HomeMy WebLinkAboutAhlquist AZ / Gardner Ahlquist PP
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 24, 2007
STAFF REPORT
TO:
FROM:
Hearing Date: 4/24/2007
Mayor and City Council
Justin Lucas, Associate City Planner
884-5533
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SUBJECT:
Ahlquist Annexation/Gardner-Ahlquist Preliminary Plat
AZ-OG-065
Annexation and Zoning of 22.30 acres from R-l (Ada County) to C~G
(General Retail and Service Commercial)
PP-07-007
Preliminary plat approval of 11 commercial lots on 19.3 acres in the proposed
C-G zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Ahlquist Development, LLC, has applied for Annexation and Zoning of 22.30 acres from
R-l (Ada County) to C-G (General Retail and Service Commercial) and Preliminary Plat approval of 11
corrunercial lots in the proposed C-G zone. The applicant intends to develop a large office and retail
center on this site that would include several office buildings and some smaller corrunercial structures.
The subject property is located on the southeast comer of Franklin Road and Eagle Road (SH 55) in
Section 16, Township 3 North, Range 1 East. This site is composed of multiple lots within the existing
Montvue Park Subdivision (Ada County). The site contains various existing homes and associated
outbuildings that will be removed/relocated at the time of development. This property is within the City
of Meridian's Area of Impact and Urban Service Planning Area.
2. SUMMARY RECOMMENDATION
Staff recommends approval of AZ-06-065 and PP-07-007, as presented in the staff report for the
hearing date of March 15, 2007, based on the Findings of Fact as listed in Exhibit D and subject to
the Development Agreement and preliminary plat provisions proposed in Section 10. The Meridian
Plannin!!: and Zonin!!: Commission heard these items on March 15. 2007. At the March 15. 2007
public hearin!!: the Commission voted to recommend approval.
a. Summarv of Commission Public Hearin!!::
i. In favor: Penelope Rilev. Ron Mortimer. Tom Ahlquist. Matt Bell
ii. In opposition: None
iii. Commentinl!: None
iv. Written testimony: Matt Bell. St. Luke's RMC
v. Staff presentinl! application: Justin Lucas
vi. Other staff commentine: on application: None
b. Kev Issues of Discussion bv Commission:
i. - Access to Ea!!:le Road
ii. -Traffic concerns
c. Key Commission Chan2es to Staff Recommendation:
i. - Modified condition 1.2.4 rel!ardin!!: the access to Eal!le Road to include the
statement "Unless approved throue:h a variance bv the City Council"
ii. -Stronl!lv supported the proposed access point to Eae:le Road with the
followine:lane:ual!e which was included in the motion "Commission hil!hlv
recommends a ri!!:ht-in. ri!!:ht-out access on Ea!!:le Road. We feel it's
necessary for traffic flow and safety and viabilitv of the project.
Gardner/Ahlquist - AZ-06-065, PP-07-007
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 24,2007
d. Outstandim! Issue(s) for City Council:
i. -A variance application has been submitted for City Council review
re2ardinl!: the access point to Eal!le Road (see V AR-07-006).
ii. -A vacation application been submitted for City Council review rel!:ardinl!
the ril!ht-of-wav vacation required bv ACHD with this project (see V AC-07-
007).
iii. Staff has concerns about the excess ril!:ht ofwav adjacent to Eal!le Road.
This area could end UP as a "no maDS land".
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers AZ-
06-065 and PP-07-007 as presented in the staff report for the hearing date of April 24, 2007, with
the following modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers AZ-06-
065 and PP-07-007 as presented during the hearing on April 24, 2007, for the following reasons:
(State specific reasons for denial of the annexation and/or preliminary plat request.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Number AZ-
06-065 and PP-07-007 to the hearing date of (insert continued hearing date here) for the
following reason(s): (State specific reason(s) for a continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
Southeast comer of the intersection of Franklin Road and Eagle Road
Section 16, T3N, R1E
b. Owner:
Artiach Properties, LP
2770 E Franklin Road
Meridian, ill 83642
Touchmark of the Treasure Valley, LLC
PO Box 1355
Meridian, ill 83680
Note: For a complete list of property owners please see the project fIle
c. Applicant:
Ahlqusit Development, LLC
1263 West Wickshire Court
Eagle, ill 83616
c. Representative: Penelope Riley, Treasure Valley Engineers
d. Present Zoning: R1 (Ada County)
e. Present Comprehensive Plan Designation: Corrunercial
f. Applicant's Statement/Justification:
"The applicant is proposing a mixed use development targeted towards high end users. The
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 24,2007
proposed uses include shopping, restaurant services, general office, and medical office."
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation as determined by City Ordinance.
By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is
required before the City Council on this matter.
b. The subject application will in fact constitute a preliminary plat as determined by City
Ordinance. By reason of the provisions ofUDC 11-5, a public hearing is required before the
City Council on this matter.
c. Newspaper notifications published on: February 26th, and March lih, 2007 (Planning
Commission), March 26th, and April 9th. 2007 (Citv Council)
d. Radius notices mailed to properties within 300 feet on: February 16th, 2007 (Planning
Commission), March 23rd. 2007 (Citv Council)
e. Applicant posted notice on site by: March 5th, 2007 (Planning Commission), April 7th. 2007
(Citv Council)
6. LAND USE
a. Existing Land Use(s): Single family rural residential
b. Description of Character of Surrounding Area: This site is surrounded by various uses and
zoning designations. Of note, are the St. Luke's Regional Medical Center to the south, and the
RC Willey complex to the north. This area is rapidly transitioning into one ofthe city's largest
and most visible business and retail areas.
c. Adjacent Land Use and Zoning
1. North: Franklin Road and RC Willey Building, zoned C-G
2. East: Touchmark Living Center, zoned L-O
3. South: St. Luke's Regional Medical Center. Zoned L-O
4. West: Eagle Road, Offices, and homes, zoned L-O and R-2 (Ada County)
d. History of Previous Actions: The subject annexation application originally included a larger
area than currently proposed. For various reasons the applicant chose to shrink the annexation
area to what is currently proposed. While revising the annexation area the applicant also
included the proposed preliminary plat application for the property.
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer: This property is proposing sewer from mains in Franklin Road.
Location of water: There are currently water mains in Franklin and E. Louise Drive.
Issues or concerns: None.
2. Vegetation: There are some existing trees on the site that may need to be protected or
mitigated for.
3. Floodplain: N/ A
4. Canals/Ditches Irrigation: The Snyder Lateral courses through the subject site in an
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 24, 2007
east/west direction.
5. Hazards: N/A
6. Proposed Zoning: C-G
7. Size of Property: 22.30 acres
f. Landscaping:
1. Width of street buffer(s): Per the Future Land Use Map, both Franklin Road and
Eagle Road are designated as "Entryway Corridors" adjacent to this site. As such, the
UDC (Table ll-2B-3) requires a 35-foot wide street buffer adjacent to both roadways.
The landscape plan (Sheet Ll) proposes a 35~foot wide buffer along both Franklin and
Eagle Roads, except along Eagle Road where the right of way dips significantly into
the site. Landscape buffers along streets should be either placed in a separate corrunon
lot or a landscape easement outside of the ultimate right of way line.
2. Percentage of site as open space: The UDC does not require open space or site
amenities for corrunercial developments.
3. Other landscaping standards: Landscaping within the proposed parking lot areas
should he constructed in compliance with UDC 11-3B-8.
g. 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-8). No buildings are proposed with the subject
application. Staff will monitor the square footage of each building as it is submitted for CZC
approval to ensure that adequate parking is provided.
h. Summary of Proposed Streets and/or Access: The concept plan submitted by the applicant
shows three points of public street access into this development. The fIrst public street access
is proposed directly from Eagle Road (SH 55). This access to Eagle Road currently exists as
Montvue Drive, which acts as the primary entrance in to the Montvue Park Subdivision. The
second proposed public street into the site is proposed from Franklin Road which borders the
subject property to the north. The third public street access is the extension of East Louise
Drive which currently stubs to the subject property from the east. These access points and
other access issues are discussed at length in section 10 of this report. Although City Staff has
been in contact with ACHD on this project, as of the print deadline for this report ACHD has
not submitted official corrunents back regarding this application.
7. COMMENTS MEETING
On January 12, and February 23, 2007 Planning Staff held an agency corrunents meeting. The agencies
and departments present include: Meridian Fire Department, Meridian Police Department, Meridian
Public Works Department, and the Sanitary Services Company. Staff has included all corrunents and
recorrunended actions in the attached Exhibit A. Because this is only a rezone application, there are no
conditions of approval.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject property is designated on the Comprehensive Plan Future Land Use Map as "Commercial"
The Comprehensive Plan defines the Corrunercial district as: "This designation will provide a full range
of corrunercial and retail to serve area residents and visitors. Uses may include retail, wholesale, service
and office uses, multi~family residential, as well as appropriate public uses such as government offices.
Within this land use category, specific zones may be created to focus corrunercial activities unique to their
locations. These zones may include neighborhood corrunercial uses focusing on specialized service for
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 24, 2007
residential areas adjacent to that zone." The applicant is requesting to rezone this property to C-G, which
is consistent with the comprehensive plan designation for this area.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the
proposed development (staff analysis below policy in italics):
. Require that development projects have planned for the provision of all public services.
(Chapter VII, Goal III, Objective A, Action 1)
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands
proposed to be annexed in the following manner:
. The subject lands currently lie within the jurisdiction of the Meridian Rural Fire
Department. Department, who currently shares resource and personnel with the
Meridian Rural Fire Department.
. The lands currently....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.
. Plan for a variety of corrunercial and retail opportunities within the Impact Area. (Chapter
VII, Goal I, Objective B)
Stafffinds that the site is designated Commercial on the Comprehensive Plan Future Land
Use Map. Staff believes that over time, a variety of office and commercial opportunities will
be provided on this site.
. Encourage appropriate land uses along transportation corridors. (Chapter VII, Goal I,
Objective D)
Staff believes that the proposed development is appropriate along the adjoining
transportation corridor (SH 55). This development project will be highly visible and help to
define the entrance to the city. Access the SH 55 is discussed in greater detail below.
. Ensure the ease of mobility of people and goods by implementing access control measures on
major transportation corridors. (Chapter VII, Goal III, Objective A, Action 1)
As currently proposed the existing access point to SH 55 remains as part of this development.
Staff is concerned that this access point does not conform to the UDC and may cause
increase traffic issues in this area. Staff support of this project is based on the removal of this
access point to the SH 55.
. Chapter VII, Goal IV, Objective D, Action 5: Require appropriate landscape and buffers
along transportation corridor (setback, vegetation, low walls, berms, etc.).
The applicant is proposing to constrnct 35-foot wide street buffers along the adjacent arterial
streets (Franklin Road and Eagle Road). By Ordinance, a minimum 35-foot wide landscape
buffer along entryway corridors is required.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 24, 2007
9. ZONING ORDINANCE
a. Allowed Uses in Corrunercial Districts: UDC Table 11 ~2B-2 lists the permitted, accessory, and
conditional uses in the C-G zoning district. Retail stores, offices uses, and service-based industries
are either principally or conditionally permitted uses within the C-G zone.
b. Purpose Statement of Zone: The purpose of the Corrunercial Districts is to provide for the retail
and service needs of the corrununity in accord with the Meridian Comprehensive Plan. Four
Districts are designated which differ in the size and scale of corrunercial structures accorrunodated
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 StaffRecorrunendation
1. AZ Application: Please see Exhibit C for detailed analysis of the required facts and findings.
The annexation legal description submitted with the application (prepared on January 12, 2007,
by Robert G. Hinckley, PLS) shows the property adjacent to the existing corporate boundary of
the City of Meridian.
CODcept Plan: The applicant submitted a conceptual site plan that has various elements. To
begin, the concept plan proposes approximately 212,000 square feet of office space, which is
distributed among four large office buildings. The largest office building is proposed at five
stories and 100,000 square feet. The concept plan also shows approximately 18,000 square feet
of retail space spilt between three separate buildings. Along with this retail space the applicant
anticipates to locate a 30,000 square foot hotel on this site. Staff is very supportive of the focus
on office space over retail at this location. The proximity to St. Luke's Regional Medical
Center makes this an ideal area for medical office buildings and other professional users. Staff
is also supportive of the retail element of the proposal which will help to support the high
daytime population that will be present with the amount of office space proposed.
Also included in the concept plan is a redesigned street network in on the subj ect property. This
proposed street network eliminates much of the existing loop road, Montvue Drive, and creates
a more direct east-west and north-south circulation pattern through the site. This new
circulation pattern and intensification of use in this area raises some important access issues.
These access issues are of such importance that staff does not fully support the conceptual
street system as shown on the concept plan. Further discussion of these access issues is found in
the preliminary plat analysis below.
Design: This site is located in a very visible section of the city and has the potential to become
one of the city's most recognizable features. The importance of this location makes quality
design essential. The applicant has submitted conceptual elevations for both the office and retail
portions of this development. Staff has reviewed these conceptual elevations and believes they
are high quality buildings. To ensure a minimum design standard, and as required for
development along entry way corridors, all buildings in the development should be subject to
administrative design review as defined in UDC ll-3A-19. Staff also believes a minimum of
11 buildings should be required on this site to ensure that a variety office and retail space is
provided.
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
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 24, 2007
and/or the use is established (UDC ll-5B-lA). To ensure that all of the provisions in the
development agreement (see below) are complied with, Staffwill require the applicant to obtain
CZC approval from the Planning Department prior to site development, where all site and
landscaping improvements must be installed prior to occupancy.
Development Agreement: UDC ll-5B-3D2 provides the Commission 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 commitment for all future uses. Due to the proposed
uses and the visibility of this site, 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 Commission
or Council feels additional development agreement requirements are necessary, staff
recorrunends a clear outline of the commitments of the developer being required.
A Development Agreement (DA) will be required as part of annexing this property. Prior to
annexation ordinance approval, a DA shall be entered into between the City of Meridian, the
property owner( s) at the time of rezoning ordinance adoption, and the developer. The applicant
shall contact the City Attorney, Bill Nary, at 888-4433 to initiate this process. The DA shall
include, at minimum, the following:
. All future uses shall not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
. All future development of the subject property shall comply with City of Meridian
ordinances in effect at the time of development.
. The applicant shall be responsible for all costs associated with sewer and water service
installation.
. The following shall be the allowed uses on this property: Permitted and accessory uses
within the C-G zone. All conditionally permitted uses in said zone shall be subject to
CUP approval.
. The applicant shall be responsible to obtain a Certificate of Zoning Compliance (CZC)
permit and administrative design review approval from the Planning Department for all
new construction on the subject property.
. The site shall develop generally consistent with the submitted concept plan and shall
include between 200,000-300,000 square feet of office space, 30,000~50,000 square feet
of retail space and a 20,000-40,000 square foot hotel. A minimum of 11 buildings shall
be required on this site. No single building shall exceed 125,000 square feet.
. All buildings on the site shall be generally consistent with the conceptual office and retail
elevations submitted with this application. All buildings shall also be subject to the city's
Administrative Design Review.
. Pedestrian crossing shall be provided in the locations shown on the concept plan and shall
be differentiated form other driving surfaces by the use of brick, colored/scored
concretes, or pavers or by other means approved by the transportation authority.
. The buildings shown on the concept plan directly adjacent to Eagle Road and Franklin
Road shall have architectural elements and enhancements consistent with the submitted
elevations on all facades that face Eagle Road and Franklin Road.
. Locate a minimum of two buildings abutting the landscape buffer along both Eagle and
Franklin Roads as shown on the concept plan.
. All access points to Eagle Road (SH 55) shall be abandoned. No access shall be take
from Eagle Road (SH 55).
. The applicant shall vacate and/or exchange all right of way for Eagle Road that is not
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 24, 2007
necessary for the road, as defIDed by the transportation authority.
. A continuous 35-foot wide landscape buffer shall be constructed adjacent to Eagle Road
and Franklin Road.
. Prior to the issuance of a building permit, the subject property shall be subdivided, as
proposed.
. The applicant shall complete all required improvements prior to obtaining a Certificate of
Occupancy for the proposed development.
2. Preliminary Plat Application: After compliance with the conditions listed in Exhibit "B",
Staff believes that the proposed preliminary plat will substantially comply with the Unified
Development Code.
Special Considerations:
Access: Access to this property and connectivity in this area of the city is an issue of extreme
importance for this project, especially when the size and visibility of this proposal is
considered. There are only two points of public access that exist into this site. The ftrst is
Montvue Drive, which is a public street connecting to North Eagle Road (SH 55) that serves the
existing residential subdivision. The second is an existing stub street, East Louise Drive, that is
extended to the property from the Touch Mark Living Center to the east. As part of this project
the applicant is proposing a third point of public access be added from Franklin Road. The
applicant also proposes to tie into the existing access point to St. Luke's Drive in southeast
comer of the property. St. Luke's Drive is a private street owned and maintained by the
Hospital, as such St. Luke's controls access to this street. After reviewing the proposed
circulation system for this proj ect staff has identified two main issues that are described in
detail below.
. Access to Eagle Road (SH 55): Although there is an existing access point to SH 55
(Montvue Drive) that serves this property, UDC 11-3H-4 clearly states that "Use of
existing approaches shall be allowed to continue provided that all of the following
conditions are met:
a. The existing use is lawful and properly permitted effective September 15, 2005.
b. The nature of the use does not change (for example a residential use to a corrunercial
use).
c. The intensity of the use does not increase (for example an increase in the number of
residential dwelling units or an increase in the square footage of corrunercial space).
Staff believes that both the nature and intensity of the use on this site (residential use to a
corrunercial use) are changing significantly. Furthermore the proposed access point to SH
55 is not located on or near the section line road or the half mile point. Due to the access
control measures for state highways defIDed in the UDC staff does not support the
applicant's proposal to preserve the existing access point to SH 55 that serves this
property. All access to SH 55 should be abandoned with this application. (Note: Staff has
discussed this issue at length with the applicant and anticipates that the applicant will
submit a variance application to be considered by the City Council to request that the
access to SH 55 be allowed.)
. Franklin Road Access: Due to the proximity of this site to the Franklin/Eagle
intersection both the Police and Fire Departments have expressed safety concerns over
allowing a full access point in to this property from Franklin Road. The police and Fire
Departments are requiring that the proposed Franklin Road access be limited to right in,
right out only to mitigate any safety issues in this area.
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 24, 2007
Public Street RealigomenWacation: As part of this development the applicant is proposing
to realign a large portion of the existing Montvue Park Drive public street and create the street
system that is proposed on the preliminary plat. In addition to the access issues described
above that need to be resolved, the applicant should also be required to vacate any portion of
the public right of way that will not be used for the new street system.
It is staff's understanding that the applicant intends to perform a right of way swap with the
necessary transportation authorities to facilitate the realignment of the Montvue Park Drive
street system. Staff is generally supportive of this swap, but is specifically concerned with
what properties are being exchanged/vacated and the western boundary of Lots 3 and 4, Block
1 that currently abuts public right of way and that is used for the existing access point and
frontage road that serves the homes with in the Montvue Park Subdivision. Due to the design
of the existing frontage road, this right of way extends approximately 170 feet from the
centerline of Eagle Road (SH 55) which is not consistent with the 70 feet from centerline that
is established along the rest of this portion of Eagle Road (there is approximately 100 feet of
surplus right of way). According to the submitted preliminary plat it appears that the applicant
plans to vacate approximately 60 feet of this right of way, leaving approximately 11 0 feet of
right of way from the centerline of Eagle Road. This remainder right of way is 40 feet greater
than the 70 feet from centerline that is necessary for Eagle Road. Staff is concerned that this
extra 40 feet of right of way will function as a "no mans land" that will remain with out
landscaping and uncared for. To avoid this unwanted situation, staff believes that the applicant
should vacate all portions of the public right of way along the western boundary of this
subdivision that are beyond the required/ultimate right of way, as defined by the transportation
authority.
NOTE: City Staffhas contacted ACHD and ITD staff several times regarding the street system
for this project. ITD has provided corrunents, but ACHD has not provided a final staff report
regarding this project. Once the corrunents from ACHD are received, they will be added to the
staff report conditions in Exhibit B. The applicant should comply with all ACHD and ITD
conditions or requirements.
Landscaping: Staff is generally supportive of the proposed landscape plan prepared by
Edwards Landscape Architecture, labeled Sheet Ll, dated 1/15/06, with the following
revisions:
. UDC ll-2B requires a 35-foot wide street buffer along entryway corridors. Both
Franklin and Eagle Roads are entry way corridors abutting this site. On the submitted
landscape plan, the applicant is proposing to construct a 35-foot wide street buffer along
both Eagle and Franklin Roads except adjacent to Lots 3 and 4, Block 1 which border the
unique right of way area described in the section above. Staff believes that the applicant
should be required to provide the required street buffer along the entire western boundary
including adjacent to Lots 3 and 4, Block I to ensure that a consistent street landscape
buffer is provided in this area. The applicant should be required to depict the required
street buffers on the face of the final plat in an easement or place the required buffers in
corrunon lots (UDC ll-3B). All required landscape buffers shall be exclusive of the
ultimate public right-of-way and conform to the design and construction requirements of
UDC 11-3B-7.
. Chapter 2 of the UDC requires a 10-foot wide landscape buffer along both sides of the
proposed East Louise Drive and North Montvue Park Drive, which are local corrunercial
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 24, 2007
face of the final plat in an easement or place the required buffers in corrunon lots (UDC
11-3B). All required landscape buffers shall be exclusive of impervious surfaces and
conform to the requirements ofUDC ll-3B-7.
Submit copies of a revised landscape plan, reflecting the changes/notes mentioned above,
with the final plat application(s).
Landscape Buffer Between Uses: Usually a landscape buffer would be required between the
proposed corrunercial uses and the residential uses to the south. Staff does not believe this
buffer is necessary in this instance because the land to the south is designated corrunercial on
the Comprehensive Plan Future Land Use Map. It is also staffs understanding that the
applicant is in the process of taking ownership of the remaining residential areas to the south,
and plans to convert these properties to corrunercial development; similar to the whit is
currently proposed.
Ditches, Laterals, and Canals: The Snyder Lateral traverses through this property. Per UDC
11.3A-6, all irrigation ditches, 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 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 corrunon 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.
Refuse/Service Area ScreeD: The submitted, landscape plan and preliminary plat do not
depict where the refuse/service areas will be. UDC ll-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.
Staff Recommendation: Based on the above analysis, staff finds the Preliminary Plat
application generally conforms to the Comprehensive Plan policies and UDC standards. Staff
recommends approval of AZ-06-065 and PP-07-007 with the Conditions listed in Exhibit B
of the Staff Report for March 15, 2007 and subject to the development agreement
provisions listed in Section 10, The Meridian PlanRinl!: and ZoRine: CommissioD heard these
items(s) on March 15. 2007. At the March 15. 2007 public hearinl!: the Commission voted to
recommend approval.
Gardner/Ahlquist - AZ-06-065, PP-07-007
PAGE 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 24, 2007
11. EXHmITS
A Drawings
1. Preliminary Plat (dated January 31, 2007)
2. Landscape Plan (dated April 5, 2006)
3. Conceptual Site Plan
4. Conceptual Office Elevation
5. Conceptual Retail Elevation
B. Agency Comments and Conditions
1. Planning Department
2. Fire Department
3. Police Department
4. Parks Department
5. Ada County Highway District (forthcoming)
6. Idaho Transportation Department
C. Legal Description
D. Required Findings from Unified Development Code
Gardner/Ahlquist - AZ-06-065, PP-07-007
PAGE II
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 24,2007
A. Drawings
1. Preliminary Plat (Dated 1-31 ~07)
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2. Landscape Plan (Dated 1-15-07)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 24, 2007
4. Conceptual Office Elevations
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 24, 2007
5. Conceptual Retail Elevation
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 24,2007
'R Agency COllllnents and Conditions
1. PLANNING DEPARTMENT
1.1 ANNEXATION COMMENTS
1.1.1 The annexation legal description submitted with the application (prepared on February 6,2007,
by Robert G. Hinckley, PLS) shows the property adjacent to the existing corporate boundary of
the City of Meridian.
1.1.2 Prior to annexation ordinance approval, the applicant shall enter into a Development Agreement
with the City. See section 10 above for analysis and provisions that shall be included in the
Development Agreement for this site.
1.2 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
1.2.1 All corrunents and provisions of the accompanying Annexation and Zoning application (AZ~06-
065) and any future development agreement shall also be considered conditions of the
Preliminary Plat (PP-07-007).
1.2.2 The landscape plan prepared by Edwards Landscape Architecture, labeled Sheet L1, dated
1/15/06, is approved with the following revisions:
· Construct a 35-foot wide street buffer along the entire frontage of Franklin and Eagle
Roads. All required landscape buffers shall be exclusive of the ultimate public right-
of-way and conform to the design and construction requirements ofUDC Il-3B-7.
· Construct a lO~foot wide landscape buffer along both sides of the proposed East
Louise Drive and North Montvue Park Drive. All required landscape buffers shall be
exclusive of impervious surfaces and conform to the design and construction
requirements ofUDC 11-3B-7.
· A written certificate of completion should be prepared by the landscape architect,
designer, or qualified nurseryman responsible for the landscape plan. All standards of
installation should apply as listed in UDC ll-3B~14.
The landscape plan is not to be altered without approval of the Planning and Zoning Department.
No field changes to the landscape plan are permitted. All standards of installation shall apply as
listed in UDC ll-3B-14. Submit a landscape plan, reflecting the changes/notes mentioned above,
with the final plat application(s).
1.2.3 Graphically depict on the face of the final plat a 35-foot wide landscape buffer along Franklin and
Eagle Roads. Graphically depict on the face of the plat a 10-foot wide landscape buffer along
both sides of the proposed East Louise Drive and North Montvue Park Drive. Said buffers shall
either be an easement or within separate corrunon lots.
1.2.4 Unless approved thrOUl!h a variance bv the City Council. prior to the signature of the final
plat, all access to Eagle Road (SH 55) shall be abandoned. The access point to Eagle Road shall
be removed and replaced with the required landscape buffer.
1.2.5 Prior to signature ofthe fmal plat by the city engineer the applicant shall vacate all portions of the
internal public streets and any public utility or drainage easements that do not coincide with the
proposed preliminary plat.
1.2.6 Prior to signature of the fmal plat by the city engineer the applicant shall vacate all portions of the
public right of way along the western boundary of this subdivision that are beyond the required
ultimate right of way necessary for Eagle Road, as defmed by the transportation authority.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 24, 2007
1.2.7 All buildings that span across proposed lot lines, or do not conform to the dimensional standards
(setbacks, height, etc.) of the UDC shall be removed, relocated or made to conform to city code,
prior to signature of the fInal plat by the City Engineer.
1.2.8 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, and
waterways being used as amenities, that intersect, cross or lie within the area being subdivided
shall be covered. Plans will need to be approved by the appropriate irrigation/drainage district, or
lateral users association (ditch owners), with written approval or non-approval submitted to the
Public Works Department prior to construction plan approval. If lateral users association approval
can not be obtained, alternate plans will be reviewed and approved by the City Engineer.
1.2.9 Prior to the issuance of a building permit, the subject property shall be subdivided, as proposed.
1.3 GENERAL REQUIREMENTS-PRELIMINARY PLAT
1.3.1 Sidewalks/walkways shall be installed within the subdivision and on the perimeter of the
subdivision pursuant to UDC ll-3A-17.
1.3.2 The applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-l1.
1.3.3 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. 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 available, a single-point connection to the
culinary water system shall be required. If a single-point connection is utilized, the developer will
be responsible for the payment of assessments for the corrunon 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 UDC 11-3A-15 and
MCC 9-1-28.
1.3.4 A detailed landscape plan, in compliance with the landscape and subdivision ordinance, and as
noted in this report, shall be submitted for the subdivision with the final plat application. 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.
1.3.5 The applicant shall submit a fencing plan with the final plat application for the subdivision. 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 fences shall taper down
to 3 feet maximum within 20 feet of all right-of-way. All fencing should be installed in
accordance with UDC ll-3A-7.
1.3.6 Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be mitigated.
1.3.7 Staffs failure to cite specifIc ordinance provisions or terms of the approved
annexation/conditional use does not relieve the applicant of responsibility for compliance.
1.3.8 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC ll-6B-7.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains in Franklin
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 24, 2007
Road. 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 in Franklin Road and E. Louise
Drive. The applicant shall be responsible to install water mains to and through this development,
coordinate main size and routing with Public Works.
2.3 Due to the possible fire flow requirements, mains shall be upsized to a minimum of 1 O~inch from
the connection in Franklin to the connection in Louise Drive, with an upsized stub to one of the
stubs to the south that would eventually connect to the l2-inch main to the south ofthis
subdivision in St. Luke's Street.
2.4 This property is on a pressure zone boundary, therefore a Pressure Reducing ValveNault shall be
installed at the applicants expense in a location to be coordinated with the Public Works
Department.
2.5 With the final plat submittal the construction plans shall show to every lot either a service
installed or main fronting it.
2.6 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 fmalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
2.7 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).
2.8 A pressurized irrigation system using existing surface water shall be required per City Code.
2.9 The applicant has not indicated who will own and operate the pressure irrigation system in this
proposed development. If 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.
If it is to be owned and maintained by an Irrigation District then a letter of plan approval shall be
submitted prior to scheduling of a pre-construction meeting.
2.10 The City of Meridian requires that pressurized irrigation systems be supplied by a year.round
source of water (UDC 11-3A-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 be required. If a single-point connection is utilized, the developer will
be responsible for the payment of assessments for the corrunon areas prior to signature on the
final plat by the City Engineer.
2.11 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.
2.12 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.
2.13 Any existing domestic wells and/or septic systems within this project shall be removed from
domestic service per City Ordinance Section 9-1-4 and 9-4-8 . Wells may be used for non-
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 24, 2007
domestic purposes such as landscape irrigation.
2.14 Per UDC ll-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being developed shall be tiled. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department prior
to plan approval. If lateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer.
2.15 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
required improvements prior to signature on the final plat. These include but are not limited to,
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, and water.
2.16 Sewer, water, pressurized irrigation, and any life safety development improvement shall receive
[mal approval prior to occupancy. Other required development improvements, such as fencing,
micropaths, and landscaping may be bonded for prior to obtaining certificates of occupancy
2.17 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.
2.18 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.
2.19 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.20 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Anny Corps of Engineers.
2.21 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes
are located on or near sidewalk the applicant shall comply with all American with Disabilities Act
requirements for unobstructed sidewalk access.
2.22 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.
2.23 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least I-foot above.
2.24 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 ofthe 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 prior to
corrunencing installations.
3. FIRE DEPARTMENT
3.1 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.
3.2 Final Approval ofthe fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 12" outlet face the main street or parking lot aisle.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 24, 2007
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on comers when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements 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 turn around. Phasing of the project may require a temporary approved turn
around on streets greater than 150' in length with no outlet.
3.4 All entrance and internal roads and alleys shall have a turning radius of28' inside and 48' outside
radius.
3.5 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.
3.5 Fire Lanes shall have a 20' wide improved surface capable of supporting an imposed load of
75,0001bs. All roadways shall be marked in accordance with Appendix D Section Dl03.6 Signs.
3.6 For all Fire Lanes provide signage "No Parking Fire Lane".
3.7 Insure that all yet undeveloped parcels are maintained free of combustible vegetation.
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 Conunercial and office occupancies will require a fire~flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.10 The various office/conunerciallots 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 applicant shall work with Planning Department staff to provide an address identification plan
and a sign which meets the requirements of the City of Meridian sign ordinance at the required
intersection( s).
3.12 The Fire Dept. has concerns about the addressing of the existing house and the address being
visible from the street which the project is addressed off of. Please contact the Addressing
Specialist at 898-5500 to address this concern prior to the public hearing.
3.13 Provide exterior egress lighting as required by the International Building & Fire Codes.
3.14 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 24, 2007
measured by an approved route around the exterior of the facility or building, on.site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped
throughout with an approved automatic sprinkler system installed in accordance with Section
903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 '
m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed
in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600
feet (183 m).
3.15 There shall be a fire hydrant within 100' of all fITe department connections.
3.16 Buildings over 30' in height are required to have access roads in accordance with The International
Fire Code Appendix D Section D105.
3.17 Emergency response routes and fire lanes shall not be allowed to have speed bumps.
3.18 Buildings or facilities exceeding 30 feet (9144nun) or three stories in height shall have at least three
means of fITe apparatus access for each structure. Two of the access roads shall be placed a distance
apart equal to not less than one half of the length of the overall diagonal dimension of the property or
area to be served, measured in a straight line.
3.19 Buildings or facilities having a gross building area of more than 62,000 square feet (5760 m2) shall
be provided with two separate and approved fITe apparatus access roads separated by one half of the
maximwu overall diagonal dimension of the property or area to be served, measured in a straight line
between accesses. Exception: Projects having a gross building area of up to 124,000 square feet
(11520 m2) that have a single approved fITe apparatus access road when all buildings are equipped
throughout with approved automatic sprinkler systems. (Remoteness Required)
3.20 Due to public safety concerns the Fire Department recorrunends a right in, right out only access to
Franklin Road.
4. POLICE DEPARTMENT
4.1 The proposed development shall limit landscaping shrubs and bushes to species that do not
exceed three feet in height.
4.2 Due to public safety concerns the Police Department reconunends a right in, right out only access to
Franklin Road.
5. PARKS DEPARTMENT
5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (UDC 11-3B-I0) will be followed.
5.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (UDC 11-3B-IO) will be followed.
6. ADA COUNTY HIGHWAY DISTRICT
6.1 All of the identified roadway and transportation mitigation proposals in the submitted Traffic
Exhibit B
Comply with requirements of ITD and City of Meridian for the Eagle Road frontage. Submit to
the District a letter from ITD regarding said requirements prior to District approval of the final
plat or issuance of a building permit (or other required permits), whichever occurs fIrst. Contact
the District III Traffic Engineer at 334-8340.
Dedicate 60-feet of right-of-way from the centerline Franklin Road abutting the site.
Construct the internal streets as a 40-foot street section with two 20-foot travel lanes, vertical
curb, gutter, and 5-foot concrete sidewalks within 54-feet of right-of-way, as proposed.
Construct one temporary turnaround on lot 2, as proposed.
Submit a vacation application for the existing right-of-way on N. Montvue Drive to be vacated or
exchanged. If the vacation/exchange is not approved by the District through the separate process,
the applicant will be required to improve the existing roadways to current public street standards.
Construct one roadway (E. Louise Drive) to intersect Eagle Road located approximately 200-feet
north of the south property line (measured property line to centerline).
Construct one roadway to intersect Franklin Road located approximately 360-feet west ofthe east
property line (measured property line to centerline). Design and install a median to construct on
Franklin Road that will restrict this roadway to left-in/right-in/right-out only.
Other than the access specifically approved with this application, direct lot access is prohibited to
Eagle Road and Franklin Road and shall be noted on the fInal plat.
6.10 Comply with all Standard Conditions of Approval.
7. IDAHO TRANSPORTATION DEPARTMENT (PER A LETER RECEIVED JANUARY 22, 2007)
6.3
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6.9
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 24, 2007
Impact Study are either not in any public agency plans to construct (ACHD & ITD) or proposed
by the applicant to be constructed. Therefore, the impacts of this development cannot be
adequately mitigated and surrounding intersections will not operate at an acceptable level of
service.
6.2
Dear Zoning Adrainistrator,
I.T.D.s comments dated January 6, 2007 prompted a meeting with the developer and their engineers. At the
meeting that Wl!S held on 1anuary 19~ the main discussion was to leave the Montvue Drive access in place to
function as a right in right out access., The T.I.S. showed how the access could help reduce tlHl delay at the
St Lukes signal L T .D. is agreeable tf' leaving the access and have the developer infOnla8c the existing 20
curb radius to a minimum of 30 teet. Other than the cutb radius we have no comment on this application..
i
Any work done on the State Right of ~ ay will require a pennit Pennit applications Ille available from this
office or the maintenance office in Clplcade. Please have the applicant contact Matt Ward at 8150 Chinden
Blvd. 83714 in Boise or call (208) 33~-8341 to obtain a permit application.
If you have any questions please call ~ Strough. at 334-8924.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 24, 2007
C. Legal Description
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EXHIBIT A
Annexation Description Rev. C
For Ahlquist Development
Job No. 06320 February 6, 2007
A portion of the NW1/4 of Section 16, T3N, R1E, B.M., Ada County, Idaho, as follows:
BEGINNING at found Brass Cap monument marking the Northwest Corner of said Section 16,
as shown on Corner Perpetuation Record, Inst. No. 99007475, Ada County Records;
thence along the North Line of said Section 16, South 89020'11" East, 1015.45 feet, to a point on
the East Line of Montvue Park Subdivision, extended north to said Section Line, as per the plat
thereof, in Book 17, at Page 1107.1108, Ada County Plat Records also being a point on the
West Line of Touchmark Living Center Subdivision No.1, in Book 89, at Page 10313-10316.
Ada County Plat Records, also extended north to said Section Line;
thence along the boundaries common to both said subdivisions, South 00011'43" East, 1111.19
feet, to the southeast corner of Lot 1, Block 5, of said Montvue Park Subdivision;
thence along the South Line of said Lot 1, Block 5 and beyond, North 89014'00" West, 207.40
feet, to a point on the Centerline of E. Montvue Drive, as shown on said plat of Montvue Park
Subdivision;
thence along said Centerline, North 00012'19" West, 119.58 feet;
thence North 89030'09" West, 199.73 feet, to a point on the Line common to Lots 1 and 2, block
4 of said plat of Montvue Park Subdivision;
thence along said common Line, North 00'12'19" West, 16.12 feet;
thence North 89030'09" West, 200.23 feet, to a point on the Centerline of W. Montvue Drive, as
shown on said plat of Montvue Park Subdivision;
thence along said Centerline, North 00'12'19" West, 122.02 feet, to a point on the Line common
to Lots 9 and 10, in Block 5 of said Montvue Park Subdivision, extended east to said Centerline;
thence along said extended Line, North 89'30'24" West, 179.37 feet, to a found 1/2 inch rebar
marking the corner common to Lots 6, 7, 9 and 10 of Block 5 in said Montvue Park Subdivision;
thence along the Line common to said Lots 6 and 7, Block 5, and extending westerly, North
89'30'07" West, 226.03 feet, to a point on the West Line of said Section 16, being coincident
with the Centerline of S. Eagle Road;
thence along said West Line, North 00'22'14" West, 855.49 feet, to the POINT OF BEGINNING.
Containing 971,520 square feet, or 22.30 acres, more or less, and subject to any easements or
rights of way of record or otherwise existing.
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P:\AHLQUIST DEVELOPlAhlquiSl Development Meridian'Dr.wings\Survoy\Desc~ipi:i~~,i06320 ANNEX rove Dose.doe
TreaslIre Valley Engilleers, IlIe.
1204 6TH Street NOlth
Nampa, Idaho 83687
Olllee; (208) 463-0305
Fax; (208) 463-4391
www.TreaS\lreValleyEngineers.eOI11
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF APRIL 24, 2007
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T3N, R1E, 8.M. CITY OF
MERIDIAN, ADA CO., IDAHO DATE:
2/6/07
~y,MlE{~ TREASURE VALLEY ~NGINE~RS, fNC.
1204 6th STREET NORTH
NAMPA. IDAHO 83.87
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SHEET
1 OF 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 2, 2006
D. Required Findings from Unified Development Code
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full
investigation and shall, at the public hearing, review the application. In order to
grant an annexation and/or rezone, the Council shall make the following findings:
1. The map amendment complies with the applicable provisions of the
comprehensive plan;
The applicant is proposing to zone all of the subject property to C-G. The
Planning and Zoning Commission finds that the proposed zoning map
amendment complies with the applicable provisions ofthe Comprehensive Plan.
Please see Comprehensive Plan Policies and Goals, Section 8, ofthe Staff Report
for more information.
2. The map amendment complies with the regulations outlined for the
proposed district, specifically the purpose statement;
If the applicant complies with the conditions outlined in the development
agreement, the Commission fmds that the proposed commercial district will be in
compliance with the specific district regulations. The Planning and Zoning
Commission finds that future development of this property should comply with
the established regulations and purpose statement of the C.G zone.
3. The map amendment shall not be materially detrimental to the public
health, safety, and welfare;
The Planning and Zoning Commission finds that the proposed zoning
amendment will not be detrimental to the public health, safety, or welfare. Staff
recorrunends that the Commission and Council rely on any oral or written
testimony that may be provided when determining this fmding.
4. The map amendment shall not result in an adverse impact upon the delivery
of services by any political subdivision providing public services within the
City includiDg, but not limited to, school districts; and,
The Planning and Zoning Commission fmds 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 (UDC 11-5B-3.E).
The C-G zoning amendment will provide commercial area that is similar in
nature to existing and proposed corrunercial/office development in the vicinity.
The Commission fmds that all essential services are available or will be provided
by the developer to the subj ect property and will not require unreasonable
expenditure of public funds. In accordance with the findings listed above, The
Planning and Zoning Commission finds that Annexation and ZoDiDg of this
property to C-G would be in the best interest of the City, if the applicant
enters into a Development Agreement (DA) with the City, as mentioned in
Section 10 ofthe Staff Report.
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 2,2006
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or
short plat, the decisionRmaking body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
The Planning and Zoning Commission finds that the proposed application is in
substantial compliance with the adopted Comprehensive Plan. Please see
Comprehensive Plan Policies and Goals, Section 8, and Analysis, Section 10 of
the Staff Report.
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
The Planning and Zoning Commission finds that public services are available to
accommodate the proposed development. (See Exhibit B of the Staff Report for
more details from public service providers.)
3. The plat is in conformance with scheduled public improvements in accord
with the City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development
at their cost, The Planning and Zoning Commission finds that the subdivision
will not require the expenditure of capital improvement funds.
4, There is public financial capability of supporting services for the proposed
development;
Staff recorrunends the Commission and Council rely upon corrunents from the
public service providers (i.e., police, fire, ACHD, etc.) to determine this finding.
(See fmding Items 3 and 4 above under Annexation Findings, and the Conditions
of Approval in Exhibit B for more detail.)
5. The development will Dot be detrimental to the public health, safety or
general welfare; and
The Planning and Zoning Commission is not aware of any health, safety or
environmental problems associated with the development of this subdivision that
should be brought to the Council's attention. ACHD considers road safety issues
in their analysis. Staff recommends that the Commission and 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 is unaware.
6. The development preserves significant natural, scenic or historic features.
Staff is unaware of any natural, scenic or historic features on this site. Therefore,
the Commission finds that the proposed development will not result in the
destruction, loss or damage of any natural, scenic or historic feature(s) of major
importance. Staff fecorrunends that the Commission and Council reference any
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 2,2006
public testimony that may be presented to determine whether or not the proposed
development may destroy or damage a natural or scenic feature(s) of major
importance of which staff is unaware.
Exhibit D