HomeMy WebLinkAboutHoyd Property AZ RecsCITY OF MERIDIAN PLANMNG DEPARTMENT STAFF REPORT FOR THE HEARING DATIJ OF MARCH 6, 2007
STAFF REPORT Hearing Date: March. 6, 2007
TO: Mayor & City Council
FROM: Sonya Watters, Associate City Planner
(208) 884-5533
SUBJECT: Hoyd Annexation
AZ-06-062
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Annexation and Zoning of 1.12 acres from RUT (Ada County) to C-C
(Cornrnunity Business District), by Kendall Hoyd.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Kendall Hoyd, has requested Annexation and Zoning (AZ) approval of 1.12 acres from
RUT (Ada County) to C-C (Community Business District). The subject property is located on the
northeast corner of N. Meridian Road and Carmel Drive, approximately '/ mile north of Fairview
Avenue. The subject property is within the City's Area of Impact and the Urban Service Planning Area.
The applicant intends to construct a 14,000 square foot two-story office building on the site once the
property is annexed and zoned. A conceptual development plan has been submitted with the annexation
request that shows the location of the proposed building, parking, and an access drive going to the parcel
north of the site far future crass-access. Conceptual elevations of the proposed office building have also
been submitted. Staff is requesting that the applicant enter in to a Development Agreement that will
include, among other provisions, that across-access agreement with the property owner to the north of the
site be provided.
2. SUMMARY RECOMMENDATION
The subject Annexation and Zoning application was submitted to the Planning Department for review.
Below, staff has provided a detailed analysis, comments, and recommended actions for the requested
Annexation and Zoning application. By City Ordinance, the Planning & Zoning Commission makes a
recommendation to the City Council an Annexation and Zoning applications. Any cornrnents related to
the Annexation application (AZ-06-062) will be included in the Commission's recommendation to the
Council. Staff is recommending approval of the Hoyd Annexation (AZ-06-062), as presented in the
staff report for the hearing date of February 1, 2007, based on the Findings of Fact as listed in
Exhibit D and subject to the Development Agreement provisions listed in Section 10.
The Meridian Planning and Zoning Commission heard this item_ on February 1, 2007. At the
uublic hearing they moved to recommend approval.^
a. Summary of Commission Public Hearin
i. In favor: Kendall Ho d A licant/owner
ii. In opposition: None
iii. Commenting: None
iv. Staff presenting application: Sonya Watters
v. Other staff commentin on a lication: None
b. Key Issues of Discussion by Commission:
i. Design of future building; appearance from Meridian Road;
c. Key Commission Changes to Staff Recomtnendation:
i. None
Hoyd Annexation - AZ-06-062 Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2007
d. Outstandin Issues for Ci Council:
i. The applicant is required to submit a rear (Meridian„Road) building
elevation for Council's review.
3. PROPOSED MOTION (to be considered after the public hearing)
Approval
After considering all staff, applicant and public testimony, I move approve File Number AZ-06-
062 as presented in the staff report for the hearing date of March 6, 2007, with the following
modifications: (add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number AZ-06-
062 as presented during the public hearing on March 6, 2007, for the following reasons: (you
should state specific reasons for denial of the annexation request.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Number AZ-
06-062 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:
Parcel #S 1106336020
Generally located on the northeast corner of N. Meridian Road and Carmel Drive, in
the S.W. % of Section 6, Township 3 North, Range 1 East.
b. Property Owner of Record:
Kendall Hoyd
10835 W. Treeline Gourt
Boise, ID 83713
c. Applicant:
Same as owner
d. Representative: Kendall Hoyd (Owner/applicant)
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Designation: Commercial
g. Description of Applicant's Request: The applicant is requesting approval to annex and zone
1.12 acres from RUT (Ada County) to C-C (Community Business District).
h. Applicant's Statement/Justification (see Applicant's application and letter): After the property
is rezoned, the applicant intends to build atwo-story office building of approximately 14,000
square feet in the southwest corner of the property. The property will have shared access with
its neighbor immediately to the north and with. required landscaping and open space should
have approximately SS parking spaces. Primary tenants will be Reality Building Design, Inc.,
a residential drafting firm, and Performance Engineers, Inc., a structural engineering firm.
Hoyd Annexation - AZ-06-062 Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH b, 2007
These businesses will occupy slightly over half of the building and the LLC that owns the
building will be seeking similar tenants for the remainder of the space. Hours of operation will
be standard business hours, from approximately 8:00 am to approximately 6:00 pm.
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation as determined by City Ordinance.
Sy reason of the provisions of the Meridian City Cade Title 11 Chapter 5, a public hearing is
required before the Planning & Zoning Commission and City Council on this matter.
b. Newspaper notifications published on: January 15, 2007, and January 29, 2007 (Commission);
February 12, 2007 & February 26, 2007 (City CounciD
c. Radius notices mailed to properties within 300 feet on: January 5, 2007 (Commission);
February 2, 2007 (City Council)
d. Applicant posted notice on site by: January 17, 2007 (Commission); February 20, 2007 (City
Council
6. LAND USE
a. Existing Land Use(s): Vacant land
b. Description of Character of Surrounding Area: The properties to the north and south are
designated as Commercial on the Comprehensive Plan Future Land Use Map. The property
directly to the south is vacant and further to the south is a commercial childcare facility. The
property to the north has an existing house and is zoned R1 in Ada County but is currently
requesting annexation into the City with a C-G zone for an extension of the Hartz Music Shop
use further to the north. The property to the east is designated High Density Residential and is
developed with attached residential homes. The property to the west is designated Mixed Use
- Community and is currently zoned RUT and has a rural residential home with a pasture on
it. The properties in this area fronting N. Meridian Road are rapidly transitioning from rural
residential to commercial properties.
c. Adjacent Land Use and Zoning:
1. North: Single-family residence, zoned Rl (Ada County); further north, Hartz Music
Shop, zoned L-O.
2. East: Single-family attached residences (La Playa Manor Estates) ,zoned R-8
3. South: Vacant, undeveloped land, zoned Rl (Ada County); further south, a
commercial childcare facility, zoned C-C.
4. West: Single-family home & pasture on large parcel, zoned RUT (Ada County).
d. History of Previous Actions: None
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: There is a City of Meridian sewer main in Meridian Road.
Location of water: There is currently a water main in Meridian Road.
Issues or concerns: A portion of this site is in the AE flood zone, any new
building on this site would require elevation certification.
Hoyd AnnexaCion - AZ-06-062 Pale 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING'DATE OF MARCH 6, 2007
2. Vegetation: There are some existing trees on the subject property that should either
be preserved or mitigated for at the time of development.
3. Flood plain: A small portion of this property at the northeast corner of the site along
the Five Mile Creek is located within the floodway, in the AE flood zone.
4. Canals/Ditches Irrigation: None
S. Hazards: None
6. Proposed Zoning: C-C (Camrnunity Business District)
7. Size of Property: 1.12 acres
f. Summary of Proposed Streets and/or Access: The Concept plan submitted with this
application shows access being provided from Carmel Drive with no direct access to N.
Meridian Road. A driveway is also shown at the north boundary for future cross-access with
the property to the north. Staff is supportive of the proposed cross-access with. the property to
the north and the proposed access to Carmel Drive. Direct access to N. Meridian Road is not
requested or approved with this application. Although they have not provided specific
comments on the subject annexation application, ACRD generally restricts direct access to
arterial streets and encourages combined access points as well. ACRD has provided general
comments in Exhibit B that maybe applicable upon future development of the property.
g. Landscaping:
1. Width of street buffer(s): Per City Code (UDC Table 11-2B-3), a 25-foot wide
landscape street buffer is required adjacent to N. Meridian Road, an arterial roadway.
A 10-foot wide buffer is required along Carmel Drive, a locaUcommercial roadway.
Width of buffer(s) between land uses: Per City Code (UDC Table 11-2B-3) a 25-foot
wide landscape buffer is required between C-C zoned property and residential uses.
Currently, there are residential uses to the east and north of this site. However, an
annexation application is currently in process for the property directly north of the
site, owned by Matthew Hartz, to annex and zone the property C-G. If the annexation
request is approved prior to the development of this property, the 25-foot wide buffer
would not be required along the north boundary.
7. COMMENTS MEETING
On January 12, 2007, a joint agency and departments meeting was held with service providers in
this area. The agencies and departments present include: Meridian Fire Department, Meridian
Police Department, Meridian Parks Department, Meridian Public Works Department, and the
Sanitary Services Company. All of the received comments are "standard" and have been
included within this report. Once a development plan(s) is submitted, the applicant should be
required to comply with the specific comments and conditions from all commenting agencies and
departments.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
The 2002 Comprehensive Plan Future Land Use Map designates the subject property as
"Commercial". The Comprehensive Plan defines the Commercial district as: "This designation
will provide a full range of cornrnercial and retail to serve area residents and visitors. Uses may
include retail, wholesale, service and office uses, multi-family residential, as well as appropriate
Hoyd Annexation - AZ-06-062 Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2007
public uses such as government offices. Within this land use category, specific zones may be
created to focus commercial activities unique to their locations. These zones may include
neighborhood commercial uses focusing on specialized service for residential areas adjacent to
that zone." The applicant is requesting to rezone this property to C-C, which is consistent with the
Comprehensive Plan designation for this site.
Staff finds the following Goals, Objectives, and Action items contained in the 2002
Comprehensive Plan to be applicable to this application (staff analysis is in italics below policy):
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:
- The subject lands currently lie within the jurisdiction of the Meridian Rural Fire
Department, who currently shares resource and personnel with the Meridian Fire
Department.
- The lands are currently serviced by the Ada County Sherriff's Department. If 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 (ACRD). 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 Zoss as a
result of the subject annexation.
• "Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, Goal
IV, Objective D, Action item 2)
On the submitted conceptual development plan, the applicant is proposing a single access to
Carmel Drive and no direct access to N. Meridian Road, an arterial street. A driveway stub
to the parcel to the north is also proposed for future cross-access out to Carmel Drive. City
and ACHD staff are supportive of restricting direct access to arterial streets.
• "Require appropriate landscape and buffers along transportation corridors (setback,
vegetation, low walls, berms, etc.)." (Chapter VII, Goal IV, Objective D, Action item 4)
North Meridian Road is designated as an arterial street. Carmel Drive is designated as a
local/commercial street. By Ciry Ordinance, a 25 foot wide landscape buffer is required
adjacent to Meridian Road and a 10 foot wide buffer is required adjacent to Carmel Drive.
These Landscape buffers will be required by the City with future Certif cote of Zoning
Compliance (CZC) approval.
"Require all commercial businesses to install and maintain landscaping." (Chapter V, Goal
III, Objective D, Action item 5)
Hoyd Annexation - AZ-06-062 Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2007
The applicant is not speczf tally proposing to install any landscaping with the subject
annexation application. However, in order to construct a building on this site the applicant
will be required to install internal and perimeter landscaping.
• "Permit new .. ,commercial development only where urban services can be reasonably
provided at the time of final approval and development is contiguous to the City." (Chapter
IV, Goal I, Obj. A, #6)
This parcel is contiguous to the city via the residential subdivision (La Playa Manor Estates)
to the east. Sanitary sewer and water are available to this parcel.
• "Plan for a variety of commercial and retail opportunities within the Impact Area." (Chapter
VII, Goal 1, Objective B)
Staff believes that the proposed C-C zone, which allows office uses, does contribute to the
variety of uses in this area which include: a music shop, offices, multi family homes, a
grocery store, and other future commercial uses.
Staff fonds that the proposed zoning to GC zone is harmonious with and in accordance with the
Comprehensive Plan. 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 commercial uses.
9. TJNIFIED DEVELOPMENT CODE
a. Allowed Uses in the Commercial Districts: UDC Table 11-2B-2 lists the permitted, accessory,
and conditional uses in the C-C zoning district. Personal and Professional Services (offices) as
well as healthcare or social services, flex space, financial institutions, education institutions,
churches, indoor & outdoor entertainment facilities, etc., are listed as principal permitted uses
in the C-C zone.
b. Purpose Statement of Zane: The purpose of the Commercial Districts is to provide for the
retail and service needs of the community in accord with the Meridian Comprehensive Plan.
Four Districts are designated which differ in the size and scale of commercial structures
accommodated in the district, the scale and mix of allowed commercial uses, and the location
of the district in proximity to streets and highways.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
AZ Application: Approval of the subject annexation application would allow the applicant
to obtain a commercial zone which would allow for future professional office uses on the site.
The applicant is requesting a C-C zoning designation rather than an L-O designation because
the intended square footage (14,000 square feet) of the future building for this site exceeds
the maximum building size allowed in UDC Table 11-2B-3 without design standard approval
in the L-O zone. For this reason, the applicant prefers to annex and zone the property to the
C-C zone and not go through design standard approval as required in the L-O zone as
required far the intended size of the future building. Because the Comprehensive Plan
designates this property as "Commercial" and not specifically "Office," staff supports the C-
Czoning designation proposed by the applicant. According to current City Code, professional
Hoyd Annexation - AZ-06-062 Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2007
offices are principally permitted uses in the proposed C-C zone (UDC Table 11-2B-2). The
proposed C-C zoning designation also complies with the Comprehensive Plan Future Land
Use map designation of Commercial. The applicant has submitted a conceptual site plan
showing how this site is proposed to develop with atwo-story, 14,000 square foot office
building, parking and landscaping. Based on the policies and goals contained in the
Comprehensive Plan and the general compliance of the proposed concept plan with the
Zoning Ordinance for C-C zoning, staff believes that the zoning of this site to C-G is in the
best interest of the City. Please see Exhibit C for detailed analysis of facts and findings.
The annexation legal description submitted with the application (stamped on November 22,
2006 by Michael E. Marks, PLS) shows the property as contiguous to the existing
corporate boundary of the City of Meridian.
Concept Plan: Staff is generally supportive of the submitted conceptual site plan for this
property. However, some of the dimensions shown on the plan are not legible on the reduced
copy submitted with the application. All parking areas, drive aisles, landscaping, buffers,
sidewalks, lighting, signage, building height and building setbacks for this development
should comply with the applicable provisions and dimensional standards set forth in the
Unified Development Code.
Building Elevations: The applicant intends to construct one 14,000 square foot, two-story
office building on this site (see conceptual building elevations in Exhibit C). The applicant
has submitted details of the intended construction materials for the future building as follows:
"The majority of the exterior finish will be aone-coat-stucco-system with raised accents
around windows and corners, while the bottom of the lower story will be finished in a
cultured stone wainscot with a "stack-stone" appearance on all four sides of the building. All
fascia and soffits will be a paintable fiber-cement or durable hardboard trim. The entry will
be accented with a natural or painted heavy timber appearance. Roofing material will be a 40-
year heavy architectural asphalt shingle in a slate or black shade. All exterior doors will be
heavy commercial grade construction and finish. Windows will be Energy Star®, low-E,
color-coordinated heavy vinyl." Any new structure should be generally compatible in
appearance and bulk with the elevations provided with the application attached in Exhibit C
and the construction materials detailed above, as determined by the Planning Director or
otherwise approved through a Conditional Use Permit.
Access: The conceptual site plan shows this property being accessed from Carmel Drive, not
Meridian Road. A driveway is also shown at the north boundary, which will provide future
crass-access with the property directly north of the site. As part of the Development
Agreement for this site, the applicant will be required to grant a cross-access easezx~ent to the
property directly to the north. (see Exhibit B). Direct access to N. Meridian Road is not
proposed ar approved with this application.
Hours of Operation: In the applicant's submittal letter, the applicant states that the hours of
operation for the proposed development will be standard business hours from approximately
8:00 am to 6:00 pm. Staff is recommending as part of the Development Agreement that the
hours of operation for future businesses an the site be limited to the hours between 6:00 am
and 10:00 pm because of the existing residential uses east of the site.
Landscaping: Meridian Road is classified as an arterial roadway; a 25-foot wide landscape
buffer is currently required adjacent to arterial roadways. Carmel Drive is classified as a local
road; a 10-foot wide landscape buffer is currently required adjacent to local/commercial
roadways. There are existing residential uses to the east and north of the site; a 25-foot wide
Hoyd Annexation - AZ-06-062 Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2007
landscape buffer is required between C-C zoned property and residential uses ([TDC Table
11-2B-3). Note: The property owner to the north currently has an application in process to
annex and zone the property directly to the north to a commercial zone. If this request is
approved, a 25 foot wide landscape buffer ulong the north boundary will not be required.
All landscape buffers will be required by the City with future CZC approval and shall be
installed prior to issuance of Certificate of Occupancy.
Flood plain: A small portion of this property at the northeast corner of the site along the
Five Mile Creek is located within the floodway, in the AE flood zone. Because of this, any
new building on this site shall be required to receive elevation certification.
Parking: For professional offices, parking stalls are currently required at the rate of one
space per 500 s.f. of gross Hoar area (T_TDC 11-3C-6B). There are 43 parking stalls shown on
the conceptual site plan; only 28 are required by ordinance. The parking shown on the
conceptual site plan meets and exceeds the requirements of the UDC.
Certificate of Zoning Compliance: The applicant shall be responsible to obtain a
Certificate of Zoning Compliance (CZC) permit from the Planning Department for all new
construction on the subject property. A copy of the recorded cross-access
easement/agreement with the property owner directly north of the site shall be submitted to
Planning staff prior to CZC issuance.
Development Agreement: UDC 11-SB-3D2 provides the P&Z Coxxuxiission and City
Council the authority to require a property owner to enter into a Development Agreement
with the City of Meridian that may require some written comrrxitment for all future uses. Due
to the proposed use and proposed crass-access, staff believes that a Development
Agreement is necessary to ensure that this property is developed in a fashion that is
consistent with the comprehensive plan and does not negatively impact nearby
properties. If.the Coxmnission or Council feels additional development agreement
requirements are necessary, staff recommends a clear outline of the coxnrnitments of the
developer being required.
A Development Agreement (DA) will be required as part of the annexation of this property.
Prior to the annexation ordinance approval, a DA shall be entered into between the City of
Meridian, the property owner(s) (at the time of annexation ordinance adoption), and the
developer. The applicant shall contact the City Attorney, Bill Nary, at 888-4433 within 6
months of Council approval to initiate this process. The DA shall include, at minimum, the
following:
• Across-access easement to Carmel Drive shall be provided to the property owner to
the north (Matthew Hartz). Prior to issuance of a Certificate of Zoning Compliance
on this site, submit a recorded copy of said cross-access easement to the Planning
Department.
• The hours of operation for future businesses on the site shall be limited to the hours
between 6:00 am and 10:00 prn to reduce possible adverse impacts on the existing
residences adjacent to the site.
• The applicant shall be responsible to obtain a Certificate of Zoning Compliance
(CZC) permit from the Planning Department for all new construction on the subject
property.
• All future development of the subject property shall comply with City of Meridian
ordinances in effect at the time of development.
Hoyd Annexation - AZ-06-062 Page 8
CITY OF MERIbIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2007
• Any future building on the site shall substantially comply with the conceptual
elevations and construction materials submitted to the City as shown in Exhibit A of
the Staff Report.
• The detailed site plan submitted with any CZC application on this site shall
substantially comply with the conceptual site plan submitted to the City as shown in
Exhibit A of the Staff Report.
• The applicant shall be responsible for all costs associated with sewer and water
service installation.
• No direct lot access to Meridian Road shall be allowed to this site.
• Upon development of the property, a minimum 25-foot wide landscape buffer shall
be constructed along N. Meridian Road. The landscape buffer shall be placed on the
subject property, in accordance with the UDC standards.
• Upan development of the property, a minimum 10-foot wide landscape buffer shall
be constructed along Carmel Drive. The landscape buffer shall be constructed in
accordance with the UDC standards.
• Upon development of the property, construct a minimum 25-foot wide landscape
buffer adjacent to any existing residential uses which abut this site.
• Sidewalks shall be installed along N. Meridian Road and Carmel Drive.
• Any new building on this site shall be required to receive elevation certification.
• The applicant shall complete all required improvements prior to obtaining a
Certificate of Occupancy for the proposed development.
b. Staff Recommendation: Staff recommends approval of the subject application A2-06-
062, with the Development Agreement provisions listed in Exhibit B of the Staff Report, for the
hearing date of February 1, 2007. The Meridian Plannin and Zonin Commission heard this
item on Februa 1 2007. At the ublic hearin the moved to recommend a royal with the
condition that a rear elevation be submitted for Council's review and annroval at the uublic
hearing.
~.1. EXHIBITS
A. Drawings
1. Vicinity Map
2. Conceptual Site Plan
3. Conceptual Building Elevations & Construction Materials
B. Agency Comments
l . Planning Department
2. Fire Department
3. Police Department
4. Ada County Highway District
C. Legal Description & Exhibit Map
D. Required Findings from Unified Development Code
Hoyd Annexation - AZ-06-062 Page ~
CITY O'F MERIDIAN PLANNING DEPARTMENT STAFF REPORT FQR THE HEARING DATE OF MARCH 6, 2007
Exhibit A
1. Vicinity Map
C
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2007
2. Conceptual Site Plan
Exhibit A
1CAF~AEI f~FtIVE
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCFI 6, 2007
3. Conceptual Building Elevations & Construction Materials
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FLOOR PLAN
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Construction Materials: The majority of the exterior finish will be aone-coat-stucco-system
with raised accents around windows and corners, while the bottom of the lower story will be
finished in a cultured stone wainscot with a "stack-stone" appearance on all four sides of the
building. All fascia and soffits will be a paintable fiber-cement or durable hardboard trim. The
entry will be accented with a natural or painted heavy timber appearance. Roofing material will
be a 40-year heavy architectural asphalt shingle in a slate or black shade. All exterior doors will
be heavy commercial grade construction and finish. Windows will be Energy Star®, low-E,
color-coordinated heavy vinyl.
,.. ,
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2007
Exhibit B
Agency Comments
1. PLANNING DEPARTMENT
1.1 The annexation legal description submitted with the application (stamped on November 22, 2006,
by Michael Marks, PLS) shows the property adjacent to the existing corporate boundary of the
City of Meridian.
1.2 Prior to the annexation ordinance approval, a Development Agreement shall be entered into
between the City of Meridian, the property owner(s) (at the time of annexation ordinance
adoption), and the developer. The applicant shall contact the City Attorney, Bill Nary, at 888-
4433 within 6 months of Council approval to initiate this process. The DA shall include, at
minimum, the following:
• Provide across-access easement to the property owner to the north (Matthew Hartz). Prior
to issuance of a Certificate of Zoning Compliance for any new building on the site, provide
a recorded copy of said cross-access easement.
• The hours of operation for future businesses on the site shall be limited to the hours
between 6:00 am and 10:00 prn to reduce possible adverse impacts on the existing
residences adjacent to the site.
• The applicant shall be responsible to obtain a Certificate of Zoning Compliance (CZC)
permit from the Planning Department far all new construction an the subject property.
• All future development of the subject property shall comply with City of Meridian
ordinances in effect at the time of development.
• Any future building on the site shall substantially comply with the conceptual elevations
and construction materials submitted to the City as shown in Exhibit A of the Staff Report.
• The detailed site plan submitted with any CZC application on this site shall substantially
comply with the conceptual site plan submitted to the City as shown in Exhibit A of the
Staff Report.
• The applicant shall be responsible for all costs associated with sewer and water service
installation.
• No direct lot access to Meridian Road shall be allowed to this site.
• Upon development of the property, a minimum 25-foot wide landscape buffer shall be
constructed along N. Meridian Road. The landscape buffer shall be placed on the subject
property, in accordance with the UDC standards.
• Upon development of the property, a minimum 10-foot wide landscape buffer shall be
constructed along Carmel Drive. The landscape buffer shall be constructed in accordance
with the UDC standards.
• Upon development of the property, construct a minimum 25-foot wide landscape buffer
adjacent to any existing residential uses which abut this site.
• Sidewalks shall be installed along N. Meridian Road and Carmel Drive.
• Any new building on this site shall be required to receive elevation certification.
• The applicant shall complete all required improvements prior to obtaining a Certificate of
Occupancy for the proposed development.
2. FIRE DEPARTMENT
2.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
2.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
Exhibit $
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 6, 2007
a. Fire Hydrants shall have the 4'/z" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
£ 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 ar existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
2.3 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required
to have an approved turn around. Phasing of the project may require a temporary approved turn
around on streets greater than 150' in length with no outlet.
2.4 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius. Aturn-araund shall be provided at the north end of property that meets the requirements
of the Fire Department.
2.5 Private Alleys and Fire Lanes shall have a 20' wide improved surface capable of supporting an
imposed load of 75,000 lbs. All roadways shall be marked in accordance with Appendix D
Section D103.6 Signs.
2.6 Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
2.7 Commercial and office occupancies will require afire-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
2.8 Maintain a separation of 5' from the building to the dumpster enclosure.
2.9 Provide a Knox box entry system for the complex prior to occupancy.
2.10 Provide exterior egress lighting as required by the International Building & Fire Codes.
2.11 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant an a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped
throughout with an approved automatic sprinkler system installed in accordance with Section
903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 rn).
b. For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet
(183 m).
3. POLICE DEPARTMENT
3.1 The proposed development shall limit landscaping shrubs and bushes to species that do not
exceed three feet in height.
3.2 Any interior fencing proposed along the creek shall allow visibility from the street or shall not
exceed four feet in height if solid fencing is used.
Exhibit $
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FO.R THE HEARING DATE OF MARCH 6, 2007
4. ADA COUNTY HIGHWAY DISTRICT
4.1 District policy requires 96-feet ofright-of--way on arterial roadways (Figure 72-F1B). This right-
of way allows for the construction of a 5-lane roadway with curb, gutter, 5-foot concrete detached
sidewalks and bike lanes.
4.2 District policy requires 7-foot wide attached (or 5-foot detached) concrete sidewalk on all
collector roadways and arterial roadways (7204.7.2).
4.3 District policy 7207.8 states that direct access to arterials and collectors is normally restricted.
The developer shall try to use combined access points. Tf the developer can show that the use of a
combined access point to a collector or arterial street is impractical, the District may consider
direct access points. Access points for proposed developments at intersections should be located
as far from the intersection as practical, and in no case closer than as illustrated on Figure 72-F4,
unless a waiver for the access point has been approved by the District Commission.
4.4 Graveled driveways abutting public streets create maintenance problems due to gravel being
tracked onto the roadway. In accordance with District policy, 7207.9.1, the applicant should be
required to pave the driveway its full width and at least 30-feet into the site beyond the edge of
pavement of the roadway and install pavement tapers with 15-foot radii abutting the existing
roadway edge.
4.5 District policy 72-F4 (1) and 72-1~ 4 (2), requires driveways located on commercial industrial
roadways to offset a controlled and/or uncontrolled intersection a minimum of SO-feet (measured
near edge to near edge).
4.6 District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000
vehicles to a maximum width of 36-feet. Most commercial driveways will be constructed as curb-
cut type facilities if located on local streets. Curb return type driveways with 15-foot radii will be
required for driveways accessing collector and arterial roadways.
4.7 Staff recommends that the applicant and/or representative schedule apre-application meeting
with District Staff prior to design and submittal of a formal development application.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT.FOR THE FiEAR1NG.DATE OF MARCH I, 2007
Exhibit C
Legal Description & Exhibit Map
~~
HQYD PROPEFlTY~QN
E
MERIC]IAN
A PARCEL of LAND LocATl;a IN TFiE sw va of SEcrrON 6,
TOWNSHIP 31VORTH, RANGE 1 EAST, HQI,Sl=MERIDIAN, MERIDIAN, AI]A COUNTY,
IDAHO,
MORE PARTICULARLY DESCR16Ep AS FOLLOW,S_
CQMMENCIN.G AT A.9RAS5 CAP MARICINC3 THE S.W CORNER 4.F' SECTION 6,,
TQWN$HIP 3 NORTH, RANGE 1 EAST, BC)ISE AAERIDIAN.,
THENCE N DO°25"30" W A DISTANCE OF 100d,09 FEET TO THE REAL PAINT OF'
F3Et>iMfNING;
THEhlCE N 89°34'30" E A DISTANCE L}F 235.7a FEET ALONG THE NORTH RIGHT-dF-WAY
Ot` IwAST CARMEL pRIVE TO A POINT;
Tl`IENICE 31.82 FEET ALONG THE ARG,OF A CURVE 70 THE LEFT HAVING. /~ RApIUS QF
35.+OD FEET, A DELTA OF.52°05'3d' AIW[] A CHORD BEARING OF N 63°31'45" E A DISTANCE
C]F 30.74 FEETTO A POINT;
THENCE N 37°28"00" E A pIS7ANCE QF 48,8.4 FEET Tp A POINT ON THE CENTERLINE OF
FIVE MILE. CRIrEK;
LEAVING SAID RIGHT-0F=WAY AND ALC)NG THE EENTERLINE IDF FIVlr M1LE CREI"IC;.
THENCE N 53°14'27" W A DISTANCE OF 81.93 .FEET TO A POINT;
THENCE N' OB"34'09' W A DlSTANGE Or' 224.11 FEET' TO. A PbiFdT;
LEAVING.$AID CENTERLINE;
THENCE 5 88°25'1'2" W A DISTANCE OF 8.28 FEET TO A POINT:
THENCE S OQ°25'30" Ir A DISATNOE DF 9d;26 FEET TO A POINT;
THENCE S 89°39'14" W A D15TANCE.OF 197.81 FEETTO A POINT..ON CENTERLINE OF
NORTH MERI671AN ROAD;
THENCE S 00°25''30" E A DISTANCE OF 23Q.2fi FEET T4~ THE REAL POINT OF'BEGINN.ING,
R~Y~~
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NIERID~A~ OE~Y1G
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Exhibit C
CITY OF MERIDIAN PLANNING DEFARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1, 2007
EXHIBIT "A"
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HOYD PROE?EFtTY
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SECTION 5, T.3 N.,. R.t E., B.M.
MERIDAIN,
ADA COUNTY,. IA.AHO
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 1, 2007
D. Required Findings fronn Unified Development Code
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full
investigation and shall, at the public hearing, review the application. In order to
grant an annexation and/or rezone, the Council shall make the following findings:
1. The map amendment complies with the applicable provisions of the
comprehensive plan;
The applicant is proposing to zone all of the subject property to C-C. The
Commission finds that the proposed zoning map amendment complies with the
applicable provisions of the Comprehensive Plan. Please see Comprehensive
Plan Policies and Goals, Section 8, of the Staff Report for more information.
2. The map amendment complies with the regulations outlined for the
proposed district, specifically the purpose statement;
The Commission finds that the proposed professional offices would be permitted
uses within the requested C-C zone and would assist in providing service needs
of the community. As mentioned previously, the applicant has submitted a
conceptual development plan for this site. A detailed plan will be submitted with
the CZC application. The Coxnxnission fmds that future development of this
property should comply with the established regulations and purpose statement of
the C-C zone.
3. The map amendment shall not be materially detrimental to the public
health, safety, and welfare;
The Commission fmds 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 maybe
provided when determining this fmding.
4. The map amendment shall not result in an adverse impact upon the delivery
of services by any political subdivision providing public services within the
City including, but not limited to, school districts; and,
The Commission finds that the proposed zoning amendment will not result in any
adverse impact upon the delivery of services by any political subdivision
providing services to this site.
5. The annexation is in the best of interest of the City (LTDC 11-SB-3.E).
The Coxxunission fmds that all essential services are available or will be provided
by the developer to the subject property and will not require unreasonable
expenditure of public funds. In accordance with the findings listed above, the
Commission finds that Annexation and Zoning of this property to C-C
would be in the best interest of the City, if the applicant enters into
Development Agreement (DA) with the City, as mentioned in Section 10 of
the Staff Report.
Exhibit D