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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 17,2007
TO:
FROM:
Plamring & Zoning Commission
Sonya Watters, Associate City PlalUler
(208) 884-5533
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STAFF REPORT
HEARING DATE:
May 17, 2007
SUBJECT:
Zamzow's Overland
MAY 1 0 2ao?
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AZ-07-008 (~~ty Of ~\feridia>"
. , IAtv Cle k"f'f'fi "-
AnnexatlOn and Zomng of 3.32 acres from Rl (Ada County) to C-G (Gefi&ta ." Jce
Retail and SelVice Commercial).
.
DES-07-004
Design Review for a structure on property adjacent to an entryway corridor.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicant, 1. R., LLC, has requested Annexation and Zoning (AZ) approval of 3.32 acres from
Rl (Ada County) to C-G (General Retail & SelVice Commercial District). Design Review (DES)
approval is also requested because the location ofthe proposed structure is adjacent to an entryway
corridor.
The subject property is located on the northwest comer ofE. Overland Road and S. Jade Avenue, in
the southwest U of Section 16, Township 3 North, Range 1 East, B.M. The subject property is within
the City's Area of Impact and Urban SelVice Planning Area.
Approval ofthe subject AZ & DES applications would allow the applicant to obtain a commercial
zone and construct a new 13,334 square foot retail facility for Zamzow's (pending CZC and Building
Pennit issuance). The applicant is also proposing to lease retail spaces in the subject building
consisting of 5,152 square feet. The retail spaces are proposed to be attached to the main Zamzow's
building. According to current City Code, retail stores are principal pennitted uses in the proposed C-
G zone (UDC Table ll-2B-2).
The Applicant has not submitted a subdivision application at this time. However, the Applicant has
submitted a concept plan for how the subject property may develop, and elevations for what the future
building will look like. The applicant has requested DR approval at this time because the proposed
structure will be located adjacent to an entryway corridor and the elevations approved with this
application should comply with design standards. Staff has reviewed both the concept plan and the
elevations and has included DA provisions in the staff report related to the submitted applications
(AZ and DES).
2. SUMMARY RECOMMENDATION
The subject AZ & DES applications were submitted to the Plamring Department for concurrent
review. Per UDC 11-5A-2, the Planning & Zoning Commission is required to make a
recommendation to the Council on AZ applications; the Commission is not required to make a
recommendation on DES applications. However, the Commission may review and make
comments on the DES application, as this application is significant to the proposed development
of this property. Any comments related to the subject applications (AZ-07-008 & DES-07~004) will
be included in the Commission's recommendation to the Counci1. Staff is recommending approval
of the Zamzow's Overland application (AZ-07-008 & DES-07-004) with a Development
Agreement for the project.
Zarnzows Overland AZ-07-008 & DES-07-004
Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 17,2007
3. PROPOSED MOTION
Approval
After considering all Staff, Applicant, and public testimony, I move to reconunend approval to the
City Council of File Number AZ-07-008 (and DES-07-004 optional) as presented in the staff report
for the hearing date of May 17, 2007, with the following modifications to the proposed development
agreement: (add any proposed modifications)
Denial
After considering all Staff, Applicant, and public testimony, I move to reconunend denial to the City
Council of File Nwnber AZ-07~008 (and DES-07~004 optional) as presented during the public
hearing on May 17, 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 Nwnbers AZ-07-
008 (and DES-07-004 optional) 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:
3620 & 3650 E. Overland Road and 1545 S. Jade Avenue (Lots 1-3, Block 1, Jewel
Subdivision)
Northwest comer ofE. Overland Road and S. Jade Avenue
Southwest ~ of Section 16, Township 3 North, Range 1 East
b. Property Owner of Record:
J. R., LLC
1201 Franklin Boulevard
Nampa, Idaho 83687
c. Applicant:
Same as owner
d. Representative: Douglas Zamzow, Zamzow's Inc.
e. Present Zoning: Rl (Ada County)
f. Present Comprehensive Plan Designation: Low Density Residential
g. Description of Applicant's Request: The Applicant is requesting approval for Annexation and
Zoning of 3.32 acres from Rl to C-G and Design Review for a structure adjacent to an entryway
corridor.
h. Applicant's Statement / Justification: The Applicant's narrative states, "J. R., LLC (Zamzow's)
plans to improve the existing property on Overland Road by constructing a new retail store
facility and a shell/core facility for leasable retail spaces. The design and engineering of these
improvements will be done by licensed professionals to meet all current code requirements. J. R.,
LLC and Zamzow's sincerely feel that the above described improvements will add to the success
and flavor of the surrounding area and the City of Meridian." (See Applicant's narrative for more
information. )
Zarnzows Overland AZ.07-008 & DES-07-004
Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 17, 2007
5. PROCESS FACTS
a. The subject application will, in fact, constitute an annexation as determined by City Ordinance.
By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is
required before the City Council on this matter.
b. Newspaper notifications published on: April 30, 2007 and May 14,2007
c. Radius notices mailed to properties within 300 feet on: April 20, 2007
d. Applicant posted notice on site by: April 30, 2007
6. LAND USE
a. Existing Land Use(s): There are existing homes and outbuildings on the site that will be removed
upon development of the property.
b. Description of Character of Surrounding Area: This property is located near a highly.trafficked
intersection with commercial development proposed to the west and commercial properties across
Overland Road to the south. There are existing residences in Jewel Subdivision to the north and
east of this site.
c. Adjacent Land Use and Zoning:
North: Existing residences in Jewel Subdivision, zoned RI (Ada County)
South: Commercial property (Silverstone Subdivision), zoned C-G
East: Existing residences in Jewel Subdivision, zoned R1 (Ada County)
West: Vacant property, zoned C-G
d. History of Previous Actions: This property is zoned R1 in Ada County and was previously
platted as Lots 1-3, Block 1, of Jewel Subdivision and developed with residential homes in the
County.
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: There is currently sewer stubbed off of South Jade Ave
approximately 60 feet north of East Overland road.
Location of water: There is currently water stubbed off of South Jade Ave
approximately 60 feet north of East Overland road.
Issues or concerns: The applicant shall be responsible to install water and sewer
mains to and through this development.
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. Floodplain: A portion of this site along the north and northeast property boundaries is
located within the floodway. A large portion of the north half of this site is also located
within the 100 year and 500 year floodplains, in flood zones AE and X5, respectively.
4. Canals/Ditches/Irrigation: The Five Mile Creek runs along the north and northeast
boundaries of this property.
5. Hazards: Vehicular access to this site - This site has frontage on Overland Road and S.
Jade Avenue. ACHD has not evaluated access on this site, as no development application
was submitted concurrently with the subject annexation request. Staff can not guarantee
the access proposed from S. Jade Avenue will be approved by ACHD Staff. Planning
Staff is not aware of any other potential hazards on this site.
Zamzows Overland AZ-07-008 & DES-07-004
Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 17,2007
6. Proposed Zoning: C-G
7. Size of Property: 3.32 acres
f. Summary of Proposed Streets and/or Access: Although no development is proposed at this time,
the conceptual development plan submitted with this application shows a driveway access to S.
Jade Avenue, a local street. The proposed driveway is located on the east property boundary,
approximately 105 feet north of the south property line. Additionally, a driveway stub to the west
is proposed for future connection to the planned Silverstone Avenue, along the west property
boundary. No access points to Overland Road are proposed or approved with this application.
Staff is supportive of the general location of the proposed access points to this site. However,
Planning Staff can not guarantee that the proposed access points will be granted by ACHD
in the location shown on the plan. ACHD will review the proposed access points to the site
upon submittal of a development application.
g. Landscaping:
1. Width of street buffer(s): Per City Code (UDC Table 11-2B-3), a 35-foot wide landscape
street buffer is required adjacent to E. Overland Road, an arterial street and entryway
corridor. A 10-foot wide landscape street buffer is required adjacent to S. Jade Avenue, a
local street.
2. Width of buffer(s) between land uses: Per City Code (UDC Table ll-2B-3) a 25-foot
wide landscape buffer is required between C-G zoned properties and residential uses.
There are existing residential uses to the north of this site.
7. COMMENTS MEETING
On April 27, 2007, Planning Staff held an agency comments meeting. The agencies and departments
present included: Meridian Fire Department, Meridian Police Department, Meridian Parks
Department, Meridian Public Works Department, and the Sanitary Services Company. Staff has
included all comments and recommended actions in the attached Exhibit B. However, because this
request is only for annexation, corrunents are for informational purposes only.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
The 2002 Comprehensive Plan Future Land Use Map designates the subject property as "Low
Density Residential." The applicant is proposing a corrunercial zone (C-G) rather than a low density
residential zone, as designated for this property. Further, the applicant is not applying for a
Comprehensive Plan Map Amendment for the following reason: The Comprehensive Plan (page 98)
states that "the areas depicted on the Future Land Use Map are conceptual and, therefore, will require
further analyses prior to the creation of a zoning map." Staff believes that a map amendment is not
necessary and that the requested C-G zone and corrunercial use of this property would be more
appropriate than a residential designation for the reasons stated below in Section 10, Analysis, for the
AZ application.
Per page 105 of the Comprehensive Plan, "Corrunercial" areas are anticipated to "provide a full range
of commercial and retail to serve area residents and visitors. Uses may include retail, wholesale,
service and office uses, multi-family residential, as well as appropriate public uses such as
government offices." Staff finds that the proposed for this property generally conforms to this stated
purpose and intent of the corrunercial designation within the Comprehensive Plan.
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):
. Chapter VII, Goal IV, Objective 0, Action 2 - "Restrict curb cuts and access points on
collectors and arterial streets."
Zarnzows Overland AZ-07-008 & DES-07-004
Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 17,2007
On the submitted conceptual development plan, the Applicant is proposing a single access to
Jade Avenue, a local street, approximately 220-feet north of Overland Road. A stub driveway
is also provided at the west property boundary for fUture cross-access. ACHD has not yet
reviewed or approved access to the site. City Staff is supportive of the proposed access to this
site, as/if allowed by ACHD.
. Chapter VII, Goal IV, Objective D, Action 4 - "Require appropriate landscape and buffers
along transportation corridors (setback, vegetation, low walls, berms, etc.)."
Overland Road is classified as an arterial street and is designated as an entryway corridor
into the City. By City Ordinance, 35-foot wide landscape buffer is required adjacent to
Overland Road and a 1 O-foot wide buffer is required adjacent to Jade Avenue.
. Chapter V, Goal III, Objective D, Action 5 - "Require all commercial businesses to install
and maintain landscaping."
The Applicant is not specifically proposing to install any landscaping with the subject
annexation application. Upon development of this site, the Applicant will be required to
construct internal and perimeter landscaping. Said landscaping must be installed prior to
Certificate of Occupancy of the proposed building on this site.
. Chapter IV, Goal I, Objective A, Action - "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."
This property is contiguous to the City and sanitary sewer and water are readily available.
. Chapter VII, Goal 1, Obj ective B - "Plan for a variety of commercial and retail opportunities
within the Impact Area."
Staff believes that the proposed zone, which allows retail uses, does contribute to the variety
of uses in this area which include: offices, restaurants, retail stores, coffee shops, and single-
family homes.
Staff finds that the proposed zoning to C-G 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 retail stores.
9. UNIFIED DEVELOPMENT CODE
a. Allowed Uses in the Conunercial Districts: UDC Table 11.2B-2 lists the permitted, accessory,
and conditional uses in the C-G zoning district. Retail Stores are listed as principal permitted uses
in the C-G zone.
b. Purpose Statement of Zone: The purpose of the Commercial Districts is to provide for the retail
and service needs of the community in accord with the Meridian Comprehensive Plan. Four
Districts are designated which differ in the size and scale of commercial structures
accommodated in the district, the scale and mix of allowed commercial uses, and the location of
the district in proximity to streets and highways.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
AZ Application: Approval of the subject annexation application would allow the Applicant to
obtain a commercial (C.G) zoning designation for the subject property. According to current City
Code, retail stores are principal permitted uses in the proposed C-G zone. The Applicant has
submitted a conceptual development plan and building elevations showing how this site will
redevelop with a single 18,486 square foot retail building, parking, and access to the site.
Zarnzows Overland AZ-07-008 & DES-07-004 Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 17,2007
The Comprehensive Plan Future Land Use Map designation for this property is Low Density
Residential. The applicant is proposing a commercial zone, rather than a low density residential
zone as designated for this property. As noted above, the Comprehensive Plan (page 98) states
that "the areas depicted on the Future Land Use Map are conceptual and, therefore, will require
further analyses prior to the creation of a zoning map."
Staff believes that a Comprehensive Plan map amendment is not necessary and that the proposed
C-G zone and commercial use of this property would be more appropriate than a residential
designation for the following reasons: I) the properties directly adjacent to the site on the west
and south are zoned C-G and designated as Commercial on the future land use map; 2) the site is
located on the comer of Overland Road and Jade Avenue, which provides a good location for
commercial property and an access point that is not on an arterial street; 3) a large portion of the
homeowners within Jewel Subdivision have been pursuing the sale and commercial
redevelopment of their properties through realtors; 4) the proximity of this property to a major
intersection (Eagle & Overland) with heavy traffic flows; and 5) a large portion of this property
and surrounding properties to the north, northwest, and northeast lie within the 100-year and 500-
year floodplains and the floodway of the Five Mile Creek, making residences an unappealing use.
However, because there are existing residences to the north and east of this site, and
because the Future Land Use Map does designate this property for low density residential
use, Staff recommends that the Commission and Council rely on any comments received
from neighbors regarding the appropriateness of zoning this site commercially for retail
stores.
Based on the policies and goals contained in the Comprehensive Plan and the general compliance
of the proposed concept plan with the UDC for the C-G zone, 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 March 8, 2007, by
Russell E. Badgley, PLS) shows the property as contiguous to the existing corporate boundary of
the City of Meridian.
Conceptual Site Plan: The applicant has submitted a concept plan for this site. The site is
required to comply with the design standards listed in UDC 11-3A-19 because of the property's
location adjacent to an entryway corridor. The applicant has submitted a Design Review (DES)
application as required, with the subject AZ application. The concept plan shows one building
consisting of 13,334 square feet for the Zamzow's retail store and 5,152 square feet for tenant
retail shops (18,486 square feet total). The building is located on the northwest comer of E.
Overland Road and S. Jade Avenue with parking proposed on the north side of the building. Staff
is generally supportive of the submitted conceptual site plan for this property with the comments
stated in this report. All parking stalls, drive aisles, landscaping, buffers, sidewalks, lighting,
signage, building height and building setbacks for this site should comply with the applicable
provisions and dimensional standards set forth in the Unified Development Code for the C-G
zone.
Building Elevations: The building elevations submitted with this application prepared by
Richard F. Sinnard, Architect (Sheet Number A4.1 and dated March 22, 2007), are required to
comply with the design standards listed in UDC 11-3A-19 because of the property's location
adjacent to an entryway corridor. Staff has reviewed the elevations and find that they will meet
the design standards outlined in UDC 11-3A-19 listed below if the Applicant complies with
Staffs comments noted below. However, Staff is concerned about the appearance of the east
elevation facing Jade Avenue, which is visible from Overland Road. The concept plan shows
a 6-foot tall screen wall adjacent to the east end of the building. While this will help screen
the loading area, Staff is concerned about the appearance of the east elevation from the
street. Staff is requesting that the Applicant address at the hearing how the east end of the
Zarnzows Overland AZ-07-008 & DES-07-004
Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT 8T AFF REPORT FOR THE HEARING DATE OF MAY J 7, 2007
building/site will be designed (i.e. landscaping and/or any design features proposed for this
area that will enhance the view) and bring an illustration of the east end of the site as seen
from Overland Road. Additionally, the Police Department has noted in Exhibit B that they
have concerns that the proposed development does not offer natural surveillance
opportunities of the public areas. Further, the Police Department requests that prior to the
City Council public hearing, the applicant meet with the Police Chief and/or Planning Staff
to discuss features that increase visibility, including but not limited to: doors and windows
that look out on the public areas, front porches, and adequate nighttime lighting. The
Applicant might consider flipping the east and west elevations so that the retail shops are on
the east end, with Zamzow's on the west end, to provide a bener appearance of the development
from Overland with more windows and no loading area. Because the retail shops are recessed
from the Zamzow's store front this would also create a more open view of the site from
Overland for surveillance purposes, as requested by the Police Department.
The detailed site plan and building elevations submitted with any CUP and/or CZC application
for this site shall substantially comply with the conceptual site plan and building elevations
submitted to the City as shown in Exhibit A of this staff report, and with the requirements of the
subj ect Development Agreement, and with any revisions that the Police Department, Planning
Department and/or City Council may have, as noted above.
Existing Structures and Uses: There are currently residential homes on this property that will be
removed upon development of the site.
Access: The conceptual development plan submitted with this application shows a driveway
access to S. Jade Avenue, a local street. The proposed driveway is located on the east property
boundary, approximately 105 feet north of the south property line. Additionally, a driveway stub
to the west is proposed for future connection to the planned Silverstone Avenue, along the west
property boundary. No access points to Overland Road are proposed or approved with this
application. Staff is supportive of the general location of the proposed access points to this site.
However, Planning Staff can not guarantee that the proposed access points will be granted
by ACHD in the location shown on the plan. ACHD will review the proposed access points
to the site upon submittal of a development application.
Hours of Operation: The applicant stated in the application that the hours of operation for the
businesses on this site will be from 8 am to 8 pm, seven days a week.
Landscaping: East Overland Road is classified as an arterial roadway and an entryway corridor
into the City; as such, a 35-foot wide landscape buffer is required along Overland. South Jade
Avenue is classified as a local street; as such, a 10.foot wide landscape buffer is required along
Jade. There are existing residential uses to the north and east of the site; a 25-foot wide landscape
buffer is required between C-G zoned property and residential uses (UDC Table Il-2B-3). All
landscape buffers will be required by the City with future CUP/CZC approval and shall be
installed prior to issuance of Certificate of Occupancy.
Multi-Use Pathway: The proposed pathway network plan shows a portion of the City's multi-
use pathway running along the southwest corner of this site. A to-foot wide multi-use pathway
will most likely be required on this property, with the exact location to be determined with
the approval of the Pathways Master Plan.
Floodplain: A portion of this site along the north and northeast property boundaries is located
within the floodway. A large portion of the north half of this site is also located within the 100-
year and 500-year floodplains, in flood zones AE and X5, respectively. The proposed building
location is outside of this area. Any work or improvement within the floodway or floodplain on
this property shall file a floodplain development application with the City of Meridian Public
Works Department prior to commencement of the work.
Zamzows Overland AZ-07-008 & DE8-07-004
Page 7
CITY OF MERlDIANPLANNING DEPARTMENT STAfF REPORT FOR THE HEARING DATE OF MAY 17, 2007
Parking: For commercial uses, off-street parking stalls are currently required at the rate of one
space per 500 square feet of gross floor area (UDC 11-3C-6B). Parking on the site will be
reviewed for compliance with UDC standards at the time of CUP/CZC approval. Also, no linear
grouping of parking spaces shall exceed twelve (12) in a row, without an internal planter island
per UDC 11-3B-8C. Staff has reviewed the parking, drive aisles, and planter islands shown on the
conceptual site plan and they appear to meet the aforementioned UDC requirements.
Development Agreement: UDC 11-5B-3D2 provides the Planning & Zoning 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 use and the adjacent residential uses, 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 feel additional development agreement requirements are necessary, Staff recommends a
clear outline of the commitments of the developer being required.
A Development Agreement (DA) will be required as part of an 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 six months of Council
approval to initiate this process. The DA shall include, at minimum, the following:
. All future development of the subject property shall comply with City of Meridian
ordinances in effect at the time of development.
. The site shall comply with all of the design standards listed in UDC 11-3A-19C,
including the following: A continuous internal pedestrian walkway that is a minimum
of eight feet in width shall be provided to the main building entrance from the
perimeter sidewalk along Overland Road, Jade Avenue, and from the west property
boundary for future connection to the planned sidewalk and street (Silverstone
Avenue) adjacent to the west property boundary. Further, the required walkway to
Jade Avenue should be distinguished from the vehicular driving surface through the
use of pavers, colored or scored concrete, or bricks.
. 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.
. The detailed site plan and building elevations submitted with any CUP and/or CZC
application for this site shall substantially comply with the conceptual site plan and
building elevations submitted to the City as shown in Exhibit A of this staff report
and with the requirements of the subject Development Agreement.
. The applicant shall be responsible for all costs associated with sewer and water
service installation.
. Direct access to this site from Overland Road shall be prohibited. Access to the site
shall be provided from Jade Avenue and a driveway access to the west property line
for future connection to the planned Silverstone Avenue shall be provided as shown
on the conceptual development plan submitted with this application.
. A minimum 35-foot wide landscape buffer will be required and shall be constructed
along the entire frontage of E. Overland Road in accordance with UDC 11-3B-7,
when a CUP and/or CZC is reviewed and approved in the future.
. A minimum 10-foot wide landscape buffer will be required and shall be constructed
along the entire frontage of S. Jade Avenue in accordance with UDC 11-3B-7, when
a CUP and/or CZC is reviewed and approved in the future.
Zarnzows Overland AZ-07-008 & DES-07-004
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 17,2007
. A minimum 25-foot wide landscape buffer shall be constructed adjacent to any
existing residential uses which abut this site in accordance with UDC 11-3B-9, when
a CUP and/or CZC is reviewed and approved in the future.
. At the time of CUP and/or CZC approval, a I Q-foot wide multi-use pathway will be
required on this property, subj ect to adoption of the Pathways Master Plan.
. Sidewalks shall be constructed along E. Overland Road and S. Jade Avenue.
. Any work or improvement within the floodway or floodplain on this property shall
file a floodplain development application with the City of Meridian Public Works
Department prior to commencement of the work.
. The applicant shall complete all required improvements prior to obtaining a
Certificate of Occupancy for any new use or change in use of the site.
DES Application: Because the subject property is located adjacent to an entryway corridor, all
structures proposed for the site are subject to the design standards listed in UDC 11-3A-19C, as
follows (staff analysis in italics):
1. Architectural Character:
a. Facades: Facades visible from a public street shall incorporate modulations in the
fac;:ade, roof line recesses and projections along a minimum of twenty percent (20%)
of the length of the facade. The fw;:ade visible from Overland Road has modulations
in the fa9ade, roof line recesses, and projections that meet this requirement (38%).
The fa9ade visible from Jade Avenue has modulations in the parapet that comply with
this requirement (37% modulation in height).
b. Primary public entrance(s): The primary building entrance(s) shall be clearly
defmed by the architectural design of the building. Windows, awnings, or arcades
shall total a minimum of thirty percent (30%) of the facade length facing a public
street. The primary building entrance for Zamzow's is defined by a tower (silo)
element facing the parking area. The building entrances for the tenant spaces are
defined by an awning over each of the entrances. The windows and awnings shown
on the south elevation (Overland exposure) and the east elevation (Jade exposure)
exceed the required 30% of the fa9ade.
c. Roof lines: Roof design shall demonstrate two or more of the following: a)
overhanging eaves, b) sloped roofs; c) two (2) or more roof planes; d) varying
parapet heights; and e) cornices. The proposed roof design incorporates 2 roof
planes, two parapet heights, and a 2-foot tall cornice created by different size, color
andfinish ofblock, which complies with this requirement.
d. Pattern variations: At least two (2) changes in one (1) or a combination of the
following shall be incorporated into the building design: color, texture and! materials.
The building design incorporates integral colored eMU (concrete masonry unit),
glass, steel and corrugated metal. The main walls of the building are constructed of
smooth face, split face, and ground face block in 8, 10, and 12 inch sizes with four
difference colors, which complies with this requirement.
e. Mechanical equipment: All ground-level and rooftop mechanical equipment shall
be screened to the height of the unit as viewed from the property line. All mechanical
equipment will be screened by the parapet as required.
2. Color and materials: Exterior building walls shall demonstrate the appearance of high-
quality materials of stone, brick, wood or other native materials. Acceptable materials
include tinted or textured masonry block, textured architectural coated concrete panels,
Zarnzows Overland AZ-07-008 & DES-07-004
Page 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 17,2007
tinted or textured masonry block, or stucco or stucco-like synthetic materials. Smooth-
faced concrete block, tilt-up concrete panels, or prefabricated steel panels are prohibited
except as accent materials. The building is proposed to be constructed primarily of
integral eMU with various finishes and textures, with steel and corrugated metal as
accent materials, which complies with this requirement.
3. Parking Lots: No more than seventy percent (70%) of the off-street parking area for the
structure shall be located between the front fac;ade of the structure and abutting streets,
unless the principal building(s) and/or parking is/are screened from view by other
structures, landscaping and/or berms. None of the o.ffstreet parking is located between
the front fa9ade of the structure and abutting streets, which complies with this
requirement.
4. Pedestrian walkways:
a. A continuous internal pedestrian walkway that is a minimum of eight feet (8') in
width shall be provided from the perimeter sidewalk to the main building entrance.
The walkway width shall be maintained clear of any outdoor sale displays, vending
machines, or temporary structures. An 8-foot wide walkway is proposed from the
main building entrances to the sidewalk along Jade Avenue. Additionally, a walkway
that meets the above stated requirements should be provided to the sidewalk along
Overland Road and the future sidewalk along the road planned adjacent to the
west property boundary (Silverstone Avenue).
b. The internal pedestrian walkway shall be distinguished from the vehicular driving
surfaces through the use of pavers, colored or scored concrete, or bricks. The internal
pedestrian walkway that is required to the west property line and Overland Road do
not cross any driveways. The required walkway to Jade Avenue should be
distinguished from the vehicular driving surface as stated above.
c. Walkways at least eight feet (8') in width, shall be provided for any aisle length that
is greater than one-hundred fifty (150) parking spaces or two hundred feet (200')
away from the main building entrance. Less than 150 parking spaces are provided on
this site and all parking spaces are within 200 feet of the building entrances. This
requirement is not applicable to this site.
d. The walkways shall have weather protection (including but not limited to an awning
or arcade) within twenty feet (20') of all customer entrances. The elevations show an
awning over the entrances of all of the tenant spaces and a silo design feature over
the entrance to Zamzow's, which complies with this requirement.
Certificate of Zoning Compliance: The purpose of a Certificate of Zoning Compliance (CZC)
pennit is to ensure that all construction, alterations and/or the establishment of a new use
complies with all of the provisions of the UDC before any work on the structure is started and/or
the use is established (UDC 11-5B-IA). To ensure that all of the requirements of the
Development Agreement as listed in Exhibit B are complied with, the Applicant will be required
to obtain CZC approval from the Planning Department prior to building/parking lot construction,
and all improvements must be installed prior to occupancy.
b. Staff Recommendation: Staff recommends approval of the subject application AZ-07-008
(and DES~07-004) with the Development Agreement provisions listed in the in Exhibit B of
the Staff Report for the hearing date of May 17, 2007.
Zarnzows Overland AZ-07-008 & DES-07.004
Page JO
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 17,2007
11. EXHmITS
A. Drawings
1. Vicinity/Zoning Map
2. Conceptual Development Plan (dated: 5/4/07)
3. Conceptual Building Elevations (dated: 5/4/07)
B. Agency and Department Comments
C. Legal Description
D. Required Findings from Unified Development Code
Zarnzows Overland AZ-07-008 & DES-07-004
Page 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 17,2007
A. Drawings
1. Vicinity/Zoning Map
Exhibit A
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Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 17,2007
2. Conceptual Development Plan (dated: 5/4/07)
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Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 17,2007
3. Conceptual Building Elevations (dated: 5/4/07)
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Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 17,2007
B. Agency and Department Comments
1. PLANNING DEPARTMENT
1.1 The legal description submitted with the annexation application (stamped March 8, 2007, by
Russell E. Badgley, PLS) shows the property as contiguous to the existing corporate boundary of
the City of Meridian. The Public Works Department has confirmed that the submitted legal
description meets the requirements of the City of Meridian and should meet the requirements of
the Idaho State Tax Commission.
1.2 Prior to the annexation ordinance approval, a Development Agreement (DA) shall be entered into
between the City of Meridian, property owner (at the time of rezone ordinance adoption), and the
developer. The Applicant shall contact the City Attorney, Bill Nary, at 888-4433 within 6 months
of the City Council approval to complete this process. The DA shall, at minimum, incorporate the
following:
· All future development of the subject property shall comply with City of Meridian
ordinances in effect at the time of development.
· The site shall comply with all of the design standards listed in UDC 11-3A-19C,
including the following: A continuous internal pedestrian walkway that is a minimum of
eight feet in width shall be provided to the main building entrance from' the perimeter
sidewalk along Overland Road, J ade Avenue, and from the west property boundary for
future connection to the planned sidewalk and street (Silverstone Avenue) adjacent to the
west property boundary. Further, the required walkway to Jade Avenue should be
distinguished from the vehicular driving surface through the use of pavers, colored or
scored concrete, or bricks.
· 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.
· The detailed site plan and building elevations submitted with any CUP and/or CZC
application for this site shall substantially comply with the conceptual site plan and
building elevations submitted to the City as shown in Exhibit A of this staff report and
with the requirements of the subject Development Agreement.
· The applicant shall be responsible for all costs associated with sewer and water service
installation.
· Direct access to this site from Overland Road shall be prohibited. Access to the site shall
be provided from Jade Avenue and a driveway access to the west property line for future
connection to the planned Silverstone Avenue shall be provided as shown on the
conceptual development plan submitted with this application.
· A minimum 35-foot wide landscape buffer will be required and shall be constructed
along the entire frontage ofE. Overland Road in accordance with UDC 11-3B-7, when a
CUP and/or CZC is reviewed and approved in the future.
. A minimum 10. foot wide landscape buffer will be required and shall be constructed
along the entire frontage of S. Jade Avenue in accordance with UDC 11-3B-7, when a
CUP and/or CZC is reviewed and approved in the future.
· A minimum 25-foot wide landscape buffer shall be constructed adjacent to any existing
residential uses which abut this site in accordance with UDC 11-3B-9, when a CUP
and/or CZC is reviewed and approved in the future.
· At the time of CUP and/or CZC approval, a 10-foot wide multi-use pathway will be
required on this property, subject to adoption of the Pathways Master Plan.
Exhibit B Page 1
CITY OF MERlDIANPLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 17,2007
· Sidewalks shall be constructed along E. Overland Road and S. Jade Avenue.
· That any work or improvement within the flood way or floodplain on this property shall
file a floodplain development application with the City of Meridian Public Works
Department prior to commencement of the work.
· The applicant shall complete all required improvements prior to obtaining a Certificate
of Occupancy for any new use or change in use of the site.
1.3 No signs are approved with the subject annexation approval. All business signs will require a
separate sign pennit in compliance with UDC II-3D.
1.4 All future construction/uses on this site should comply with the provisions of City Code in effect
at the time of submittal.
2. PUBLIC WORKS DEPARTMENT
2.1 The Applicant shall comply with all City of Meridian Public Works standards and procedures for
development on this property.
3. MERIDIAN 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 of the 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.
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 pennits.
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 All entrance and internal roads and alleys shall have a turning radius of28' inside and 48' outside
radius.
3.4 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
shall have a clear driving surface which is 20' wide.
3.5 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.
3.6 Commercial and office occupancies will require a rrre-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.7 The commercial property 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.
3.8 Maintain a separation of 5' from the building to the dumpster enclosure.
3.9 Provide a Knox box entry system for the complex prior to occupancy.
3.10 The Fire Dept. has concerns about 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.
Exhibit B Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 17,2007
3.11 All aspects of the building systems (including exiting systems), processes & storage practices shall
be required to comply with the International Fire Code.
3.12 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
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
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 fire department cOllllections.
3.16 The building proposed for this site may be required to have fire sprinklers based on hazardous
material analysis of storage.
4. MERIDIAN POLICE DEPARTMENT
4.1 The proposed development and/or plat do not offer natural surveillance opportunities of the
public areas. Prior to the City Council public hearing, the applicant shall meet with the
Police Chief and/or Planning Staff to discuss features that increase visibility, including but
not limited to: doors and windows that look out on the public areas, front porches, and
adequate nighttime lighting. The site plan and/or landscaping plan shall be revised in
accord with those discussions.
4.2 The proposed development shall limit landscaping shrubs and bushes to species that do' not
exceed two feet in height. Trees shall have a canopy of no less than six feet.
4.3 The loading areas shall be separated from all public parking areas.
4.4 There is no visibility of the main building entrance and shops from the public streets.
5. SANITARY SERVICES COMPANY
5.1 SSC has no comments related to this application.
6. MERIDIAN PARKS DEPARTMENT
6.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (UDC l1-3B-1O) will be followed.
6.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (UDC l1-3B-I0) will be followed.
6.3 The proposed Master Pathways Plan indicates a 10-foot wide multi-use pathway along the
southwest comer of this site. Depending on the adopted version of this plan, a pathway may be
required on this property.
Exhibit B Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 17,2007
C. Legal Description & Exhibit Map
LE6A1. DESCRIPTION FOR
ZAMZOWS
ANNEXATION
A Parcel orJand lcaccd in _ Soutbc:asl1l4 ofthc Sourhwast 114, ot Seclion t 6,
Towubip 3 NOJ'Ib. RIDge t East. Boise Meridian. Ada Cowty,ldaho. BeiDa ~
daenDeci 85 follows:
BASIS OF B'EARlNOS:
The line between tile West 1116 Comer and the Soulb 1/4 Comer of Section 16,
TOWMbip 3 North. Ranp 1 EBst. Boise M~ derived &om fOUDd ~~t.4 and
takcIl. South ~9'46" Eas\ with the ditdancc betwcenmonmnents found to be
U32.31 f-..
BEGINNING a\ the Wc:st 1/16 Comet beinalhe SouthWCll QOI11Cl' oftb: Southeast 114
orllle ScMhwcst 1/4 ofScaion 16. To9JDSbip 3 Nortb, Range 1 Bast, Boise MeridilU1~
thcocc North 00045'03 II W... a distanec of 439.88 feet;
1hcnce South 89039'31" EMt. c.tisIIDc:c ofl33.39 r_ 10 the ecn1crIinc of Jade Avenue;
chence &IonS said CCI1lCr1iDe SouIb 00020'29" West a disIaDcc t:Jf 439.77 teelto the
South u.n.: of said Soulhea:st 1/4 of the Southwest 1/4~
thence along said South line Nottb 19039'46" West a diSUlncc 0025.00 feet to the
POINT OF BEGINNING.
Said Parcel con1aininI144.114 IIqlIIlR feet 013.32 ~ more Of lea and is subject to
.n ~ elI8Cm('ots ami rights-of-waY" or~ or implied.
END OF DESCRIPTION'
Rbsell a Bqlc=y, P.L.S. 12458
runhcrliac Surveyin.
&41 ParkCcauc Way. Suite 1
Nampe.ldabo 83651
(201) 465.5687
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Exhibit C
Page I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 17,2007
.lIWIL SUBDIVISION
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IILVERITON. CAMPUI IU8DIVIIION
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Exhibit C
Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 3,2007
B. Required Findings from Unified Development Code
1. Armexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive
Plan;
The Applicant is proposing to zone all of the subject property to C-G. Staff fmds 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 infonnation.
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds that retail stores are principal pennitted uses within the requested C-G zone. There
are also several uses in the requested C-G zone that can occur with conditional use pennit
approval. Staff finds that futW'e development of this property should comply with the
established regulations and purpose statement of the C-G zone.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning amendment will not be detrimental to the public health,
safety, or welfare. Staff recommends that the Commission and Council rely on any oral or
written testimony that may be provided when detennining this finding.
d. The map amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the City including, but not
limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact upon
the delivery of services by any political subdivision providing services to this site.
e. The annexation is in the best of interest ofthe City (UDC 11-5B-3.E).
Staff finds that all essential services are available or will be provided by the developer to the
subject property and will not require unreasonable expenditure of public funds. In accordance
with the findings listed above, Staff finds that Annexation and Zoning of this property to
C-G would be in the best interest 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
Page 1