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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007
STAFF REPORT
TO:
FROM:
SUBJECT:
Hearing Date: 2/13/2007 ""- g /' ,m", ~,
~~::r~~~:~~:::~lanning Manager "-/VLcridian A~. ._~\
\ IfJ,\HO j
Woodland Springs Professional Park Annexation ~~,. _,;I~
. AZ-06-054 ~ r~' (a
Annexation and Zoning of 2.4 acres from Rl (Ada County) to L~O (Limited
Office), by Morgan Development, Inc.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicant, Morgan Development, Inc., has applied for Annexation and Zoning of 1.6 acres from Rl
(Ada County) to L~O (Limited Office). The Applicant intends for the subject area to house medical and
dental offices, clinics, and other professional services in the future. The subject property is located at the
northeast comer of E. McMillan Road and N. Locust Grove Road in Section 29, Township 4 North,
Range 1 East, B.M., and is currently referenced as Assessor's Parcel Number S0529336l75. The subject
property has not been previously platted. The subject property is within the City's current Area of Impact
and Urban Service Area.
2. SUMMARY RECOMMENDATION
Staff has provided a detailed analysis of the requested AZ application below. Staff recommends
approval of AZ-06-054 for Woodland Springs Professional Park as presented in the Staff Report
for the hearing date of December 21, 2006, subject to the applicant entering into a Development
Agreement with the City. The Meridian Plannine and Zonine Commission heard the item on
December 21. 2006. At the Dublic hearine thev moved to recommend aDDroval to the City Council.
a. Summary of Commission Public Hearine:
i. In favor: Matt Morl!an (Applicant); Frank Lee (Applicant's Attornev)
ii. In opposition: None
iii. Commentinl!: None
iv. Written testimony: None
v. Staff presenting application: Caleb Hood
vi. Other staff commenting: on application: None
b. Kev Issues of Discussion bv Commission:
i. Access to Locust Grove and McMillan Road
c. Kev Commission Chanees to Staff Recommendation:
i. Allowed a temporary vehicular access to McMillan Road. This access is to be closed once
access to the east is provided. Also. the applicant shall post a surety with the city for the cost
of closing the temporary driveway and installing landscapinl! where the driveway is
temporarily allowed. Further. this temporary driveway area must be in a common lot as part
of an anticipated subdivision.
d. Outstandine Issue(s) for City Council:
i. During: the Planning & Zoning Commission hearing in December. the applicant stated that
he was preparinl! to submit a preliminary plat for this site within 30 days. Since the
Commission hearing. staff has not had a request for a pre~application meetinl! on
subdividinl! the subiect property. Staff believes that allowing and enforcinl! the temporary
status of a driveway. as recommended bv the Commission. will be difficult without a plat
Woodland Springs Professional Park - AZ-06-054
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007
and plat notes about access. Staffrecommends that the applicant provide the Council with an
update regardinl! the timing of filing a preliminary plat on this site.
3. PROPOSED MOTIONS
Approyal
After considering all staff, applicant, and public testimony, I move approve File Number AZ~06~054
as presented in the staffreport for the hearing of February 13, 2007, with the following modifications
to the proposed development agreement provisions: (add any proposed modifications)
Denial
After considering all staff, applicant, and public testimony, I move to deny File Number AZ.06.054
as presented during the hearing of February 13, 2007, for the following reasons: (please state specific
reason(s) for denial)
Continuance
After considering all staff, applicant, and public testimony, I move to continue File Number AZ~06~
054 to the hearing date of (insert continued hearing date here) for the following reason(s): (state
specific reason(s) for continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
1630 E. McMillan Road
Meridian, ill 83642
Section 29, T4N, R1E
b. Owner:
RMC Construction, LLC
2053 E. Fairview Avenue, Ste. 101
Meridian, ill 83642
c. Applicant:
Morgan Development, Inc.
P.O. Box 1604
Idaho Falls, ill 83403
d. Representative: Matt Morgan
e. Present Zoning: Rl
f. Present Comprehensive Plan Designation: Medium Density Residential
g. Description of Applicant's Request:
1. Site Development Plan - See Exhibit A
2. Elevation Photos - See Exhibit A
h. Applicant's Justification:
The site seems to be well-suited for professional offices. This type of professional park is popular
with both professionals and surrounding residents who appreciate conveniently located,
aesthetically pleasing, owner~occupied office buildings.
The proposed development will include attractive landscaping and sufficient parking to serve the
intended occupants and clientele, in excess of the City's minimum requirements. (Please see
Applicant's letter for more information.)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation as determined by City Ordinance. By
reason of the provisions of UDC 11.5B~6, a public hearing is required before the City Council on
this matter.
b. Newspaper notifications published on: December 4, 2006, and December 18, 2006 (for Planninl!
& Zoninl! Commission hearing), and January 22. 2007. and Februarv 5, 2007 (for City Council
hearing)
c. Radius notices mailed to properties within 300 feet on: November 22, 2006 (for Planninl! &
Zoning Commission hearinl!), and Januarv 19. 2007 (for City Council hearing)
d. Applicant posted notice on site by: December 11, 2006 (for PlanninlZ & Zoning Commission
hearing), and Februarv 3.2007 (for City Council hearinl!)
6. LAND USE
a. Existing Land Use(s): There is an existing single family home and outbuildings on this site.
b. Description of Character of Surrounding Area: Single family residences to the north, east, west,
and southwest,' and an Idaho Power substation to the south.
c. Adjacent Land Use and Zoning
1. North: Residential, zoned RUT (Ada County)
2. South: Idaho Power Substation, zoned R-8
3. East: Residential, zoned RUT (Ada County)
4. West: Residential, zoned RUT (Ada County)
d. History of Previous Actions: N/A
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer: There is an existing main in Locust Grove.
Location of water: There are existing mains in Locust Grove, and McMillan.
Issues or concerns: None. This property is currently serviceable and Public Works will
provide comment on the development applications on this property.
2. Vegetation: Mostly vacant land. Several existing trees will require mitigation.
3. Floodplain: N/ A
4. Canals / Ditches / Irrigation: N/ A
5. Hazards: N/A
6. Existing Zoning: Rl
7. Size of Property: 2.4 acres
f. Landscaping
1. Width of street buffer(s): Twenty~five feet (25') of landscape buffer required on Locust
Grove Road an arterial road. McMillan Road is also an arterial road, but is designated as an
entryway corridor. By ordinance, 35~foot wide landscape buffer is required along McMillan
Road.
2. Width of buffers between land uses: Twenty-five feet (25') of landscape buffer required
Woodland Springs Professional Park - AZ-06-054
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13, 2007
between the subject property, proposed L~O, and the residential properties to the north and
east, zoned RUT.
3. Percentage of landscaped area: ~31.4% (0.75 acres.)
4. Other landscaping standards: UDC 11.3B~8 requires landscaping within and around parking
lots. The landscaping standards for parking lots will be applied as part of the issuance of a
Certificate of Zoning Compliance permit (see Exhibit B, Conditions of Approval).
g. Project Summary (Non~Residential Uses)
1. Non-residential square footage: Approximately 14,000 conceptually shown on plan
2. Building Height: Less than 35 feet
3. Description of Uses: Medical and Dental (Professional) Offices
4. Procurement of Certificates of Zoning Compliance (CZC) will be required prior to submittal
for building permits of individual buildings.
h. Off~Street Parking (Non~Residential Uses)
1. Parking spaces required: UDC 11.3C-6B establishes minimum parking standard for non~
residential uses. Within commercial districts, spaces shall be provided at one per 500 square
feet of gross floor area.
2. Parking spaces proposed: 88 shown on the concept plan; Staff will ensure adequate parking
with the CZC review.
3. Compact spaces proposed: 0
4. Off~site parking proposed: N/A
5. Percentage of interior parking as landscaping: Prior to issuance of any Certificates of
Occupancy, Staff will ensure that the proposed parking lot is improved with landscaping
according to UDC requirements (see Exhibit B, Conditions of Approval).
1. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): There are two
proposed driveway accesses to the subject development. The first proposed access is located at the
northwest comer of the property on Locust Grove Road, approximately 220~feet north of
MeMillan Road. The second driveway is proposed at the easternmost boundary of the propcl1y,
approximately 300~feet east of Locust Grove Road. Staff is supportive of a right-inlright-out
only access to Locust Grove Road. Staff is not supportive of the access proposed to McMillan
Road. Please see Analysis below for more information.
7. COMMENTS MEETING
On December 1, 2006, a joint agency and departments meeting was held with service providers in this
area. The agencies and departments present include: Meridian Fire Department, Meridian Parks
Department, Meridian Public Works Department, Meridian Police Department, and the Sanitary Services
Company. No comments are included with this report as all uses will require at minimum a certificate of
zoning compliance where the agencies will have the opportunity to condition specific uses.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Medium Density Residential" on the Comprehensive Plan Future Land Use
Map. In Chapter VII of the Comprehensive Plan, "Medium Density" areas provide for smaller lots for
residential purposes within City limits. Uses may include single~family homes at densities of three to
eight dwelling units per acre.
However, In 2004, the City approved Resolution No. 04.454, which amended Chapter VII, Section 1, of
Woodland Springs Professional Park - AZ-06-054
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007
the Comprehensive Plan to include the following language: "At the discretion of City Council, areas with
a Residential Comprehensive Plan designation may request office uses if the property has frontage on an
arterial street or a section line road and is 3 acres in size or less in size. In this instance, no ancillary
commercial uses shall be permitted."
Staff finds that the subject property has frontage on two arterial streets, McMillan Road and Locust Grove
Road, and is less than 3 acres in size (2.4 acres). According to Resolution No. 04~454, the subject parcel
is eligible for an office use/zone, if the Commission and Council fmd the zoning is appropriate for this
site.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the
proposed development (staff analysis in italics):
. Require that development projects have planned for the provision of all public services. (Chapter
VII, Goal III, Objective A, Action 1)
When the City established its Area of City Impact, it planned to provide City services to the subject
property. The City of Meridian plans to provide municipal services to the lands proposed to be
annexed in the following manner:
. Sanitary sewer and water service will be extended to the project at the developer's expense.
. The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed, the lands will be under the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian Rural Fire
Department.
. The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office.
Once annexed, the lands will be serviced by the Meridian Police Department (MPD).
. 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 suhjert annexatinn
Municipal, fee-supported, services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
. "Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, Goal IV,
Objective D, Action 2)
The applicant is proposing direct access to Locust Grove Road and McMillan Road. The subject
property has approximately 350 feet of frontage on McMillan Road and 225 feet of frontage on
Locust Grove Road. Other than the adjacent arterials, this site does not have frontage on a public
street. However, a public street out to McMillan Road is proposed to the west in Portico Place
Subdivision. The proposed driveway into this site from McMillan Road would be approximately
85-feet west of the public street proposed in Portico Place, and approximately 315 feet from the
Locust Grove/McMillan intersection. The Locust Grove/McMillan intersection is scheduled for
significant improvements in ACHD 's Five Year Work Program. Staff believes that at a maximum
the applicant be allowed one right~in/right~out access to Locust Grove Road, located at the north
Woodland Springs Professional Park - AZ-06-054
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007
property line and no direct access to McMillan Road (subject to ACHD approval.) Staff is further
recommending that the east~west drive aisle for this property be extended to the east property line,
and that a cross~access easement be provided to the parcel to the east. Staif will condition the
adjacent parcel, when they request annexation, to extend this driveway to the public street
proposed in Portico Place and reciprocate the cross-access easement. See Analysis below for
more information.
. "Require appropriate landscape and buffers along transportation corridors (setback, vegetation,
low walls, berms, etc.)." (Chapter VII, Goal IV, Objective D, Action 4)
Locust Grove Road and McMillan Road are both designated arterials on the Comprehensive Plan
Future Land Use Map. McMillan Road is also designated as an entryway corridor. By City
Ordinance, 35-foot wide landscape buffer is required along entryway corridors and a 25~foot wide
buffer is required adjacent to an arterial (UDC~11~2B~3A~1). Said buffers will be required by the
City with CZC review and approval.
. "Require all commercial businesses to install and maintain landscaping." (Chapter V, Goal III,
Objective D, Action 5)
The applicant is not specifically proposing to install any landscaping with the subject annexation
and zoning application. The applicant will be required to construct landscaping along Locust
Grove and McMillan Roads, internally and around the perimeter of the site with CZC review and
approval.
. "Plan for a variety of commercial and retail opportunities within the Impact Area." (Chapter VII,
Goal I , Objective B)
Staff believes that the proposed zone, which allows office uses, does contribute to the variety of
uses in this area.
Staff finds that the proposed L-O zoning designation is harmonious with and in accordance with the
Comprehensive Plan, as amended by Resolution No. 04-454, if the Commission and Council believe the
zoning is appropriate. Staff recommends that the Commission and Council rely on staff's analysis, other
agency/department comments, and any other comments received regarding the appropriateness of zoning
this site for office users).
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: UDC Table 11.2B~2 lists several uses as permitted and
conditional uses in the L~O zoning district. UDC 11-5B-I requires that Certificates of Zoning
Compliance be obtained prior to construction and commencement of said types of uses in order to
ensure compliance with all applicable provisions of the UDC.
b. Purpose Statement of Zone: The purpose of the L~O zone is to permit the establishment of
groupings of professional, research, executive, administrative, accounting, clerical, stenographic,
public service and similar used which shall not involve heavy testing operations of any kind or
product manufacturing of such a nature to create noise, vibration or emissions of a nature offensive
to the overall purpose of the District.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
Legal Description: The annexation legal description submitted with the application (prepared on
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007
October 12, 2006, by Michael S. Byrns, PLS) shows the property within the existing corporate
boundary of the City of Meridian.
Concept Plan: Staff is generally supportive of the proposed concept, labeled as "Site
Development Plan." However, due to the scheduled improvements to the Locust Grove/McMillan
intersection, the submitted concept plan may not be feasible to build. ACHD Staff has commented
that they are currently working on a concept study for this intersection design. Considerations will
need to be made for the potential impacts that the intersection improvements will have on the
ultimate area that is able to be developed on this site. One of the concept plans ACHD is working
on looks at the potential of buying this entire site for drainage. ACHD is also considering a
concept study which relocates the Lemp Canal to the north side of McMillan Road. At a minimum,
Staff believes that ACHD will require right~of~way which will significantly impact the layout as
depicted on the Site Development Plan. Staff believes that, at worse case, the entire site be zoned
for office uses and then wholly obtained by ACHD as part of their intersection improvement
project. Because Staff believes the submitted concept plan is not a feasible plan for this site, it
should not be approved as part of the annexation. However, there are some concepts that Staff
believes should be made into Development Agreement provisions which apply to redevelopment
of this site. Below, Staff has listed such concepts to be included in a development agreement for
this property.
Uses: Professional and sales offices, laboratories, health care services, and medical clinics are
some of the most common principally permitted uses within the requested L~O zone. Staff believes
that these principally permitted uses are appropriate for this property and meet the intent of
Resolution No. 04~454. However, there are several retail and ancillary commercial uses that can
occur in the L-O zone with conditional use permit approval. Therefore, Staff recommends that the
City limit the uses which can operate on the site to office/clinic type. This recommendation is
intended to protect the neighbors from more intense commercial uses that could potentially take
place on this property, and to ensure that the intent of Resolution No. 04~454 (light office, low~
impact businesses, etc.) is upheld.
Access: There are two accesses to the subject site shown on the Site Development Plan. The fIrst
driveway, from / to Locust Grove Road, is located at the northwest corner of the subject parcel.
The applicant is also showing an access from / to McMillan Road located at the southeast comer
of the subject parcel. The subject property has approximately 350 feet of frontage on McMillan
Road and 225 feet of frontage on Locust Grove Road. Other than the adjacent arterials, this site
does not have frontage on a public street. However, a public street out to McMillan Road is
proposed to the west in Portico Place Subdivision. The driveway into this site from McMillan
Road would be approximately 85~feet west of the public street proposed in Portico Place, and
approximately 315 feet from the Locust Grove/McMillan intersection.
The Locust Grove/McMillan intersection is scheduled for signifIcant improvements in ACHD' s
Five Year Work Program. ACHD Staff has commented that they are currently working on a
concept plan for how the intersection should be improved (see Concept Plan Analysis above).
Because this property has a limited amount of frontage and because a public street is being
constructed just to the east, Staff believes that the applicant be allowed one right-inlright-out
access to Locust Grove Road, located at the north property line and no direct access to
McMillan Road (subject to ACHD approval.) Staff is further recommending that the east~west
drive aisle for this property be extended to the east property line, and that a cross~access easement
be provided to the parcel to the east. Staff will condition the adjacent parcel, when they request
annexation, to extend this driveway to the public street proposed in Portico Place and reciprocate
the cross~access easement
Landscaping: The Applicant has proposed approximately 0.75 acres (32,825 square feet) of
Woodland Springs Professional Park - AZ-06-054
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007
landscaped area including, but not limited to, the landscape buffers along Locust Grove Road and
McMillan Road. The Applicant's concept plan also depicts planter islands within the parking lot.
Landscaping buffers are proposed along the north and east boundaries of the subject property,
which abuts a residential district. UDC 11~2B.3 requires a minimum of 20~feet of landscaping
buffer between L.O and residentially zoned properties. The Applicant may be required to construct
20~foot wide landscape buffers along said property lines, with CZC applications in the future.
Landscaping within the land use buffers should be installed in accordance with UDC ll~3B~9C.
Staff will ensure that the required buffers are installed and the parking lot is improved with
landscaping in accordance with the UDC requirements prior to issuance of any Certificates of
Zoning Compliance.
Parking: The Applicant's concept plan illustrates 88 parking stalls. As mentioned above, Staff
believes that a large portion of this site may be used for right.of.way as part of the Locust Grove
RoadlMcMillan Road intersection project. Staff will ensure that all parking requirements are
complied with, with the issuance of any Certificates of Zoning Compliance.
UDC Table 1l~3C~1 requires 90~degree parking stalls to be 19~feet long, adjacent to 25~foot wide
drive aisles. Compact stalls may be reduced in depth by an additional two feet. UDC 11.3A-17 A
requires sidewalks to be at least 5~feet wide. When a bumper overhangs onto a sidewalk or
landscape area, parking stall dimensions may be reduced two feet (2') in length if two feet (2') is
added to the width ofthe sidewalk or landscaped area (UDC 11~3C-5B~4).
Building Details: The Applicant is proposing to construct up to three office buildings. Each
building will house two units, for a total of six businesses. The proposed total gross floor area for
the site is 14,000 square feet. Staff is supportive of the elevations submitted which show single
story office buildings with a majority ofthe front fac;:ade being constructed with stone. See Exhibit
A~3 for sample building elevations.
Multi~use Pathway: On the Comprehensive Plan Future Land Use Map, a multi~use pathway is
depicted near this property. A multi~use pathway, along McMillan and/or Locust Grove Road may
be required adjacent to this site.
Hours of Operation: Consistent with previous Commission actions, Staff is recommending that
the hours of operation for businesses on this site be limited through a Development Agreement
from 6 am to 10 pm.
Certificate of Zoning Compliance: The purpose of a Certificate of Zoning Compliance (CZC)
permit is to ensure that all construction, alterations and/or the establishment of a new use complies
with all of the provisions of the UDC before any work on the structure is started and/or the use is
established (UDC 1l-5B~lA). To ensure that all of the development agreement provisions are
complied with, the applicant will be required to obtain CZC approval from the Planning
Department prior to building construction, and all improvements must be installed prior to
occupancy.
Development Agreement: UDC 11~5B~3D2 and Idaho Code ~ 65~6711A provides the City the
authority to require a property owner to enter into a Development Agreement (DA) with the City
that may require some written commitment for all future uses. To ensure that this project builds
out consistent with the Comprehensive Plan and the elevations submitted with the annexation
application, Staff recommends that the applicant enter into a Development Agreement with the
City. Prior to the annexation ordinance approval, a Development Agreement (DA) shall be entered
into between the City of Meridian, property owner(s) (at the time of annexation ordinance
adoption), and the developer. The Applicant shall contact the City Attorney, Bill Nary, at 888~
4433 to initiate this process.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT fOR THE HEARING DATE OF FEBRUARY 13,2007
b. Staff Recommendation: Staff recommends approval of AZ-06-054 for the Woodland Springs
Professional Park Annexation as presented in the staff report for the hearing date of
December 21, 2006, based on the Findings of Fact listed in Exhibit C, and subject to the
development agreement provisions listed in Exhibit B. On December 21. 2006. the Meridian
Planning & Zoninl! Commission voted to recommend apoTOval of the subiect application. with the
modified development agreement provisions listed in Exhibit B.
11. EXHmITS
A. Drawings
I. Vicinity Map
2. Conceptual Site Development Plan (not approved)
3. Sample Elevations
B. Development Agreement Provisions
C. Legal Description
D. Required Findings from Unified Development Code
E. Memo from ACHD
Woodland Springs Professional Park - AZ-06-054
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007
A. Drawings
1. Vicinity Map
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007
2. Conceptual Site Plan
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007
3. Sample Elevations
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007
B. Development Agreement Provisions
1. The annexation legal description submitted with the application (dated October 12, 2006, and
prepared by Michael S. Byrns, PLS) shows the property as contiguous to the existing corporate
boundary of the City of Meridian.
2. Prior to the annexation ordinance approval, a Development Agreement (DA) shall be entered into
between the City of Meridian, property owner (at the time of annexation ordinance adoption), and the
developer. The applicant shall contact the City Attorney, Bill Nary, at 888-4433 to initiate this
process within 12 months of City Council approval of the annexation request. The DA shall
incorporate the following:
. That no alterations, expansions, reconstructions or other enlargements to the existing single~
family structures will be permitted except through a Certificate of Zoning Compliance (CZC)
and except where 1) the use of the structure changes to a use consistent with this
Development Agreement, 2) the structure shall meet all applicable development standards
such as setbacks, frontage, height, etc. of the L~O zone, and 3) the structure shall be modified
to be consistent with the elevations submitted with the annexation application.
. That no building or other structure shall be erected, moved, added to or structurally altered,
nor shall any building, structure or land be established or changed in use without a Certificate
of Zoning Compliance (CZC).
. That all parking areas, drive aisles, landscaping, sidewalks, lighting, signage, building
height and building setbacks for this development shall comply with the applicable
provisions set forth in the Unified Development Code.
· That all future uses shall not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
. That the following shall be the only allowed uses on this property: principally permitted uses
within the L~O zone. No ancillary commercial uses or other conditionally allowed uses shall
be allowed on this property.
. That the hours of operation shall be limited to 6 a.m. to 10 p.m..
. That up to three office-type buildings may be constructed on this site. That said buildings
shall be limited to a single~story. Each building(s) shall have some stucco and stone
accents.
. That a 25~foot wide landscape street buffer will be constructed adjacent to Locust Grove
Road and that a 35~foot wide landscape street buffer will be constructed adjacent to
McMillan Road, located entirely outside of the right~of~way, prior to occupancy of any
buildings on this site.
. That a 20~foot wide land use buffer will be constructed along any boundary that is adjacent to
a residential district. This condition shall be applied at the time of Certificate of Zoning
Compliance review and approval.
. That vehicular access to this site shall be restricted to one right~inlright~out driveway to
Locust Grove Road, located at the north property line, ifi'as approved by ACHD. Direet let
aeeess te MeMillaB Road saall be prohibited. Direct lot access to McMillan Road shall be
temporarily acceptable until alternative access is provided from the property to the east.
When the subiect property is platted, the area that is being: proposed for the access to
McMillan Road shall be platted as a separate common lot. This provision will make it (the
common lot/access area) more easily developable as a buildable lot for an office buildinl!
when the access to the east is available, Further, prior to issuance of the first CZC on the
subiect property, the applicant shall provide a surety to the city for the cost of removing the
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13, 2007
temporary driveway and installinl! landscapinl! where the temporary driveway intersects
McMillan Road 05-feet wide by the width of the driveway).
· That the future east-west drive aisle be extended to the east property line. Prior to issuance of
the first CZC on this site, a copy of a recorded cross-access easement be provided, which
grants access to the parcel to the east to use said drive aisle out to Locust Grove Road.
(NOTE: Staff intends to condition the adjacent parcel to the east, when they request
annexation, to extend this driveway to the public street proposed in Portico Place further to
the west and reciprocate the cross~access easement to the subject property.)
· That the applicant shall be required to install any and all sewer mains, water mains and/or fire
hydrants that are deemed necessary during construction plan review.
· That the Applicant will be responsible for all costs associated with the sewer and water
service extension.
· Any existing domestic wells and/or septic systems within this project will have to be removed
from their domestic service, per City Ordinance Section 5~ 7~5l7, when services are available
from the City of Meridian. Wells may be used for non~domestic purposes such as landscape
irrigation.
. Prior to issuance of Certificates of Zoning Compliance for construction of any new buildings,
the Applicant shall submit a recorded cross~access and parking easement between the
neighboring properties.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13,2007
C. Legal Description
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Exhibit C
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 13, 2007
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Exhibit C
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2.40 Acres
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PAO\JECT NO. 6068704.00
DATe 10/12106
BY: meb
SCALE: . f*1OO'
SHEEr NO. 1 of 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 15,2006
D. Required Findings from Unified Development Code
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation and
shall, at the public hearing, review the application, In order to grant an annexation and/or
rezone, the Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive Plan;
The applicant is proposing to zone the subject property L.O (Limited Office). The Commission
finds that the proposed zoning map amendment generally complies with the applicable provisions
of the Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, of this
Staff Report.
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The Commission finds that medical and dental offices / clinics are allowed within the requested
zoning district of L.O as a Principally Permitted Uses. The Commission fmds that all UDC
regulations shall be complied with in the future, as this site develops.
c. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Staff and the Commission recognize that traffic and noise may increase with the approval of this
proposal. However, staff and the Commission do not believe that the amount generated will be
detrimental to the general welfare of the public.
The Commission finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. Staff recommends that the Commission and Council rely on any oral or
written testimony that may be provided when determining this finding.
d. The map amendment shall not result in an adverse impact upon the delivery of services by
any political subdivision providing public services within the City including, but not limited
to, school districts; and,
The Commission finds that the proposed zoning amendment will not result in any adverse impact
upon delivery of services by any political subdivision providing services to this site.
e. The annexation is in the best ofinterest ofthe City (UDC 11-5B-3.E).
The Commission finds that all essential services will be provided by the developer to the subject
property and will not require unreasonable expenditure of public funds. Additionally, the
applicant is proposing to develop the land in general compliance with the City's Comprehensive
Plan; this is a logical expansion of the City limits. Therefore, the Commission believes that
Annexation and Zoning of this property would be in the best interest of the City.
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 15, 2006
E. Memo from ACHD
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John S. Fr", ~
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113P E. MOMiJtM
ANNSx & fW.one: R.-1 to L-O
!!.'!rAdl. . . ;.:.L~tiiOhwaY ~ N.I$:.~ yowr appbBorl^.1$ eow referenced c:IeveIoprnent
q~"~,~'.FACT:
· .~:* its cutnm1Ir~,with 2travellanet, ~shoulders. and he curb. guttw.
,er.., abutting the.
· ~,~~_""of~"","Iite. ..
· ~"~fOr McM8lan ~WlIItofEtgte Roa<ion .~waIl9.601 VTO.
· '~;~ed".~~ with 2 travel ~.fI!aYed$hOu"', and no curb,
,~~.. .$b.8i.. .
.~"~"'~~'~"":"~fhe.
· .lI1e'~countft)r ~ er..,1tOed south of Chind..UMi1lJloal2oo5 was 5.820 VTD.
-th. " I.. ~U"., ,of.....,,,..,.. LocfI,It........,....,.., fot'aignlflcMt
~_In..~'" YtIrr"'~:.'''Of'''1nterHoMon WIll..
."'*~'...,....., ..tn.... ~ _....,. will need to be mede
.,...i_.... and~_.i..... Of.. Lempc..t(wblch CIIfr8RtIy CI'088eS
~. . .*",..,fhe~A==,.....~Io.....the
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.'. ..,.. MfI_.... . . .:,.,..".._... 8Ifacentm_.,.
. .... " ~....n ..tor",.~fJI'o}ect(lCetrd8II......
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.. .. '."" QlNOW only,., .~~.. somef1l:"~ant poIk;iea that the DJatrict
. ,,' .~Jt,.~'.~:~~~alpoIkJJesmaybe
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Exhibit E
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 15.2006
01 a combined access point to a ooIector or arterial street is Impractical, the District may
consider direct access points. Access points for proposed developments at interSections shOUld
be Iocsted as far from the intersection as practicai. and in no case doser than as Illustrated on
F-SU1'8 72~F4. unless a waiver for the acG8S8 point has been approved by the District
commission.
· Graveled driveways abutting public streets create maintenance problems due to gravel befng
tracked onto the roadway. In ac:cordance with Dtstric:t policy. n07.9.1, the applicant should be
required to pave the driveway ita full width and at IeaIt 3()..feet Into the site beyond the edge of
pavement 01 the roadway and Install pavement tapers with 15-footradii abutting the existing
roadway edge.
· DIstrIct policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1.000
vehicles to a inaximum width of 36-feet. Most coml118l'dal driveways will be constructed as curn.
cut type facilities if located on local Btr8ets. Curb return type driveway. with 15.foot radii will be
required for driveways acceeslng collector and arterial roadways.
Staff recommends that the applk:ant ar1dior representative schedule a pre-application meeting with
District Staff prior to design and aubrnittat of a formal development application.
PIe&se feel free to contact me if you have any questions or concerns (208)387-6187.
Sincerely.
Andrew Mentzer
Planner I
Right-of-Way & Devetopment Services
MAZ.()6.()54
Exhibit E
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