The Applicant, Winston H. Moore, is requesting preliminary plat approval for 14 commercial lots on 18.7 acres within the C-G (General Retail and Service Commercial District). Centre Pointe North will be the final phase of the 59-acre Centre Pointe Marketplace development. The subject application includes a proposal to construct parking areas, one public street, and private drive lanes as depicted on the submitted landscape plan. The subject site is located on the northwest comer of the Eagle Road / Ustick Road intersection, in Section 32, Township 4 North, Range 1 East, B.M., and is currently referenced as Assessor's Parcel Number S05324l7600. The site has not been previously platted. The subject site is currently within the corporate boundaries of the City of Meridian and the city's Urban Service Planning Area. NOTE: The submitted landscape plan depicts a 35-foot wide landscape buffer along Eagle Road, where 15 feet of the buffer is located within Eagle Road's right-of-way. Staff has spoken with the Applicant, and the Commission should note that the Applicant is preparing to submit a variance application requesting to allow right-of-way along Eagle Road to count towards the required landscape street buffer of 35-feet (as was approved with Centre Pointe Subdivision #1). Staff does not believe that the approval or denial of the variance request by the Council will haf a major impact on the layout of the proposed subdivision. The subject report does not assume that a va nee by the Council will be granted. 2. SUMMARY RECOMMENDATIO Staff has provided a detailed analysis and recommended conditions of approval for the requested Preliminary Plat application. Staff is recommending approval of the proposed Centre Pointe North Subdivision (pP-06-063) with the conditions listed in Exhibit B of the Staff Report. The Meridian Plannine: and Zonine: Commission heard the item on January 4. 2007. At the public hearine:. they moved to recommend approval to the City Council. a. Summary of Public Hearine:: i. ill favor: Jonathan Seel (Applicant's Representative) ii. ill opposition: None iii. CommentilllZ: None iv. Written testimony: None v. StaffpresentinlZ application: Amanda Hess vi. Other staff commenting on application: Mike Cole: Caleb Hood b. Key Issues of Discussion by Commission: i. Cross-access: and ii. Public turnaround at the terminus ofCentrePointe Way. c. Key Commission Chanl!es to Staff Recommendation: Centre Pointe North - PP-06-063 Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007 i. Eliminated the requirement for a public turnaround at the terminus of CentrePointe Way. d. Outstandine: Issue(s) for City Council: I. The Applicant requested. and the Commission agreed. that Lot 3. Block 1. not be required to supply cross-access to adiacent lots. fu addition. the Commission noted that Lots 1 & 2. Block 1. should share a driveway access. However. the motion did not reflect this. Nonetheless. Staff did modify Condition of Approval 1.1.12: 11. The Applicant requests modification of Condition 1.1.4 so that the 10-foot landscaping buffer adiacent to residential uses be installed at the time of submittal for Certificates of Zoning Compliance. and not with the subdivision improvements as currently required: 111. The Applicant requests modification of Condition 1.1.4 and 1.1.6 regardin? construction of the 35-foot landscaping buffer entirely outside of the rilZht-of- way. On January 26.2007. the Applicant has submitted a landscaping variance to the Planning Department to allow a portion of the right-of-way along Eagle Road to count towards the required landscape street buffer of 35-feet. The landscape variance is scheduled to be heard before Council on March 6.2007. 3. PROPOSED MOTIONS Approval After considering all Staff, Applicant, and Public testimony, I move to approve File Number PP-06- 063, as presented in staff report for the hearing date of February 13, 2007, with the following modifications: (Add any proposed modifications) Denial After considering all Staff, Applicant, and Public testimony, I move to deny File Number PP-06.063 as presented during the public hearing of February 13,2007, for the following reasons: (You should state specific reasons for denial of the annexation and you must state specific reason( s) for the denial of the plat) Continuance I move to continuc File Number PP-06-063 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: Northwest comer of Us tick Road and Eagle Road (North of Centre Pointe Subdivision No.1) Section 32, T4N, RIB b. Owner: Blue Marlin fuvestrnent, LLC 1940 Bonito Way, #160 Eagle, ill 83616 c. Applicant: Winston H. Moore Centre Pointe North - PP-06-063 Page 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAff REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007 1940 Bonito Way, #160 Meridian, ill 83642 d. Representative: Jonathan Seel, W.H. Moore Co. e. Present Zoning: General Retail and Service Commercial (C-G) f. Present Comprehensive Plan Designation: Mixed Use-Regional g. Description of Applicant's Request: 1. Date of Site Plan (See Exhibit A): October 27, 2006 2. Date of Landscape Plan (See Exhibit A): November 6, 2006 h. Applicant's Statement / Justification: This plat represents the final phase of the 59-acre Centre Pointe Marketplace development. The project will include continuation of Centrepointe Way to the north property boundary. The parking area will be constructed as proposed on the submitted site and landscaping plans. A plaza, accessed by an 8-foot east-west walkway, will be constructed within the parking area. The parking lots will be landscaped, and the required buffer along Eagle Road installed. 5. PROCESS FACTS a. The subject application will, in fact, constitute a preliminary plat as determined by City Ordinance. By reason of the provisions of UDC 11-5, a public hearing is required before the City Council on this matter. b. Newspaper notifications published on: December 18,2006 and January 1, 2007 (Planning & Zoning Commission) January 22.2007: February 5. 2007 (City Council) c. Radius notices mailed to properties within 300 feet on: December 8, 2006 (Planning & Zoning Commission) January 19.2007 (Citv Council) d. Applicant posted notice on site by: December 25,2006 (Planning & Zoning Commission) February 3. 2007 (City Council) 6. LAND USE a. Existing Land Use(s): Vacant agricultural land. b. Description of Character of Surrounding Area: Mixed-use area with big box commercial, retail, and residential uses. c. Adjacent Land Use and Zoning 1. North: Residential, Ada County; Residential, City of Boise 2. West: Champion Park Subdivision, zoned R-8 3. South: Centre Pointe Subdivision, zoned C-G 4. East: Smitchger Subdivision, Lowe's Home Improvement, zoned C-G d. History of Previous Actions: Centre Pointe North - PP-06-063 Page 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007 The majority of this site was annexed into the City in 2004 (Blue Marlin - AZ-03-025). A smaller piece of Centre Pointe was recently annexed into the City (Nesmith - AZ-05-065). The proposed subdivision does not include 8.33 acres previously approved for a Kohl's Department Store, and 31.3 7 acres approved under Centre Pointe Subdivision (PP-06-020). The entire Centre Pointe Marketplace development (59 acres) is zoned C-G. Until recently, the recorded Development Agreement (DA) for the Centre Pointe development required CUP or PD approval for all uses on the subject site because a detailed concept/re- development plan for the site was not provided when the annexation application was processed by the City. Some of the buildings on the Master Site Plan have already received approval by the City through the CUP process, including Kohl's Department Store, G.!. Joes Sporting Goods, and Retail Buildings "B" and "1" as identified on the Master Site Plan. ill October of 2006, the Applicant was granted approval to modify the existing DA (MI-06-008) for Centre Pointe to allow the construction and commencement of principally permitted uses in the C-G zone, without CUP/PD approval. The Applicant, Winston H. Moore, submitted a Master Site Plan which defined building layout and pad locations for the development (See Exhibit A-2). The Applicant is now only required to submit Certificate of Zoning Compliance and Design Review applications prior to building construction within the Centre Pointe development. The Commission and Council should also note that, in November of 2005, the Center Pointe Marketplace development received approval for three (3) access points to/from Eagle Road (V AR-05-021). Two are right-in''; right-out only accesses and one is a full driveway access. Additionally, in June of 2006, the Applicant was granted a variance (V AR-06-013) from UDC Table 11-2B-3 and UDC 11-3B-7C2 which require: 1) 35-foot wide landscape buffers along entryway corridors; and, 2) the entire landscape buffer along streets to be on a common lot or within a permanent easement. Said variance allowed the Applicant to count adjacent ITD right- of-way towards the landscape street buffer width for Centre Pointe Subdivision. The landscaping buffer was approved at 20 feet, with 15 feet constructed within said right-of-way. The Commission should note that the Applicant has not yet, but is preparing to submit a variance application which proposes to reduce width of the landscaping buffer for Centre Pointe North to 20 feet along Eagle Road in a similar manner. e. Existing Constraints and Opportunitics: 1. Public Works Location of sewer: This property will sewer to mains installed in the previous phase. Location of water: This property will receive water service from mains installed in the previous phase. Issues or concerns: None 2. Vegetation: Agricultural 3. Floodplain: N/ A 4. Canals/Ditches Irrigation: There are a couple ofirrigationldrainage ditches that bisect the property . 5. Hazards: N/A 6. Size of Property: 18.7 acres f. Subdivision Plat illformation: Centre Pointe North - PP-06-063 Page 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007 The submitted plat proposes 14 commercial lots on lS.7 acres within the C-G zone. The fIrst phase of the Centre Pointe development, which encompassed 31.37 acres, and the S.33-acre Kohl's site are not part of the subject plat. g. Landscaping: 1. Width of street buffer(s): Per the Future Land Use Map, both SH 55 / Eagle Road is designated an "Entryway Corridor." As such, the UDC (Table 11-2B-3) requires a 35- foot wide street buffer adjacent to said roadway. The landscape plan (Sheets L1.0 and L1.I) proposes a 35-foot wide buffer along Eagle Road. However, the UDC requires landscaping buffers along public streets to be either placed in a separate common lot or a landscape easement. Additionally, the UDC requires 10 feet of landscaping along all commercial streets. The landscape plan proposes 10-foot wide landscaping buffers on both sides of North Centrepointe Way. 2. Percentage of site as open space: The UDC does not require open space or site amenities for commercial subdivisions. However, as per the conditions of approval for MI-06-00S by City Council allowing construction and commencement of principally permitted uses without CUPIPD approval for the entire Center Pointe development, the Applicant was required to supply three (3) public gathering areas with continuous internal walkways on site. One (1) of said gathering areas is proposed within Centre Pointe North. 3. Other landscaping standards: Landscaping within the proposed parking lot areas should be constructed in compliance with UDC ll-3B-S. The Applicant was granted alternative compliance from the standard requirement to construct a 25-foot wide landscape buffer adjacent to Champion Park (residential) to the west. A lO-foot wide buffer landscape buffer should be constructed adjacent to the future single.family uses to the west. See Section 9 below for more information. h. Proposed and Required Non-Residential Parking: One off-street parking space is required for every 500 square feet of gross floor area. Also, one "Type A" and one "Type B" parking space required for the loading areas (per UDC 11-3C-S). No buildings are proposed with the subject application. However, the Applicant is proposing to construct the main parking lot and drive aisles with the subject plat. Staff will monitor the square footage of each building as it is submitted for CZC approval to ensure that adequate parking is provided. 1. Proposed Street System: Three access points to U stick Road and three access points to Eagle Road have been approved for the Centre Pointe Marketplace development by ACHD, ITD, and the City of Meridian. One of the approved right-in / right-out only accesses falls within the Centre Point North Subdivision. N. Centrepointe Way, a public street, will run the entire length of the Centre Pointe development and will eventually connect with Wainwright Drive further to the north. All other accesses to Ustick Road and Eagle Road are proposed as driveways. Staff is recommending that a cross access / ingress-egress easement be provided so that each lot within the Centre Pointe development, as well as the Kohl's site, has access throughout the site and, thus, the public street system. As of the print deadline for this report, Staff has not received comments from ACHD or lTD. 7. AGENCY COMMENTS MEETING On December 15,2006, a joint agency and departments meeting was held with service providers in this area. The agencies and departments present include: Meridian Fire Department, Meridian Parks Centre Pointe North - PP-06-063 Page 5 , CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007 Department, Meridian Public Works Department, Meridian Police Department, and the Sanitary Services Company. Staff has included comments, conditions and recommended actions in Exhibit B below. 8. COMPREHENSIVE PLAN POLICIES AND GOALS The subject site is designated 'Mixed Use - Regional' (MU-R) on the Future Land Use Map. h1 Chapter VII of the Comprehensive Plan, this designation is defined in part as an area that is situated in highly visible or transitioning parts of the City where innovative and flexible design opportunities are encouraged. The MU-R has no upper limit on the square footage of non-residential uses and is intended to allow a broad range of uses. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed development (Staffs analysis in italics below policy): . Chapter VII, Goal III, Objective A, Action 1 - Require that development projects have planned for the provision of all public services When the City established its Area of City Impact, it planned to provide City services to the subject property. The City of Meridian plans to provide municipal services to the lands proposed to be subdivided in the following manner: . The subject lands currently lie within the jurisdiction of the Meridian City Fire Department, who currently shares resource and personnel with the Meridian Rural Fire Department. . 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) and the Idaho Department of Transportation (ITD). This service will not change. . The subject lands are currently serviced by the Meridian School District #2. This service will not change. . The subject lands are currently serviced by the Meridian Library District. This service will not change and the Meridian Library District should suffer no revenue loss as a result of the subject annexation. Municipal, fee-supported, services will be provided by the Meridian Building Department, the Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary Services Company. . Chapter VII, Goal I, Objective B - Plan for a variety of commercial and retail opportunities within the Impact Area. Staff finds that the site is designated for MU-R on the Comprehensive Plan Future Land Use Map. Staff believes that 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 subdivision is located appropriately on the SH55 / Eagle Road transportation corridor. Staff supports the proposed uses at this site as they are consistent with the Mixed Use - Regional district and the approved development agreement. . Chapter VII, Goal IV, Objective D, Action 2 - Restrict curb cuts and access points on collectors and arterial streets. ACHD and ITD evaluate access points. The proposed access point to the arterial street generally Centre Pointe North - PP-06-063 Page 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007 complies with ITD's standards. The Idaho Transportation Department (ITD) has a policy for access to a Type IV Principal Arterial will be at intersections only, and spaced at one-half mile intervals in urban areas. ITD allows approaches (other than intersections) in special cases and on a temporary basis. The Eagle Road access has been approved by the City Council through the variance process. · Chapter VII, Goal N, Objective D, Action 5 - Require appropriate landscape and buffers along transportation corridor (setback, yegetation, low walls, berms, etc.). The Applicant is proposing to construct 35-foot wide street buffers along the adjacent arterial street (Eagle Road). By Ordinance, a minimum 35-foot wide landscape buffer along entryway corridors is required. 9. UNIFIED DEVELOPMENT CODE a. Allowed Uses in the Commercial Districts: UDC Table 11-2B-2 lists the permitted uses and uses conditionally allowed in the C-G zoning district. 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. C-G General Retail And Service Commercial District: The purpose of the C-G district is to provide for commercial uses which are customarily operated entirely or almost entirely within a building; to provide for a review of the impact of proposed commercial uses which are auto and service oriented and are located in close proximity to major highway or arterial streets; to fulfill the need of travel-related services as well as retail sales for the transient and permanent motoring public. All such districts shall be connected to the municipal water and sewer systems of the City, and shall not constitute strip commercial development and encourage clustering of commercial development. c. General Off-Street Parking Standards (UDC 11-3C-5): The following standards shall apply to off-street vehicle parking for non-residential uses: h1 all Commercial Districts the requirement shall be one (1) space for eyery five hundred (500) square feet of gross floor area. d. Structures Subject to Design Standards (UDC 11-3A-19B5): All structures on property adjacent to an entryway corridor (Eagle Road) are subject to the design standards listed in this section of the UDC. e. Outdoor Storage / Refuse Areas (UDC 11-3A-12): Outdoor utility meters, HVAC equipment, trash dumpsters, trash compaction and other service functions shall be incorporated into the overall design of buildings and landscaping so that the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets. f. Development along State and Federal Highways (UDC 11-3H): The Applicant shall construct a street, generally paralleling the state highway, be designed to accommodate future connectivity and access to all properties fronting the state highway that lie between the applicant's property and the nearest section line road and/or half mile collector road. The intent of this section is to provide for future connectivity and access to all properties fronting the state highway that lie between the applicant's property and the nearest section line road and/or half-mile collector road. The applicant is proposing driveways, rather than a street, that will collect and distribute traffic as envisioned with the subject section of the UDC. 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation Centre Pointe North - PP-06-063 Page 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007 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 this is a good location for the proposed development. Please see Exhibit C for detailed analysis of the required facts and findings for a preliminary plat. The PP application substantially complies with the Unified Development Code (UDC). Below, Staff details some of the more significant changes that should be required with the approval of the preliminary plat. Future Uses: The subject property shall obtain Certificate of Zoning Compliance (CZC) approyal from the Planning Department prior to construction of any building. Further, each building proposed on a lot adjacent to Eagle Road shall also be subject to Design Review approval. Landscaping: Staff is generally supportive of the proposed landscape plan prepared by The Land Group, me., labeled Sheets Ll.O and L1.l, and dated 11/6/2006. The plan shall demonstrate compliance with the following standards. UDC ll-2B requires a 35-foot wide street buffer along entryway corridors. SH 55 / Eagle Road is an established entryway corridor. On the submitted landscape plan, the Applicant proposes to construct a 40- to 45-foot wide street buffer along Eagle Road. However, in June of 2006, the Applicant was granted a variance (V AR-06-0 13) from UDC Table ll-2B-3 and UDC 11-3B-7C2 for Centre Point Subdivision No. 1 which requires: 1) 35-foot wide landscape buffers along entryway corridors; and, 2) the entire landscape buffer along streets to be on a common lot or within a permanent easement. Said variance allowed the Applicant to count adjacent ITD right- of-way towards the landscape street buffer width for Centre Pointe Subdivision. The landscaping buffer for Centre Pointe Subdivision No. 1 was approved at 20 feet, with 15 feet constructed within said right-of-way. However, the Applicant has not yet, but will submit a variance application proposing to reduce the landscaping buffer for Centre Pointe North to 20 feet along Eagle Road in a similar manner Chapter 2 of the UDC also requires a 10-foot wide landscape buffer along both sides of the proposed North Centrepointe Way, a commercial street. Per UDC ll-3B, the Applicant should be required to depict the required street buffers on the face of the fmal plat in the form of easements or common lots. All landscaping adjacent to public streets should conform to the requirements of UDC ll-3B-7. UDC 11-3B-SC.2 prohibits linear groupings of parking spaces in excess of 12. There are several groupings of parking spaces that exceed 12 in a row. Therefore, in accordance with UDC policy, landscape planters, including trees and groundcover, shall be placed within the proposed parking areas. See Parking Lot analysis below. UDC Table 11-2B-3 requires a 25-foot wide land use buffer between C-G zoned property and residentially zoned property. H wever, the Applicant previously applied and received approval for a 10-foot wide landscape bu er adjacent to the residential uses in Champion Park Subdivision to the west. A 10-foot wide co on lot or landscaping easement should be placed on the face of the final plat where this site abu residentially zoned property. Ditches, Laterals, and Canals There are several irrigation laterals that bisect this parcel. Per UDC 11-3A-6, all irrigation itches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (UDC 11-3A-15). The Applicant should be required to utilize any existing surface or well water for the primary source. If a surface or well source is not Centre Painte North - PP-06-063 Page 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007 available, a single-point connection to the culinary water system shall be required. If a single- point connection is used, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in accordance with City Code. Fencing: The Applicant is not showing any fencing on any of the submitted plans. A detailed fencing plan should be submitted upon application of the final plat (UDC 11.3A-7). If permanent fencing is not provided, temporary construction fencing to contain debris must be installed around the perimeter prior to issuance of a building permit. All fencing should be installed in accordance with City Code. See Exhibit B below. North Centrepointe Way: Staff is supportive of the general location and design of North Centrepointe Way, a public local street. Currently, N. Centrepointe Way dead-ends at the north property boundary. Until N. Centrepointe Way is extended further to the north, a temporary turnaround and associated easement should be provided. Internal Cross-Access: There are some proposed commercial lots that do not have frontage on a public street. Also, there are shared driveways to Eagle Road and shared parking areas. Because of this situation, the Applicant should provide a cross parking/cross access agreement for all of the lots within the Centre Point development to use and share the parking areas and drive aisles. Prior to signature of the final plat by the City Engineer, a copy of a recorded cross~access / ingress-egress and parking maintenance agreement should be provided to the City. Parking Lot: UDC 11-3C-6B requires off-street loading spaces for commercial uses at a rate of 1 per every 500 square feet of building. UDC Table ll-3C-1 requires all 90-degree parking stalls to be at least 9-feet wide by 19-feet long adjacent to 25-foot wide drive aisles. Further, UDC 11- 3B-SC-2 prohibits linear groupings of parking spaces in excess of 12. There are several groupings of parking spaces that exceed 12 in a row depicted on the site and landscape plans. h1 accordance with UDC 11-3B-SC2, landscape planters, including trees and groundcoyer, shall be placed within the proposed parking areas. All parking should comply with UDC 11-3C-5 and UDC 11-3B-S. To ensure that the proposed parking lot is constructed in accordance with the UDC, the Applicant shall submit ten full-size copies and one S.5" x II" copy of the updated landscape plan to the Planning Department at least 10 days prior to the City Council hearing. Refuse/Service Area Screen: Neither the submitted site plan, preliminary plat, nor the landscape plan depict where the refuse / service areas will be. UDC 11-3A-12 requires the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets. All future CZC applications should clearly demonstrate how this standard is met. b. Staff Recommendation: Based on the above analysis, Staff finds the Preliminary Plat application generally conforms to the Comprehensive Plan policies and UDC standards, as well as the Development Agreement in effect for this site. Staff recommends approval of PP-06-063 subject to the Conditions of Approval listed in Exhibit B of the Staff Report. The Meridian Planning: and Zoninl! Commission heard the item on January 4.2007. At the Dublic hearine: they moved to recommend aDDroval to the City Council. 11. EXHIBITS A. Drawings 1. Vicinity Map Centre Pointe North - PP-06-063 Page 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007 2. Centre Pointe Marketplace Concept Plan 3. Subdivision Phasing Map 4. Preliminary Plat (Dated October 27, 2006) 5. Landscape Plan - Not Approyed (Dated November 6, 2006) B. Conditions of Approval 1. Planning Department 2. Public Works 3. Fire Department 4. Police Department 5. Parks Department 6. Sanitary Services 7. ACHD 8. Central District Health Department C. Required Findings from the UDC 1. Preliminary Plat Centre Pointe North - PP-06-063 Page 10 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007 A. Drawings 1. Vicinity Map Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13, 2007 2. Centre Pointe Marketplace Concept Plan :" ~",~ \\", I '1;', ' -.; - '-"', III 'CentrePoi: n,t tv1ARKE"fPLACE Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007 3. Subdivision Phasing Map ~"1<l~blu.-t ~.~ Exhibit A ..\ "......1 " " [' \. I I , , .. I I i ( I ,I ! l 1 C> ~ ( , ... , I ! I ~' I ~! I IS) I . I II' II .1 , ! CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007 4. Preliminary Plat (Dated October 27, 2006) ,,:Ii::::"':;::':,i\': ~,., f " i !' ': !' V' 'I; 1- , ,': :,:,::'::::')i~ :': '::' ':,1,",,":': I :;;~'!I}i:i,,:, ," ,,: ' , fti "",.>"">,,':' .. J;:li ~:, II;J .. I, ..' ,....,', ti"i,\" , 'III' , I ; r II ' :,; "'i"":~' I 1 ,I , Ilj!rll.."o....@ " ..' ~ ", ", ',' i<i,,; "i1, ,_I ' ~.,' r' .j :, ",,:,,'1 ,III II' ;,,; ,::,::<' IIi, I . . 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" i : ,II ; " llH i . In "U 1,111 ~ ij~i!, !Ii !,' ~ ~:~-'~t~-~ . 'I I'l'!lll "1' I'j'! !Il . ii" " I ,II "IHI( !II .IP1Ii"jl!11 l'lll'l II. I 11 :m!ll. !I!l!l!.! () t CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007 04"'PI 'UeIP!<IQV>j c; eSElld IU!Od aJIUeo e ,..---- 1 ! 18 I .~ : I i I I I I I I i I I I I I 1 I 1 I I I I V Exhibit A ~ CJ o 8 @ - f ~ i 0 ( @o 1'1' f " -J " (Q j, 'I !, /"" , .... / , ... / i -' I I@ : e j .L/l---J I',l~ i 11111 fl lii'lijlillllltll 11111.1 il tIP I 1011'1' ill.'(ll ,11,) ii, , }I:! . h 'I': f' II I.il r I. J I 1111 'I If fl U "h! Iii I I II" I Ii~ ~i · . ;'~I ij I~I.!~' ~11H1 '"lid 11111JIIIIIII'I~ ~q !llli'".!,.)II)'JiIllllil [',!Ill.! f"I.u.J. .1.10 b I.lrtl It H lh ' rl.. ,I /' .. ..... _.oj.... .... II:~ II I: ~ 1:1~ .' .,'1 ~ .' ~ ~ --J I " I CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007 B. Conditions of Approval 1. Planning Department 1.1 SITE SPECIFIC REQUIREMENTS 1.1.1 The preliminary plat labeled as C-l and prepared by Quadrant Consulting, me., dated October 27, 2006, is approved with the conditions listed herein. The Applicant shall comply with all previous requirements of this site associated with AZ-03-025, V AR-05.02l, MI-06-00S, as well as the Development Agreement (mstrument No.1 0504S793) in effect for the Centre Pointe Marketplace development. 1.1.2 All future construction on the subject lots shall be required to obtain Certificates of Zoning Compliance prior to building construction. Further, all structures located adjacent to Eagle Road shall be subject to Design Review approva1. 1.1.3 Access to Eagle Road and N. Centre Pointe Way shall be consistent with the approvals of ACHD, ITD, and the City of Meridian. A note shall be placed on the final plat restricting direct lot access to the classified roadways. 1.1.4 The landscape plan prepared by The Land Group, me., labeled Sheet L1.0, dated 4-5-06, is not approyed. The following reyisions shall be made: . Construct a 35-foot wide street buffer along the entire frontage of Eagle Road. All landscaping adjacent to public streets should conform to the requirements ofUDC 1I-3B- 7. . Construct a IO-foot wide street buffer along Centre Pointe Way, as proposed. Per UDC II-3B-7, the minimum density of one (1) tree per thirty-five (35) linear feet is required for all landscaping buffers along streets. Provide three (3) more trees within the landscape buffer west of N. Centrepointe Way and three (3) more trees in said buffer east of N. Centrepointe Way. . m accordance with UDC 11-3B-SC2, landscape planters, to prevent linear groupings of stalls in excess of 12, shall be placed within the proposed parking areas. . Construct a lO-foot wide landscape buffer along the western boundary of the site, where lots abut residentially zoned property. . Mitigate or protect any existing trees on this site. Coordinate a plan with the City Arborist, Elroy Huff. Submit ten (10) revised copies of the landscape plan with the changes listed above no later than ten (10) days prior to the hearing before City Counci1. 1.1.5 Provide a public gathering area and associated pedestrian walkway on site, as required per MI-06- OOS. 1.1.13 1.1.14 1.1.15 1.2 1.2.1 1.2.2 CITY OF MERIDIAN PLANNING DEPARTMENT STAff REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007 1.1.9 UDC Table ll-3C-l requires all 90-degree parking stalls to be at least 9-feet wide and 19-feet long adjacent to 25-foot wide drive aisles. Further, UDC 11-3B~SC2 prohibits linear groupings of parking spaces in excess of 12. h1 accordance with UDC 11-3B-SC2, landscape planters, including trees and groundcover, shall be placed within the proposed parking areas. All parking shall comply with UDC 11-3C-5 and UDC 11-3B-8. To ensure that the proposed parking lot is constructed in accordance with the UDC, the Applicant shall submit an updated landscape plan to the Planning Department prior to the City Council hearing this project. The Applicant shall comply with the outdoor lighting standards shown in UDC ll-3A-ll. Prior to the City Engineer's signature of the final plat, any existing structures shall be removed from the site. Prior to the City Engineer's signature of the final plat, provide the City with a copy of a recorded cross-parking / cross-access agreement for the lots within the development to use the proposed driveways and parking areas. Lot 3. Block 1. shall not be required to supply cross-access to adiacent lots. Lots 1 & 2. Block 1. should share a driveway access. Prior to signature of the final plat by the City Engineer, a copy of a recorded cross-access / ingress-egress and parking maintenance agreement should be provided to the City. It shall be the responsibility of the Applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. GENERAL REQUIREMENTS~PRELIMINARY PLAT 1.1.10 1.1.11 1.1.12 1.2.3 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision pursuant to City Code. All areas approved as open space shall be free of wet ponds or other such nuisances. All stormwater detention facilities incorporated into the approved open space are subject to UDC 11- 3A-IS and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated surface materials shall not be used in open space lots, exccpt as permitted under UDC 11-3A- IS. Where the Applicant has submitted a preliminary landscape plan and where Staff has reviewed such plan, the landscaping shall be consistent with the preliminary plan with modifications as proposed by Staff. If the stormwater detention facility cannot be incorporated into the approved open space and still meet the standards ofUDC 11-3A-1S, then the Applicant shall relocate the facility. This may require losing a developable lot or developable area. It is the responsibility of the developer to comply with ACHD, City of Meridian and all other regulatory requirements at the time of final construction. The Annlicant shall suhmit a detailed fencing n1an with the final n1at annlication for the CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007 1.2.5 Staffs failure to cite specific ordinance provisions or terms of the approved Preliminary Plat does not relieve the Applicant of responsibility for compliance. 1.2.6 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6A. 2. Public Works Department 2.1 Sanitary sewer service to this development is being proposed via extension of mains installed in a previous phase. The Applicant shall install mains to and through this subdivision; Applicant shall coordinate main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2 Water service to this site is being proposed via extension of mains installed in a previous phase. The Applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. 2.3 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13 and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of reimbursable pipe) being finalized prior to construction plan approval. The detailed agreement with the reimbursable amount shall be approved by Council prior to plat signature. 2.4 The Applicant shall provide a 20.foot easement for all public water/sewer mains outside of public right of way (include all water services and hydrants). 2.5 The Applicant has indicated the required pressurized irrigation system in this development is to be owned and maintained as a private system. Since it is to be maintained as a private system, plans and specifications will be reviewed by the Public Works Department as part of the construction plan review. A "draft copy" of the operations and maintenance manual will be required prior to plan approval with the "final draft" being required prior to final plat signature on the last phase of this project. 2.6 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (UDC ll-3A-6). The Applicant should be required to use any existing surface water for the primary source. If a surface source is not available, a single-point connection to the culinary water system shall he required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. 2.7 All existing structures not meeting setbacks or meeting the dimensional standards of the UDC shall be removed prior to signature on the final plat by the City Engineer. 2.8 Meridian Public Works specifications do not allow any large landscaping within a five foot radius of water meters. The Applicant shall make the necessary adjustments to achieve this separation requirement and comply with all landscape requirements. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007 reviewed and approved by the City Engineer. A drainage plan designed by a ltate of Idaho licensed architect or engineer is required and shall be submitted to the City Engine (Ord. 557, 10-1-91) for all off-street parking areas. Storm water treatment and disposal shall b designed in accordance with Department of Environmental Quality 1997 publication Catal g of Storm Water Best Management Practices for Idaho Cities and Counties and City of Meridi'an standards and policies. Off-site disposal into surface water is prohibited unless the jurisdiction which has authority over the receiving stream provides written authorization prior to development plan approval. The Applicant is responsible for filing all necessary applications with the Idaho Department of Water Resources regarding Shallow mjection Wells. 2.12 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. Sewer, water, pressurized irrigation, and any life safety development improvement shall receive final approval prior to occupancy. Other required development improvements, such as fencing, micropaths, and landscaping may be bonded for prior to obtaining certificates of occupancy 2.14 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to signature on the final plat. 2.15 It shall be the responsibility of the Applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.16 Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 2.17 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.18 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.19 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public residential streets. Two-hundred and fifty watt high pressure sodium streetlights, on 30' pole shall be required on subdivision entrances and collector roadways. Design of the streetlights shall be approved by the Public Works Department. Decorative lights require a streetlight agreement on file with Public Works prior to activation. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants, and no further than 400' distance in between locations. Final design locations and quantity are determined after power designs are completed by Idaho Power Company. The street light contractor shall obtain approval from the Public Works Department, and permit from Building Department 3. Meridian Fire Department 2.11 2.13 ':! 1 ^ nn~_+n_n~ ~l' +1...,. n.n+~ ~n__l., l'~~ ~~~ _~~+~n+;~_ ...;11 1..~ 1..., +1..~ 1\1f~~;.:l;n_ t:';~.,. n.,._n.........~_+ n_.:l CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007 f. Fire hydrants shall be place 18" above finish grade. g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 3.3 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turnaround. Phasing of the project may require a temporary approved turnaround on streets greater than 150 feet in length with no outlet. Provide an updated plan to Deputy Chief Joe Silva of the Meridian Fire Department which indicates turning radii, driye aisle, and docking details for loading areas on Lots 9 & 10, Block 6, at the time of submittal for Certificates of Zonine: Compliance for the structures on the aforementioned lots. 3.4 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside radius. 3.5 All internal roadways within the subject development shall be, at minimum, 20 feet wide and are considered fire lanes. Provide signage ''No Parking - Fire Lane." 3.6 Pn)'lide a p1:1blie tl:lrtlarmlfl.d at the Harth end ofN. Cefltrepoime Way. 3.7 The Meridian Fire Department requests that the northernmost driveway which accesses SH 55/ Eagle Road be restricted to right-in / right-out only, as proposed. 3.8 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather surface are required before combustible construction is brought on site. 3.9 Commercial and office occupancies will require a fITe-flow consistent with the International Fire Code to service the proposed project. Fire hydrants shall be placed per Appendix D. 3.10 The 14 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 & Emergency Services Consulting Group our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010. 3.11 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 fITe and emergency medical service yehicles. The cost of this installation is to be borne by the developer. 3.12 Maintain a separation of 5' from any buildings to dumpster enclosures. 3.13 Provide a Knox box entry system for the complex prior to occupancy. 3.14 All aspects of the building systems (including exiting systems), processes & storage practices shall be required to comply with the mternational Fire Code. 3.15 Provide exterior egress lighting as required by the mternational Building & Fire Codes. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007 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 (I83 m). 3.17 There shall be a fIre hydrant within 100' of all Fire Department connections. 3.18 Buildings over 30' in height are required to have access roads in accordance with Appendix D Section D105. 3.19 Emergency response routes and fIre lanes shall not be allowed to have speed bumps. 4. Police Department 4.1 The Meridian Police Department requests that a maximum of 3-foot tall shrubs be used along walkways within the parking lot. Shrubs in excess of 3 feet create potential hiding spots. 4.2 The loading areas shall be separated from all public parking areas. 4.3 The Meridian Police Department requests that the northernmost driveway which accesses SH 55 / Eagle Road be restricted to right-in / right-out only, as proposed. 5. Parks Department 5.1 The Parks Department has no concerns with the site design as submitted with the application. 6. Sanitary Service Company 6.1 SSC has no comments related to this application. 7. Ada County Highway District 7.1 SITE SPECIFIC CONDITIONS OF APPROVAL 7.1.1 Continue the north/south public collector roadway preyiouslv approved with the Centre point Subdivision No. 1 to the north property line. in alignment with the ACHD parcel purchased (located to the south of Wainwright Drive). It should be constructed as a 40-foot street section within 50 feet of right-of-way with vertical curb. gutter. and 5-foot wide concrete sidewalks. mstall a SilZll at the terminus that states: "THIS ROADWAY WILL BE EXTENDED IN THE FUTURE." A temporary turnaround easement should also be provided over the northernmost proposed drive aisle intersectinlZ Eagle Road. The Applicant is required to construct the roadway abuttinlZ this parcel ONLY with the application. 7.1.2 EalZle Road is under the iurisdiction of the Idaho Transportation Department. The City of Meridian. the Applicant. and ITD should work together to determine if additional right-of-way or improvements are necessary on Eagle Road (SH 55). Access points should be approved in accordance with the Eagle road Corridor Study. 7.1.3 All access to the site should be no l!feater than 36 feet wide. meet District offset policies. be paved the entire width. and at least 30 feet into the site. The ideal location of access to this site is from the previously approved driveway at the south property line. All access to Centre Pointe All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. Comply with the District's Tree Planter Width mterim Policy. Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. The Applicant shall submit revised plans for Staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. Construction, use, and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance. It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The Applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The Applicant shall be required to call DIGLINE (1.800-342-1585) at least two full business days prior to breaking ground within ACHD right-of-way. The Applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the Applicant or the Applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. Any change by the Applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. 8. Central District Health Department 7.2.3 7.2.4 7.2.5 7.2.6 7.2.7 7.2.8 7.2.9 7.2.10 7.2.11 7.2.12 7.2.13 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13, 2007 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007 C. Required Findings from the UDC 1. Preliminary Plat Findings (UDC ll-6B-6): m determining the acceptance of a proposed subdivision, the Commission and Council shall consider the objectives of this Title and at least the following: a. The conformance of the subdivision with the Comprehensive Development Plan; m Chapter VII of the Comprehensive Plan, 'Mixed Use - Regional' is defined as areas including commercial and residential development which are consistent with auto and service oriented uses. Staff finds that the existing General Commercial (C-G) zoning designation is in accord with the Comprehensive Plan's Future Land Use Map, which delineates the subject property as "Mixed Use - Regiona1." The purpose of the CMG district is "to proyide for a review of the impact of proposed commercial uses which are auto and service oriented and are located in close proximity to major highway or arterial streets; to fulfill the need of travel-related services as well as retail sales for the transient and permanent motoring public." The Commission finds that the proposed subdivision is in general conformance with the Comprehensive Plan. (See Section 8 of the Staff Report for detailed analysis of specific Comprehensive Plan Action Items that apply to this development.) b. The ayailability of public services to accommodate the proposed development; The site is intended for commercial uses which, based on the Comprehensive Plan description, may include retail, wholesale, service and office uses, as well as appropriate public uses such as government offices. The Applicant will be responsible for the extension of all utilities necessary to serve this proposed development. All urban services, such as water, are near to this site and the Applicant should be able to extend such seryices to the site. The Applicant and/or future property owners will also be required to pay park and highway impact fees. ACHD Ras yet to prepare a staff rep0rt ..vita site spe6ifie and standard 60nditions. Onee a staff rep0rt is reeeived by City Staff, the e0flditi0f!.s will be inel1::1.ded if!. EJChibit B. Bast:u un the joint agency/department meeting and other comments received from agencies/departments, the Commission finds that public services can be made available to accommodate the proposed development. Staff and the Commission recommend Council reference any written and/or verbal testimony submitted by any public service provider, regarding their ability to adequately service this project. If approved, the developer will be financing the extension of sewer, water, local street infrastructure, utilities and irrigation services to serve the project. The primary public costs to serve the future residents will be fire, police and school facilities and services. The Commission -hnrlC' t1-u:~.....~ UNll """11"'\+ 'h~ nv,.-.ncocw;",UJ l::Joilrl~t~nnl') 1 T"~I"111~"I"I=II"t"'t"'to~nt~ ~+ .......l1hl;..... .....^~t ~.,.,r1 t1,4JI+ +1,,j:II ...........^.......ru:.,~A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007 Please see Exhibit B for comments and conditions from other agencies and departments. e. Other health, safety or enyironmental problems that should be brought to Commission's and Council's attention; and Staff and the Commission are unaware of any health, safety or general welfare problems associated with the development of this subdivision that should be brought to Council's attention. ACHD considers road safety issues in their analysis. Staff and the Commission recommend Council reference any public testimony that may be presented to determine whether or not the proposed subdivision may cause health, safety, or environmental problems of which Staff or the Commission is unaware. f. The deyelopment preserves significant natural, scenic or historic features. Staff and the Commission are unaware of any natural, scenic or historic features which requITe preservation on this site. Staff and the Commission recommend Council reference any public testimony that may be presented to determine whether there are any natural, scenic or historic features on this site of which Staff and the Commission are unaware.