HomeMy WebLinkAboutLocust Grove Professional Office
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2007
STAFF REPORT
TO:
FROM:
Mayor & City Council
Amanda Hess, Associate City Planner
(208) 884-5533
r".-U /' 0'':"' .1~
'-/VltJridl:n~
Hearing Date: June 5, 2007
. AZ-07 -004
" JD,;\HO
~~"It ,. .
~~,r!!!.....~.'Ytlp.~
SUBJECT:
Locust Grove Professional Office
Annexation and Zoning of 2.48 acres from RUT (Ada County) to L-O
(Limited Office District), by Ruby I Edwards: Architecture + Design
. AL T -07 -005
Alternative Compliance for hardscape within the required arterial street
landscape buffers
. DES-07-002
Design Review for an office building totaling 21,000 square feet within the
L-O zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicant, Ruby I Edwards: Architecture + Design, has requested Annexation and Zoning (AZ)
approval of 2.48 acres from RUT (Ada County) to L-O (Limited Office District). Staff also required
application for Design Review for the proposed office building, and alternative compliance to the City's
landscaping requirements.
The subj ect property is located on the southwest comer of Overland Road and Locust Grove Road in
Section 19, Township 3 North, Range 1 East, B.M., and is currently referenced as Assessor's Parcel
Number S1119110026. The property is within the City's Area of Impact and Urban Service Planning
Area.
Approval of the subject AZ application would allow the Applicant to obtain an office zone. According to
current City Code, personal and professional services (offices) and clinics are principally permitted uses
in the proposed L-O zone (UDC Table 11-2B-2).
The Applicant has not submitted a subdivision or certificate of zoning compliance 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. Staff has reviewed both the concept plan and the
elevations and has included DA provisions in the staff report related to all of the submitted applications
(AZ, ALT and DES).
On the submitted conceptual plan, the Applicant has depicted one access to Locust Grove Road. The
driveway is located near the south property line, approximately 440 feet south of the Overland I Locust
Grove intersection. Because the Applicant has not submitted a subdivision or CZC application at this
time, ACHD has not reviewed or approved access to this property yet (to be reviewed with CZC
application in the future).
The Applicant is proposing to make site improvements (landscaping, pathways, etc.) at the time of
submittal for a Certificate of Zoning Compliance (CZC). At that time, Planning Staff will require site
improvements in accordance with the Unified Development Code, including but not limited to, parking
and landscaping. Staff has reviewed, as part of ALT-07-005, the proposed landscaping at the comer of
Overland and Locust Grove Roads.
Locust Grove Professional Office - AZ-07-004, ALT-07-005, & ADR-07-002
Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2007
2. SUMMARY RECOMMENDATION
The subject Annexation and Zoning application was submitted to the Planning Department for review. By
City Ordinance, the Planning & Zoning Commission makes recommendation to the Council on
Annexation and Zoning applications. Any comments related to the Annexation and Zoning application
(AZ-07-004) will be included in the Commission's recommendation to the Council.
The Commission must make a formal recommendation to the Council on the annexation
application. Although it is not on the agenda as a public hearing item, the Commission may also
review and make recommendations regarding the alternative compliance and design review
applications, as these applications are key to the proposed development.
Staff is recommending approval of the Locust Grove Professional Office application (AZ-07-004,
AL T -07-005, & DES-07-002) with a Development Agreement for the project.
The Meridian Plannine and Zonine Commission heard this project on May 3.2007. At the public
hearim!. they moved to recommend approval to the City Council.
a. Summary of Public Dearine:
i. In favor: Wes Edwards (Applicant's Representative). Charles Eldridl!e (Developer)
ii. In opposition: None
iii. Commenting: Mike Vaul!hn (President. Sportsman's Pointe HOA); Gene Dartell
(Neighbor): Mike Bussert (Neil!hbor)
IV. Written testimony: None
v. Staff presenting application: Amanda Hess
vi. Other Staff commentinl! on application: Caleb Hood
b. Key Issues of Discussion by Commission:
i. The allowed uses within the L-O zone and compatibility of those uses with the adiacent
residential subdivision:
11. The hours of operation:
111. The Q:fadinl! of the property so as not to impact the adiacent residential subdivision: and
IV. The provision of additional landscaping to buffer the adiacent residential subdivision
from the proposed office building.
c. Kev Commission Chanees to Staff Recommendation:
i. That the hours of operation for the site be from 6:00 a.m. to 10:00 p.m.; and
ii. That six-foot tall. vinyl perimeter fencing be installed alonl! the west and south property
lines.
d. Outstandine Issue(s) for City Council:
i. Resident concerns relZardinlZ compatibility of elevationslheilZht with homes to the west.
3. PROPOSED MOTION
Approval
After considering all Staff, Applicant, and public testimony, I move to approve File Number AZ-07-
004 (and ALT-07-005 & DES-07-002 optional) as presented in the staffreport for the hearing date of
June 5, 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 deny File Number AZ-07-004
(and ALT-07~005 & DES-07-002 optional) as presented during the public hearing on June 5, 2007,
for the following reasons: (you should state specific reasons for denial of the annexation request)
Locust Grove Professional Office - AZ-07 -004, AL T -07 -005, & ADR -07-002
Page 2
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2007
Continuance
After considering all Staff, Applicant, and public testimony, I move to continue File Number AZ-07-
004 (and ALT-07-005 & DES-07-002 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:
1695 S. Locust Grove Road
SWC of Overland Road and Locust Grove Road
Section 19, Township 3 North, Range 1 East
b. Property Owner of Record:
Specialty Contracting
2525 Stokesberry Place, Suite A
Meridian, II) 83642
c. Applicant:
Ruby I Edwards: Architecture + Design
615 W. Hays Street
Boise, II) 83702
d. Representative: Wescott Edwards, Ruby I Edwards: Architecture + Design
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Designation: Office
g. Description of Applicant's Request: Annexation of 2.48 acres from RUT to L-O
h. Applicant's Statement / Justification: The application is to construct a two-story 21,000 square-
foot office building. The building will be designed to accommodate professional offices and / or
medical offices. Access to the site will be from Locust Grove Road. Parking will exceed that
required by the UDC. All required landscaping will comply with the unc. (Please see
Applicant's submittal letters for more information)
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 16, 2007, & April 30, 2007 (Planning & Zoning Commission)
May 14. 2007. & May 28.2007 (City Council)
c. Radius notices mailed to properties within 300 feet on:
April 5, 2007 (Planning & Zoning Commission)
May 11. 2007 (City Council)
d. Applicant posted notice on site by:
April 23, 2007 (Planning & Zoning Commission)
May 26. 2007 (City Council)
Locust Grove Professional Office - AZ-07-004, AL T-07-005, & ADR-07.002
Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2007
6. LAND USE
a. Existing Land Use(s): There is an existing home and outbuildings on the subject site.
b. Description of Character of Surrounding Area: A higWy-trafficked intersection with commercial
/office development proposed at all comers.
c. Adjacent Land Use and Zoning:
North: Maverick store, zoned C-C
South: Residential (Sportsman's Pointe Subdivision), zoned R-4
East: Vacant land, zoned C- N
West: Residential (Sportsman's Pointe Subdivision), zoned R-4
d. History of Previous Actions: N/A
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: There is sewer stub off of E Overland Road and an existing sewer
service off of E. Peacock Street
Location of water: There is currently a water service stubbed off of E. Overland
Road
Issues or concerns: None
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 the site at the west property line is located within the 500-year
floodplain.
4. Canals/Ditches/Irrigation: N/A
5. Hazards: Vehicular access to this site - This site has frontage on Overland Road and
Locust Grove Road. 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 on-site will be approved by ACHD Staff. Planning Staff is
not aware of any other potential hazards on this site.
6. Proposed Zoning: L-O
7. Size of Property: 2.48 acres
f. Summary of Proposed Streets and/or Access: Although no development is proposed at this time,
the submitted Concept Map shows a driveway access to Locust Grove located near the south
boundary (located approximately 380 feet south of Overland Road). Staff is supportive of the
general location of this driveway as it appears to be the best location for access. However, Staff
believes that Overland / Locust Grove will likely become an even more intense intersection once
the Locust Grove overpass is complete. A full access in such close proximity to said intersection
may create a traffic hazard. Therefore, Planning Staff can not guarantee that a full access can or
will be granted by ACHD for the subject site.
g. Landscaping:
1. Width of street buffer(s): Per City Code (UDC Table 11-2B-3), a 25-foot wide landscape
street buffer is required adjacent to Overland Road and Locust Grove Road, both arterial
roadways.
2. Width of buffer(s) between land uses: Per City Code (UDC Table 11-2B-3) a 20-foot
Locust Grove Professional Office - AZ-07-004, ALT-07-005, & ADR-07-002
Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2007
wide landscape buffer is required between L-O zoned properties and residential
useslzones. There are residential uses to the south and west of this site.
7. COMMENTS MEETING
On April 13, 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. Staffhas included all comments
and recommended actions in the attached Exhibit B. However, because this request is only for annexation,
comments are for informational purposes only.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
The 2002 Comprehensive Plan Future Land Use Map designates the subject property as "Office." The
purpose of a medium density residential designation is to provide opportunities for low-impact business.
Uses may include offices, technology and resource centers, and ancillary commercial uses. (See 2002
City of Meridian Comprehensive Plan, page 106)
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 D, Action 2 - "Restrict curb cuts and access points on collectors
and arterial streets."
On the submitted conceptual plan, the Applicant is proposing a single access to Locust Grove
Road, approximately 380-feet south of Overland Road. ACHD has not yet reviewed or approved
access to the site. City Staff is supportive of limiting vehicular access to this site to one point, as
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 and Locust Grove Road are designated arterial streets. By City Ordinance, 25-
foot wide landscape buffers are required adjacent to Overland Road and Locust Grove Road.
Landscape buffers along Overland and Locust Grove Roads will be required by the City at the
time of procurement ofCertificate(s) of Zoning Compliance.
. 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. In order to constroct buildings on this site the Applicant will be required to construct
internal and perimeter landscaping at the time of procurement of Certificate(:,'} of Zoning
Compliance. Additionally, the Applicant must obtain Certificate(s) of Zoning Compliance prior to
submittal for building permit(s).
. Chapter IV, Goal I, Objective A, Action - "Permit new... commercial development only where
urban services can be reasonably provided at the time of fmal 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 office uses, does contribute to the variety of
uses in this area which include: a church, single-family homes, multi-family apartments, and
retail stores.
Staff finds that the proposed zoning to L-O is harmonious with and in accordance with the
Comprehensive Plan. Staff recommends that the Commission and Council rely on Staff's analysis, other
Locust Grove Professional Office - AZ-07-004, ALT-07-005, & ADR~07~002
Page 5
CITY OF MERIDIAN PLANNiNG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2007
agency/department comments, and any other comments received regarding the appropriateness of zoning
this site for office uses.
9. UNIFIED DEVELOPMENT CODE
a. Allowed Uses in the Commercial Districts: UDC Table 11-2B-2 lists the permitted, accessory,
and conditional uses in the L-O zoning district. Personal and Professional Services are listed as
principally permitted uses in the L-O 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 an office zone. According to current City Code, professional offices and clinics are
principally permitted in the proposed L-O zone. The Applicant has submitted conceptual site and
landscape plans showing how this site will redevelop, with a single office building, parking, and
landscaping.
Based on the policies and goals contained in the Comprehensive Plan and the general compliance
of the proposed concept plan with the Ordinance for L-O zoning, Staff believes that the zoning of
this site to L-O 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 February 15, 2007, by
Jeffrey H. McAllister, RLS) shows the property as contiguous to the existing corporate boundary
of the City of Meridian.
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 incorporate the provisions listed in Exhibit B of the
Staff Report.
Concept Plan: Staff is generally supportive of the submitted conceptual site plan for this
property. However, as the plan is conceptual, Staff is unable to gauge whether the site dimensions
as shown on the plan will fully comply with the UDC. The Applicant should be aware that all
parking areas, drive aisles, landscaping, sidewalks, lighting, signage, building height, and
building setbacks for this development should comply with the applicable provisions set forth in
the Unified Development Code. Staff will provide a detailed review with the Certificate of
Zoning Compliance application. The Applicant should be required to develop this site in general
conformance with the submitted concept plan, prepared by Ruby I Edwards: Architecture +
Design, dated February 9,2007.
Locust Grove Professional Office - AZ-07-004, AL T-07-005, & ADR-07-002
Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2007
Access: Vehicular access to this property proposes a challenge. This property has approximately
220 feet of frontage on Overland Road and 415 feet of frontage on Locust Grove Road. ACHD
policy requires right-in / right-out driveways located on arterial roadways to be constructed a
minimum of 220 feet from a stop controlled intersection; 440 feet is required for a full access
driveway. The property clearly does not have enough frontage on either street to meet the
District's policy for full access. Additionally, there is an existing roadway, Peacock Street,
located approximately 150 feet south of the proposed driveway access that may create potential
turning conflicts if a full-access driveway were to be located 380 feet south of Overland Road.
Access to this site shall be limited to one driveway, in a location determined by ACHD.
Parking: For professional offices, parking stalls are currently required at the rate of one space
per 500 square feet of gross floor area (UDC 11-3C-6B). For all office uses, parking stalls are
currently required at the rate of one space per 500 square feet of gross floor area (UDC 11-3C-
6B). Per this requirement, 42 stalls are required. The proposed site plan depicts 58 parking stalls
on this site, with designated handicap accessible stalls. This provision exceeds the City's
minimum parking stall ratio. Staff believes that the site will have ample parking.
Per UDC 11-3C-6G, one bicycle parking space shall be provided for every 25 vehicle parking
spaces. The Applicant should provide a minimum 2-park bicycle rack on this site.
Office Uses: Professional and sales offices, laboratories, health care services and medical clinics
are some of the most common principally permitted uses within the requested L-O zone. Staff
believes that these principally permitted uses are appropriate for this property. However, there are
several retail and ancillary commercial uses that can occur in the L-O zone with conditional use
permit approval. The properties at the remaining comers of Overland / Locust Grove are zoned
for commercial uses. Staff is concerned that this property may also turn into a commercial retail
site, and is recommending that the City limit the uses that can operate on the site to principally
permitted uses in the L-O zone. This recommendation is intended to protect the residential
neighbors to the south and west from more intense commercial uses (restaurants, laundromats,
animal hospitals, etc.) that could potentially operate on this property with CUP approval.
According to the UDC, no building or other structure shall be erected, moved, added to or
structurally altered, nor shall any building, structure, or land be established or changed in use
without a Certificate of Zoning Compliance (CZC) issued by the Administrator. A Certificate of
Zoning Compliance shall be issued only in conformity with the provisions of this Title and shall
be required before the issuance of a building permit. Prior to construction of any building on this
site, a Certificate of Zoning Compliance permit should be obtained.
Upon annexation and zoning of the property to L-O, the existing residence will become a legal
non-conforming use. The Applicant, Commission, and Council should be aware that no
alterations, expansions, reconstructions, or other enlargements to the structure will be permitted.
Dours of Operation: In the Applicant's submittal letter, the Applicant addresses the hours of
operation for the proposed development. The Applicant proposes the hours of 7 a.m. to 6 p.rn.
Therefore, Staff is recommending that the hours of operation for businesses on this site be limited
through a Development Agreement from 7 am to 6 pm.
Landscaping: Overland Road and Locust Grove Road are classified as arterial roadways.
Twenty-five feet of landscape buffer is currently required adjacent to arterial roadways (UDC
Table 11-2B-3). As detailed in the Alternative Compliance section below, the Applicant is
proposing a landing within a portion of the required street buffers. Landscape buffers along
Overland Road and Locust Grove Road will be required by the City with future CZC approval.
Additionally, if the subject annexation and zoning application is approved, the property will then
be adjacent to residential properties, zoned R-4, within the City of Meridian. To mitigate the
existing land uses to the south and west from the future office uses on this site, 20-foot wide
landscape buffers along the perimeter should be installed prior to receipt of a Certificate of
Locust Grove Professional Office - AZ-07-004, ALT-07-005, & ADR-07-002
Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2007
Occupancy for the proposed building. (See UDC Table 11-2B-3)
Alternative Compliance: UDC 11-2B-3A-l requires a 25-foot wide landscape buffers along
arterials. UDC 11-3B-7 prohibits impervious surfaces within landscape street buffers. Due to size
unusual shape of the subject property and topographical constraints, the Applicant states that
strict adherence to the 25-foot landscape buffer requirement on arterials is not feasible.
Additionally, the Applicant maintains that the alternative compliance provides a superior means
for meeting the landscaping requirements.
The Applicant has submitted an application for alternative compliance approval to construct a
landing at the comer of the Overland / Locust Grove intersection, retaining walls, and two
stairways which lead a public plaza, are all to be located within the required arterial buffers. The
Applicant states that the landing / stairways / plaza will add to the appeal of the comer lot, will be
more conducive to the design of the site, and friendlier to the public.
Staff is supportive of the proposed concept landscape plan, including the alternative compliance
proposal, as depicted in Exhibit A Staff believes that the subject property does have
topographical/shape restraints which warrant alternative means to compliance with the
landscaping requirements of the UDC. Significant excavation / grading will be necessary to
facilitate the construction of the proposed office building on the site. Staff believes the conceptual
landscape plan incorporates innovative design such as a water feature, and will provide visual
interest for the traveling public. Further, Staff believes the plaza will be an appealing gathering
area for future employees on-site.
Staff, the Commission, and Council shall make the following determinations in order to grant
approval for Alternative Compliance:
a. Strict adherence to application of the requirements is not feasible; OR
b. The alternative compliance provides an equal or superior means for meeting the
requirements; and
c. The alternative means will not be materially detrimental to the public welfare or impair
the intended uses and character of the surrounding properties.
Staff believes that the alternative landscaping proposal does provide a superior means in
which to meet the intended purposes of the landscaping regulations. Please see Exhibit B for
detailed conditions of approval and Exhibit D for the Alternative Compliance findings.
Design Review Standards (UDC 11-3A-19): Staff finds that the subject site generally complies
with the standards for office structures greater than 10,000 square feet within the L~O district.
Please see Exhibit B for detailed Conditions of Approval.
1. Architectural Character:
a. Facades - Facades visible from a public street shall incorporate modulations in the
fayade, roof line recesses and projections along a minimum of twenty percent (20%)
of the length of the facade.
b. Primary public entrance(s) - The primary building entrance(s) shall be clearly defined
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.
c. Roof lines - Roof design shall demonstrate two or more of the following: a)
overhanging eaves, b) sloped roofs; c) two or more roof planes; d) varying parapet
heights; and e) cornices.
d. Pattern variations - At least two changes in one or a combination of the following
shall be incorporated into the building design: color, texture, and / or materials.
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.
Locust Grove Professional Office - AZ-07 -004, AL T -07 -005, & ADR -07-002
Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2007
The proposed structure meets only one of the design requirements for roof lines
listed in subsection c above. The Applicant shall provide eaves, a sloped roof,
parapets, and / or cornices. Otherwise, Staff believes that the submitted elevations
generally comply with the aforementioned standards.
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,
tinted or textured masonry block, 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 Applicant proposes a combination of textured concrete block, with accents of
corrugated metal. A portion of the building will have a stucco finish. The building
will be terra cotta-colored or other various earth tones. Additionally, the window
frames will be bronze-colored. Please see the Applicant's narrative for more details
regarding the building fa~ades.
3. Parking Lots: No more than seventy percent (70%) of the off~street parking area for the
structure shall be located between the front fayade 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.
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.
b. The internal pedestrian walkway shall be distinguished from the vehicular driving
surfaces through the use of pavers, colored or scored concrete, or bricks.
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.
d. The walkways shall have weather protection (including but not limited to an awning
or arcade) within twenty of all customer entrances.
As the subject site does not lie within an entryway corridor, and there is a significant grade
change from the adjacent arterial streets to the building pad that makes an 8-foot wide
walkway difficult, Staff does not believe the pedestrian walkway requirement of the design
review standards should be applied here.
Staff believes the unusual shape and topographical constraints of the property restricts
design of the property to accommodate rear parking. Additionally, the proposed building
will shield the majority of the parking lot which will likely not be visible from Overland
Road. Therefore, Staff does not believe the parking lot requirement of the design review
standards should be applied here, as well.
The building elevations prepared by Ruby I Edwards: Architecture + Design, Sheet Number A3.1
and dated April 20, 2007, are supported by Staff, as they generally comply with most of the
Design Review standards outlined in UDC 11-3A-19listed above (see roofline section).
Certificate of Zoning Compliance: The purpose of a Certificate of Zoning Compliance (CZC)
permit is to ensure that all construction, alterations and/or the establishment of a new use
complies with all of the provisions of the UDC before any work on the structure is started and/or
the use is established (UDC 11-5B-IA). To ensure that all of the conditions of approval listed in
Exhibit B are complied with, the Applicant will be required to obtain CZC approval from the
Planning Department prior to building construction, and all improvements must be installed prior
Locust Grove Professional Office - AZ-07-004, ALT-07-005, & ADR-07-002
Page 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2007
to occupancy.
b. Staff Recommendation: Staff recommends approval of the subject application AZ-07-004
(and ALT-07-005 & ADR-07-002) with the Development Agreement provisions listed in the
in Exhibit B of the Staff Report for the hearing date of May 3, 2007. The Meridian Plannine
and Zonine Commission heard this proiect on May 3. 2007. At the public hearine. they
moved to recommend approval to the City Council.
11. EXBmITS
A. Vicinity / Zoning Map, Site Photos, Concept Plan, Landscape Plan, and Elevations
B. Agency and Department Comments
C. Legal Description
D. Required Findings from Unified Development Code
Locust Grove Professional Office - AZ.07-004, ALT-07-005, & ADR-07-002
10
Page
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2007
A. Vicinity / Zoning Map, Site Photos, Concept Plan, and Elevations
Exhibit A
Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF ruNE 5, 2007
Page 2
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2007
\
~---
\
JvtHLAN~ AD
-~~~"'9-~3;--;;r
l 4 ~"~~"'"'':"flIJ
.......- ~-~~~!.-. ~~
....".
\- '
Exhibit A
\
\
\" ------; \
: \
I
, , \
\
\
\
\
\ ---
\
~
I..;f'I .~~
',_ ,JIo
l..r---
':; "\
\
\
\
\
\
\ \
;
I
r-"-~3"""":
" ,~
..
-, '"
"i:% : ~.
" , j.
~:~
r"':~"
. ::\
\~[::~"".
\\"~'J"'''~-j
i ' '.
......._ 0"
j
::(J'!
"''''H',
.- ,_.~
I
------1J
\
\
\
\
\
\
CO',
_..JW,....~
\
\ ~~ ~.--:'\
\ -"^'O"v.,
L ":1;,.;,;: ZJ .J~:' ,.
- - 11.G_25"
-- -
,~
~i:r. ..
IE'l!::,:Je
s 0,"
(
"~
.
I
i ji
J
c
'"
,;
,E
.....
~.
,-,!"=
~""-'
,-
.~.r I
I I
'-'
.:')
~,
....~
I
,
w
~ .~
;Ji '
~
~"'I
.~
....
re:
rubyl~.~
arcb.iit.tH:t;.l,lre
+d.lIip, JI~..
'~In.,,,__
"-,IDW1.02
""_~5-.I3:U
Fa.rZU8.J45.732li
.......~.-
@-roPVrUGtIT2007
1Ii.>'__~..~
....oIIII'K~_~...~.-.t'i.,...
:=':~~
o
-C
...
;5l
~
.!S!
-c
'.I::
~
~~
-.-~.
ra "a :g
c=...
i.iI.!
aJ!5l
~O!EI.:'
lrt 0 ~
PRELIMINARY
NoT fORCOI6tROCTIOO
~!-: ~~~._- ~~.
",.......
......~....
~
".""
_,~. . Mil'
~~_n.~~~~~"""'" .
'A~!i: '"m'_ ^~.~~~.
Al.1
w: IINW
L,\~l'l.
Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2007
g ,
,...
~
I
I
\~Yt:t~--"
.~_... I ".-
\.
m
~f " ,~
'~: '.. 0:,
'. 1(,
'1py-"'-.! \ '_,
\ "" Y. .,',
\1\ ----'/ )
"~\~ -\-~:::::-~::" :~.r"<~]"I:'~ ,9
\I~')>" -...- a
_~,~) ...------ , ! _ __~ IE
',-,,; ,__/ -~ :~~--.-:. lit
tt~. ~- . - 5
';~~;.I\~~:~:'-- - -- "1" -. T~,,~
- \~i-'~\:k;\ .j" -- j' a
~- ;r',. -~) .....--s. '.
~\ \ ~ = l~~ril"
r'~\ ---"~j tr~"!"'~':'i
I ~.:, --..'----, '
· rc - ~-'I ! ;>f~
~" ..-.......... \, ~.,!~'
\{!\ -c;:~:":.1 ("'.'T\~
, . ':,<\.' !.~) IJ
r-*:t\, I
- \1).,' , I
'\':'\~.;,~r=, I /'"
\",,:;:~- '/;J -,..----1'.___ t--'-),'
L-....~_~)j,'~"-J_.l
~
OYERl.ANO ROAD
s
I .1
]
:
~1'...iM ij)
<fl CID
' -.<'
,-- i
-- ~o
fI/
U
- ~
I:
._1....: eo
i_,_. . I
I. ", I
Jl ! I l
1. !.ll ~: I II t
llll '1 i
i ,1,11 fIlll tl
;1 ~II ~~_ ~I ~ .
j. i I.~
,qL!i _j i!
. IJ!Uhl..ll!,ij
!~ lid!! I UII!!~ I
~ -, M' <.'
'"I'~' "'yh
~~
{''': -M
,;;~.-.' j
i.'l
i
.~
~ J I l i t1 iJ J' I ' hl
t 'I Ii I r :. 1 II It ~ j'.i 1.1 l i i I
- L I!.. I _ ~ - . l r 1 1 f -fi J
I 1.1. , "' J I J : i I J~ j' ,1 1 .~ I . )1' J
i r i 1 t 1:, .1 I ~ I - i ,I J: I. I ~ J 1 J
filj J Iii Jj HnnHH j ![ j ill I. 1
ill,1 Hi !t "Ul}l! Hf!lf 1 t ~ lHl I
lll) L~iJ it ,l,dal U ntl i ill hH l
HIH=U!h ili' l~iHll-l! II Hl! frttl!lIU !
"'llllil1ltHl iH1j 11 p. 11 ~-, 'ut~dH J
~{t.li'l ~aH' d.1iJi. in hP'111H h!j P lfHP i lh
~q f'l!l'll, IHurI11i'[ .tt111t lJ!jJpl [t'
.,,~~1~1 It:,' h~lh Jfl! ~i! lHP PJl11tiJ I ,I Ir I q H h lJHt'ltiJ
.,\ s. I~.l~', ~.Jt :U'iH t" In ,.I. .u 1.
~ .~.~ .~,..Ji ~ ..~~l~~tl. ~ ~'($~~; =~i~ ~..
Exhibit A
Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2007
I Overland Elevation (North) I
I Locust Grove Elevation (East) I
I Sportsman's Pointe Elevation (West) I
I Sportsman's Pointe Elevation (South) I
Exhibit A
Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2007
B. Agency and Department Comments
1. PLANNING DEPARTMENT
1.1 The legal description submitted with the application (stamped February 15, 2007, by Jeffrey H.
McAllister, RLS) 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 ofthe City of Meridian and 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 initiate this process. The DA shall, at minimum, incorporate the
following:
. That development of this property shall conform to the concept plan prepared by The Land
Group, Inc., dated February 9, 2007, labeled Sheet ALl, as detennined by the Planning
Director or otherwise approved through a Conditional Use Permit.
· That no alterations, expansions, reconstructions or other enlargements to the existing single.
family structure will be permitted.
. That prior to submittal for Certificate of Zoning Compliance, the existing home shall be
removed and all wells and septic systems abandoned.
. That no building or other structure shall be erected, moved, added to or structurally altered,
nor shall any building, structure, or land be established or changed in use without a
Certificate of Zoning Compliance (CZC).
. That all parking areas, drive aisles, landscaping, sidewalks, lighting, signage, building
height and building setbacks for this development shall comply with the applicable
provisions set forth in the Unified Development Code.
. That all future uses shall not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production oftraffic, noise, smoke, fumes, glare or odors.
. That the following shall be the only allowed uses on this property: Principally Permitted uses
within the L.O zone.
. That the hours of operation shall be limited to 7 a.m. to 6 ]3.m. 6 a.m. to 10 p.m.
. That one office-type building may be constructed on this site.
. That the future office building shall have a maximum size of approximately 21,000 square
feet, and be restricted to a height of35 feet.
. That Staff has reviewed a design review application for the future building on this site. That
said future office building shall provide: variations in roof lines and either eaves, a sloped
roof, parapets, and / or cornices; a form of awning over all building entrances; at least 30%
of the street-facing fac;ades to contain windows; and at least two different types of siding and
accent materials. The structure shall be generally compatible in appearance and bulk with the
provisions listed above and the elevations submitted, prepared by Ruby I Edwards:
Architecture + Design, dated April 20, 2007, as determined by the Planning Director or
otherwise approved through a Conditional Use Permit.
. That a 25-foot wide landscape street buffer will be constructed adjacent to Overland Road,
and Locust Grove Road, located entirely outside of the right-of-way. That alternative
compliance has been granted for construction of a concrete landing, retaining walls, and two
stairways within the required street landscape buffers. And, that said landscape buffers shall
be installed prior to receipt of occupancy of the office building.
. That a 20-foot wide land use buffer and 6-foot tall. vinyl perimeter fencing, constructed in
accordance with the UDC, will be installed along the south and west property lines; that said
land use buffers and fencing shall be installed prior to receipt of occupancy of the office
building.
Exhibit B Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF ruNE 5, 2007
· That vehicular access to this site shall be restricted to one driveway to Locust Grove Road, as
approved by ACHD; no vehicular access to Overland Road is approved.
· That the Applicant install any and all sewer mains, water mains, and/or fIre hydrants that are
deemed necessary during construction plan review. This may include water connections in
both Overland and Locust Grove Roads.
· That the Applicant provide easements for all required sewer and water mains that are not
located within the right-of-way.
· That the Applicant file a floodplain development application with the City of Meridian
Public Works Department prior to commencement of work or improvement within the
flood way or floodplain on this property.
· That the Applicant pay Public Works development plan review, and construction inspection
fees, as determined during the plan review process.
1.3 No signs are approved with the subject annexation approyal. All business signs will require a
separate sign permit in compliance with UDC II-3D.
lA All future construction / uses on this site should comply with the provisions of the Unified
Development 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 ofthe fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 W' 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 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 All entrance and internal roads and alleys shall have a turning radius of28' inside and 48' outside
radius.
3A For all Fire Lanes, provide signage "No Parking Fire Lane."
3.5 Fire lanes, streets, and structures including the canopy height of mature trees shall have a vertical
clearance of 13'6".
3.6 Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
3.7 Building setbacks shall be per the International Building Code for one and two story construction.
3.8 Commercial and office occupancies will require a frre-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.9 The frre department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and efficient
response by fire and emergency medical service vehicles. This cost of this installation is to be
borne by the developer.
Exhibit B Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2007
3.10 Maintain a separation of 5' from the building to the d1Ullpster enclosure.
3.11 Provide a Knox box entry system for the complex prior to occupancy.
3.12 The first digit ofthe Apartment/Office Suite shall correspond to the floor level.
3.13 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 ).
3.14 All aspects of the building systems (including exiting systems), processes & storage practices shall
be required to comply with the International Fire Code.
3.15 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.
3.16 Provide exterior egress lighting as required by the International Building & Fire Codes.
3.17 There shall be a fire hydrant within 100' of all Fire Department connections.
3.18 Buildings over 30' in height are required to have access roads in accordance with Appendix D,
Section D105.
3.19 The fIre department is opposed to any landscape island in the middle of a cui de sac that may prevent
a fIre truck from turning around on the end of the court.
4. MERIDIAN POLICE DEPARTMENT
4.1 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.
4.2 The Meridian Police Department has concerns about the limited visibility of the main
entrance from a public street.
5. SANITARY SERVICES COMPANY
5.1 Waste enclosure access: The Applicant shall provide drive-on capability for 6 and 8 cubic yard
containers. Allow a minimum of 60 ft. frontal clearance for such containers.
5.2 Provide a minimum 28' inside and 48' outside radius for all alleys and private streets, where they
intersect a public street.
6. MERIDIAN PARKS DEPARTMENT
6.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (UDC 11-3B-IO) 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 11-3B-1O) will be followed.
Exhibit B Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF ruNE 5, 2007
C. Legal Description
TOOTIIMAN-ORTON ENGINEBlUNG COMPANY
CONSut.TINOIlNQINfJ!RS.SURWYORSJ\1IID PI.AJilNF.M
9777 CHINDfNOOULEVARO
BOISE.ID^H083714:200a
208.323-22811 oFA)(Zlla.J2:)-23'19
lioi.e01oe"ll'co.cOni
PROJECT NO: 07021.
DATE: February 15,2007
PAGE: I of1
EXHIBIT .~ A:Il
REZONE DESCRll?TlON
A portion of the Northeast Quitter ofthe Northeast Quarter of Section 19, Townsbip 3 North.
Range 1 East. Boise Meridian, City ~f Meridian, Ada County; Idaho, described as follows: .
BEGINNING atthe CQmer common to Sections 17, 18,19 and 20, Township 3 Nprth,Range
I East, Boise Meridi~ from whieh the Quarter comer cOmmonm Said Sections 18 and 19; bears
S.89043'43';W., 2649.17 feet; thence. along the easterly line of said Section 19, .
L S,00034'25''W., 488.00 feet; theiJce,lllongthenortborly line Of1;,Ot5 56 and 57; Block 2
of $portsman Pointe Subdivision NO.5 and the easterly prolongation thereof.
.2. N.89025:'35-"W~, 148.85 feet;thcrlCe, along theeastedyJineof saidSportsma,nPoinre
SubdiVision No_ Sand the prolongation thereof;
3. RI6ClI9'30"W., 505.46 fcetto thenor'therlylineofsaid Section 19; thence,aJongsaid
oonher1y line, .
4.. N.89"4J'43'"E., 295.81 feet to me POINT OF BEGINNING.
CONTAINJNG:.2.48 acres. more or less.
Reference. is madelo EXHIBIT "8"- R.ezone Sketch Plan, which is ma.de: a part of this
document.
THlSDESCR1PTION WAS PREPAREIHROMJNfORMATIONCONTAINED IN INSTRUMENT NO:S
loioS9223 AND 1020933911.
RE'Jd~
rsl~U-:~
FEg t ~ 20~n
: !~., :~
acHSE .COEURd'AU:NE . CALPWFLL
Exhibit C
Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 5, 2007
18
S8~43'4J"W 2649:17' POINT OF BE9~lN-'"-1
f E. N~~UE ROAD 18 17 !
.295.8"
10
8
19
I
I
i
i
i
!
I
~
.
I
Ii
~
.!;!o
I
I'!i
.~
V),
...0
~q
~~
<;II. .
.r-,)
"q>,
19 eo
ADA COUNTY HIGHWAY OlSTRlC'I
INSTRUMENT NO. 102093396.
N89'4J'4J"E
201.84'
&
11',..
~J'. ~/
'..1.;' ..
1I'- ('
NOfE:
THIS Sl<ETCH WAS PREPARED
~OM INF"ORUAllON CONTAINED
IN INSTRUMENT NO.S 1 Q2059223
AND 102093398. ..
~I~
-.,j.r"J
?l .fI:..
"-i""
~(,>s
:l
~
~.
(n"-
~ 0""
..~q?S
o ~ l1.!=:
o ."
. II\) ..
Ul
-j~
~.
~.
~
~.
LEGEND
REZONE; BOUlIfOARY
PROPERTY liNE
SECTION 1II',JE
II CAlCULATE!) POINT
~.~.
"'"
~n
~O
m_~
~<
~~
-0
-..':1;
o~
~-<
<00
t.l-
U11Jl
""...,
OJc;>J
.0
-I
REZONE AREA
2.48 ACRES +
~
e
I
a
I
e
I
l!!!
i
~
g
I
,'II
.Ii
,...
o
.30
Ul
N ,g.,
gd
. OJ
C;..
, ..J
~
I
I
~ ,
SCAI.E::,"...tlO'
EXH I BITtle"
REZONE SKETCH PLAN
A PORTION Of THE
NE 1/4~ NE 1/4 SECTION 19,
TOWNSHIP 3 NORTH. RANGE 1 EAST. 8.M.
CITY OF MERIDtAN. ADA COUNlY. IDAHO
4~..60'
ENCINEERS. SiJRVE'YORS. PI.ANIII"R:;'
gm ~N eOUUVARD_ .8lllSE~ IDAHO 83714-2008
PHONE: 208-323-2288 . FAx:208"-;323....23'iJ9
HU, R\lIJ027\lIEltItlallli r.1J::ll2!lS~ .Ql;'M121
Exhibit C
Page 2
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 3, 2007
B. Required Findings from Unified Development Code
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive
Plan;
The Applicant is proposing to zone all of the subject property to L-O. The Commission finds
that the proposed zoning map amendment complies with the applicable provisions of the
Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the
Staff Report for more information.
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The Commission fmds that professional offices, laboratories, libraries, and medical clinics
would be permitted uses within the requested L-O zone. There are also several uses in the
requested L-O zone that can occur with conditional use permit approval. The Commission is
concerned that this area may turn into a commercial retail site, and is recommending that the
City limit the uses that can operate on the site through a development agreement. The
Commission fmds that future development of this property should comply with the
established regulations and purpose statement of the L-O zone.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
The Commission fmds that the proposed zoning amendment will not be detrimental to the
public health, safety, or welfare. Staff and the Commission recommend City Council rely on
any oral or written testimony that may be provided when determining this fmding.
d. The map amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the City including, but not
limited to, school districts; and,
The Commission finds that the proposed zoning amendment will not result in any adverse
impact upon the delivery of services by any political subdivision providing services to this
site.
e. The annexation is in the best of interest of the City (UDC 11-5B-3,E).
The Commission fmds that all essential services are available or will be provided by the
developer to the subject property and will not require unreasonable expenditure of public
funds. In accordance with the findings listed above, the Commission finds that Annexation
and Zoning of this property to L-O 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.
2. Alternative Compliance Findings (UDC 11-5B-5E):
a. Strict adherence or application of the requirements is not feasible; OR
Staff finds that the subject property has topographical/ shape restraints. This does, in fact,
preclude full compliance with the City's landscaping standards.
b. The alternative compliance provides an equal or superior means for meeting the
requirements; and
Exhibit D
Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 3,2007
Staff finds the alternative compliance does provide a superior means for meeting the City's
landscaping requirements. Staff finds the conceptual landscape plan incorporates innovative
design such as a water feature and will provide visual interest for the traveling public.
Additionally, Staff believes the plaza will be an appealing gathering area for future
employees on.site. Therefore, Staff supports the proposed concept landscape plan, as
depicted in Exhibit A
c. The alternative means will not be materially detrimental to the public welfare or impair
the intended uses and character of the surrounding properties.
Staff fmds that the proposed alternative will not be detrimental to the public welfare or impair
the use / character of the surrounding properties.
Exhibit D
Page 2