Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Staff Report
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING BATE OF .TL1LY 5, 2007 STAFF REPORT Hearing Date: 7/5/2007 TO: Planning & Zoning Commission FROM: Amanda Hess, Associate City Planner 884-5533 SUBJECT: Gardner-Ahlquist Gateway South • AZ-07-010 C.~F'XlF iYF ., ~ ~t-r~~~~ w ~ ~o,.~~u ~i ~~ ..,. Annexation and Zoning of 6.67 acres from R-1 (Ada County) to C-G (General Retail and Service Commercial), by Ahlquist Development, LLC • PP-07-012 Preliminary plat approval of 5 commercial lots on 6.67 acres in the proposed C-G zone • PS-07-005 Application for 1 private street within the proposed Gardner-Ahlquist Gateway South development SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The Applicant, Ahlquist Development, LLC, has applied far Annexation and Zoning of 6.67 acres from R-1 (Ada County) to C-G (General Retail and Service Commercial) and Preliminary Plat approval of 5 commercial lots and 1 private street lot in the proposed C-G zone. The Applicant intends to develop a large office and retail center an this site that would include several office buildings and some smaller- scale commercial structures. The subject property is located near the southeast career of Franklin Road and Eagle Road / SH 55 in Section 16, Township 3 North, Range 1 East. This site is composed of multiple lots within the existing Montvue Park Subdivision (Ada County). The site contains various existing homes and associated outbuildings that will be removed /relocated at the time of development. This property is located within the City of Meridian's Area of Impact and Urban Service Planning Area. 2. SUMMARY RECOMMENDATION Generally, the Planning Director is the final decision maker on Private Street applications. However, because the City Council is the final decision making body on the Annexation and Preliminary Plat applications, all of the subject applications are being combined into one staff report. The Commission must make a formal recommendation to the Council on the Annexation and Zoning and Preliminary Plat applications, as those are public hearing items. The Commission should also review and make recommendations regarding the private street application, if necessary, as that application is key to the current layout of the proposed development. The subject applications (AZ-07-010, PP-07-012, & PS-07-005) were submitted to the Planning Department for concurrent review. Staff has provided a detailed analysis and recommended conditions of approval for the requested Annexation and Zoning, Preliminary Plat, and Private Street applications. Staff is recommending approval of the proposed Gardner-Ahlquist Gateway South Subdivision subject to the conditions listed in Exhibit B of the Staff Report. Gardner-Ahlquist Gateway South - AZ-07-010, PP-07-012, & PS-07-005 PAGE 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2007 3. PROPOSED MOTIONS Approval After considering all Staff, Applicant, and public testimony, I move to recommend approval to the City Council of File Numbers AZ-07-010 and PP-07-012 (PS-07-005 optional), as presented in the staff report for the hearing date of July 5, 2007, with the following modifications: (add any proposed modifications) Denial After considering all Staff, Applicant, and public testimony, I move to recommend denial to the City Council of File Numbers AZ-07-010 and PP-07-012 (PS-07-005 optional), as presented during the hearing on July 5, 2007, for the following reasons: (state specific reasons for denial of the annexation and / or preliminary plat request) Continuance After considering all Staff, Applicant, and public testimony, I move to continue File Number AZ-07- 010 and PP-07-012 to the hearing date of (insert continued hearing date here) for the following reason(s): (state specific reason(s) for a continuance) 4. APPLICATION AND PROPERTY FACTS a. Site Address /Location: South /southeast of the Franklin Road and Eagle Road intersection Section 16, T3N, R1E b. Owner /Applicant: Ahlquist Development, LLC 13901 N. Wainwright, Suite S Boise, ID 83713 c. Representative: Pamela Hall, Timberline Surveying, PLLC d. Present Zoning: Rl (Ada County) e. Present Comprehensive Flan Designation: Commercial f. Applicant's Statement /Justification: "The applicant is proposing a mixed use development targeting high-end users. The proposed uses include shopping, restaurant services, general office, and medical office." 5. PROCESS FACTS a. The subject application will, in fact, constitute an annexation as determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is required before the City Council on this matter. b. The subject application will, in fact, constitute a preliminary plat as determined by City Ordinance. By reason of the provisions of UDC 11-5, a public hearing is required before the City Council on this matter. c. Newspaper notifications published on: June 18, 2007; July 2, 2007 d. Radius notices mailed to properties within 300 feet on: June 12, 2007 e. Applicant posted notice on site by: June 25, 2007 Gardner-Ahlquist Gateway South - AZ-07-010, PP-07-012, & PS-07-U05 PAGE 2 CITY OF .MERIDIAN PLANNING DEPARTMENT STAFF REPORT FQR THE HEARING DATE OF JULY 5, 2007 d. LAND USE a. Existing Land Use(s): Single family rural residential b. Description of Character of Surrounding Area: This site is surrounded by various uses and zoning designations. Of note, are the St. Luke's Regional Medical Center to the south and the RC Willey complex to the north. This area is rapidly transitioning into one of the city's largest and most visible business and retail areas. c. Adjacent Land Use and Zoning 1. North: Gardner-Ahlquist Gateway, Phase I, zoned C-G 2. East: Touchmark Living Center, zoned L-O 3. South: St. Luke's Regional Medical Center, zoned L-O 4. West: Eagle Road, offices and homes, zoned L-O and R2 (Ada County) d. History of Previous Actions: In March of 2007, the Planning & Zoning Comxxxission heard a request for annexation for 22.3 acres and preliminary plat for 11 commercial lots for the Gardner-Ahlquist Gateway Subdivision. This property is located just north of the subject site. Originally, the applications included both the 22.3-acre and the 6.7-acre portion (the subject application) as one development. For various reasons, the Applicant chose to divide the annexation area into two parts. The subject application will complete the Gardner-Ahlquist Gateway development. The Gardner-Ahlquist Gateway Subdivision was granted approval subject to a development agreement. Several items included in said agreement included the allowed number and square footages of buildings and uses for the entire site (both phases). As there are two separate phases of development, two separate development agreements would normally be required; one exclusive to the first phase, Gardner-Ahlquist Gateway Subdivision, with annexation and platting of that site; and one for this phase, Gardner-Ahlquist Gateway South. The Commission should note that the Applicant is in the process of submitting a development agreement modification application to "clean up" the DA for the Gardner-Ahlquist Gateway Subdivision to outline the uses /square-footages exclusive to that phase, and also to incorporate any development agreement requirements included with the Gardner-Ahlquist Gateway South approval, the subject application. Condensing both development agreements into one will benefit the City and Planning Staff, as this will be easier to for Staff to regulate the allowed uses for the entire property by having only one document to refer to. e. Existing Constraints and Opportunities 1. Public Works Location of sewer: This property is proposing sewer from mains in Franklin Road. Location of water: There are currently water mains in Franklin and E. Louise Drive. Issues or concerns: None. 2. Vegetation: There are some existing trees on the site that should be protected or mitigated for. 3. Floodplain: N/A 4. Canals /Ditches /Irrigation: The Snyder Lateral courses through the subject site in an east/west direction. Gardner-Ahlquist Gateway South - AZ-07-010, PP-07-012, & PS-07-005 PACE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF .IDLY 5, 2007 5. Hazards: N/A 6. Proposed Zoning: C-G 7. Size of Property: 6.67 acres £ Landscaping: Width of street buffer(s): Per the Future Land Use Map, Eagle Road is designated as an "Entryway Corridor" adjacent to this site. As such, the UDC (Table 11-2B-3) requires a 35-foot wide street buffer adjacent to said roadway. The landscape plan (Sheet L1) proposes a 35-foot wide buffer along Eagle Road. Landscape buffers along streets should be either placed in a separate common lot or a landscape easement outside of the ultimate right of way line. 2. Percentage of site as open space: The UDC does not require open space or site amenities for commercial developments. 3. Other landscaping standards: Landscaping within the proposed parking lot areas should be constructed in compliance with UDC 11-3B-8. g. Proposed and Required Non-Residential Parking: One off street parking space is required for every 500 square feet of gross floor area. Also, one Type A and one Type B parking space required for the loading areas (per UDC 11-3C-8). No buildings are proposed with the subject application. Staff will monitor the square footage of each building as it is submitted for CZC approval to ensure that adequate parking is provided. h. Summary of Proposed Streets and/or Access: With the approval for the 22.3-acre Gardner- Ahlquist Gateway Subdivision, the Applicant was approved for aright-in /right-out access to Eagle Road and aright-in/right-out/left-in access to I'ranklin Road. Primary access to this development will be through the Gardner-Ahlquist Gateway Subdivision via said accesses. Alternate access will also be available to the subject property via a private driveway at the south property line which connects to an existing street, St. Luke's Street. These access points and other access issues are further discussed in Section 10 of this report. ACRD is supportive of the proposal as long as all Site Specifie and General Requirements are met (See Exhibit B-5). 7. COMMENTS MEETING On June 1, 2007, Planning Staff held an agency comments meeting. The agencies and departments present included: Meridian Fire Department, Meridian Police Department, Meridian Public Works Department, and the Sanitary Services Company. Staff has included all comments and recommended actions as Conditions of Approval in the attached Exhibit B. 8. COMPREHENSIVE PLAN POLICIES AND GOALS The subject property is designated on the Comprehensive Plan Future Land Use Map as "Commercial." The Comprehensive Plan defines the Commercial district as providing "a full range of commercial and retail to serve area resideuts and visitors. Uses may include retail, wholesale, service and office uses, multi-family residential, as well as appropriate public uses such as government offices. Within this land use category, specific zones may be created to focus commercial activities unique tp their locations. These zones may include neighborhood commercial uses focusing on specialized service for residential areas adjacent to that zone." The Applicant is requesting to rezone this property to C-G, which is consistent with the comprehensive plan designation for this area. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed development (staff analysis below policy in italics): • Chapter VII, Goal III, Objective A, Action 1 -Require that development projects have planned Gardner-Ahlquist Gateway South - AZ-07-010, PP-07-012, & PS-07-005 PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THi; HEARING DATE OF JULY 5, 2007 for the provision of all public services When the City established its Area of City Impact, it planned to provide City services to the subject property. The City of Meridian plans to provide municipal services to the lands proposed to be annexed in the following manner: - The subject lands currently lie within the jurisdiction of the Meridian Rural Fire Department. Department, who currently shares resource and personnel with the Meridian Rural Fire Department. - The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office. Once annexed, the lands will be serviced by the Meridian Police Department (1VIPD). - The roadways adjacent to the subject lands are currently owned and maintained by the Ada County Highway District (ACHD) and the Idaho Department of Transportation (ITD). This service will not change. - The subject lands are currently serviced by the Meridian School District #2. This service will not change. - The subject lands are currently serviced by the Meridian Library District. This service will not change and the Meridian Library District should suffer no revenue loss as a result of the subject annexation. Chapter VII, Goal I, Objective B -- Plan for a variety of commercial and retail opportunities within the Impact Area. Stafffands that the site is designated "Commercial" on the Comprehensive Plan Future Land Use Map. Staff believes that over time, a variety of office and commercial opportunities will be provided on this site. Chapter VII, Goal I, Objective D - Encourage appropriate land uses along transportation corridors Staff~believes that the proposed development is appropriate alvng the adjoining transportation corridor (Eagle Road /SHSS and Franklin Road). This development project will be highly visible and help to define the entrance to the city. Access the SHSS is discussed in greater detail below. Chapter VII, Goal III, Objective A, Action 1 -Ensure the ease of mobility of people and goods by implementing access control measures on major transportation corridors With the approval for the 22.3-acre Gardner-Ahlquist Gateway Subdivision, the Applicant was approved.for a right-in /right-out access to Eagle Road and aright-in/right-out/left-in access to Franklin Road. Staff believes that as long as no new driveways to Eagle Road are proposed, access to this site conforms to the UDC and staff believes the potential.for traffic problems onto the aforementioned roads is minimized. Chapter VII, Goal N, Objective D, Action 5: Require appropriate landscape and buffers along transportation corridor (setback, vegetation, low walls, berms, etc.) By Ordinance, a minimum 35 foot wide landscape buffer along all entryway corridors is required. The Applicant is proposing to construct 35-foot wide street buffers along the adjacent arterial streets (Eagle Road and Franklin Raad). 9. ZONING ORDINANCE a. Allowed Uses in Commercial Districts: UDC Table 11-2B-2 lists the permitted, accessory, and conditional uses in the C-G zoning district. Retail stores, offices uses, and service-based industries are either principally or conditionally permitted uses within the C-G zone. b. Purpose Statement of Zone: The purpose of the Commercial Districts is to provide far the retail Gardner-Ahlquist Gateway South - AZ-07-010, PP-07-012, & P5-07-005 PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPQRT FOR THE HEARiIVG DATE OF 7ULY 5, 2007 and service needs of the community in accord with the Meridian Comprehensive Plan. Pour 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 ANNEXATION AND ZONING The annexation legal description submitted with the application (prepared on April 13, 2007, by Robert G. Hinckley, PLS) shows the property adjacent to the existing corporate boundary of the City of Meridian. Concept Plan: The Applicant submitted a conceptual site plan which depicts the entire Gardner- Ahlquist Gateway development. The concept plan proposes between 492,000 - 674,000 square feet of combined office and retail space for the site. Approximately 327,000 - 466,000 square feet of said space to be located on the Phase I property, and 165,000 - 208,000 square feet on Gardner-Ahlquist Gateway South, or Phase II. The majority of the property will be geared towards office uses. Staff is supportive of the focus on office space over retail at this location. The proximity to St. Luke's Regional Medical Center makes this an ideal area for medical office buildings and other professional users. Staff is also supportive of the retail element of the proposal which will help to suppprt the high daytime population that will be present with the amount of office space proposed. Also included in the concept plan is a redesigned public street network in on the subject property which was approved with the Gardner-Ahlquist Gateway Subdivision (Phase I). This proposed street network eliminates much of the existing loop road, Montvue Drive, and creates a more direct east-west and north-south circulation pattern through the site. Further discussion of these access issues can be found in the Preliminary Plat analysis section below. Design: This site is located in a very visible section of the City and has the potential to become one of the City's most recognizable features. The importance of this location makes quality design essential. Elevations specific to this 6.67-acre "phase," Gardner-Ahlquist Gateway South, were not submitted with the subject application. However, the Applicant submitted conceptual elevations for both office and retail uses within the 22.3-acre Gardner-Ahlquist Gateway Subdivision. Staff reviewed these conceptual elevations and believed they are high quality buildings. The Council also reviewed and subsequently approved these elevations for that Subdivision. Therefore, Staff recommends that adl buildings constructed on the Gardner- Ahlquist Gateway South Subdivision also be tied to the elevations approved for the Gardner- Ahlquist Gateway Subdivision. To ensure a txlinimum design standard, and as required for development along entryway corridors, all buildings within the Gardner-Ahlquist Gateway Subdivision (Phase I) were deemed subject to administrative design review, as defined in UDC 11-3A-19. Staff believes said requirement should also be extended to Gardner-Ahlquist Gateway South, and has made this requirement a stipulation of the associated development agreement. Staff also believes a minimum. of 3 buildings, as depicted on the submitted site plan, should be required on this 6.67- acre site to ensure that a variety office and retail space is provided. Certificate of Zoning Compliance: The purpose of a Certificate of Zoning Compliance (CZC) permit is to ensure that all construction, alterations and / or the establishmezat 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-SB-lA). To ensure that all of the provisions in the Development Gardner-Ahlquist Gateway South - AZ-07-010, PP-07-012, & PS-07-005 PAGE 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2007 Agreement (see below) are complied with, Staff will require that the Applicant obtain CZC approval from the Planning Department prior to site development, where all site and landscaping improvements must be installed prior to occupancy. Development Agreement: UDC 11-SB-3D2 provides the 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 fixture uses. Due to the proposed uses and the visibility of this site, Staff believes that a Development Agreement is accessary to ensure that this property is developed in a fashion that is consistent with the Comprehensive Plan and does not negatively impact nearby properties. If the Commission or Council feels additional development agreement requirements are necessary, Staff recommends a clear outline of the commitments of the developer being required. A Development Agreement (DA) will be required as part of annexing this property. Prior to annexation ordinance approval, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of rezoning ordinance adoption, and the developer. The Applicant shall contact the City Attorney, Bill Nary, at 88$-4433 to initiate this process. The DA shall include, at minimum, the following: • All future uses shall not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. • All future development of the subject property shall comply with City of Meridian ordinances in effect at the time of development. • The Applicant shall be responsible for all costs associated with sewer and water service installation. • The following shall be the allowed uses on this property: Permitted and Accessory uses within the C-G zone. All Conditionally Permitted uses in said zone shall be subject to CUP approval. • The Applicant shall be responsible to obtain a Certificate of Zoning Compliance (CZC) permit and administrative design review approval from the Planning Department for all new construction on the subject property. • The site shall develop generally consistent with the submitted concept plan and shall include between 165,000 - 208,000 square feet of combined office and retail space (between 492,000 - 674,000 square feet total, including the north phase). A minimum of 3 buildings shall be required on this site (11 total, including the north phase). No single building within the Gardner-Ahlquist Gateway South Subdivision shall exceed 100,000 square feet. • All buildings on the site shall be generally consistent with the conceptual office and retail elevations submitted with the Gardner-Ahlquist Gateway Subdivision. All buildings shall also be subject to the City's Administrative Design Review. • Any buildings located adjacent to Eagle Road shall have architectural elements and enhancements consistent with the submitted elevations on all facades that face Eagle Road. • Locate a minimum of two buildings (S buildings total, including the north. phase) abutting the landscape buffer along Eagle Road. • No direct access to Gardner-Ahlquist Gateway South shall be allowed from Eagle Road / SH 55. • The Applicant shall obtain a recorded agreement which allows the Gardner- Ahlquist properties access to and through the private property located at the southeast corner of the Montvue Park Subdivision (Lot 2, Slock 5). Said document must also reciprocate access to said property to and through the Gardner-Ahlquist Gardner-Ahlquist Gateway South - AZ-07-010, PP-07-012, & PS-07-005 PAGE 7 CITY OF MERIDIAN 'PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2007 Gateway Subdivisions. • A continuous 3S-foot wide landscape buffer shall be constructed adjacent to Eagle Road. • The Applicant shall be responsible for the construction of a 10'-wide multi-use pathway (with a public use easement) and the installation of street lights and landscaping along Eagle Road / SH 55 that is consistent with the Eagle Road Corridor Study. • Prior to the issuance of any building permit, the subject property shall be subdivided, as proposed on the submitted Preliminary Plat. • The Applicant shall complete all required site improvements prior to obtaining Certificates of Occupancy for the proposed development. PRELIlVIINARY PLAT Staff believes that the proposed preliminary plat, prepared by Treasure Valley Engineers and dated April 13, 2007, will substantially comply with the Unified Development Code if all Conditions of Approval are complied with, as listed in Exhibit B. Access: As mentioned above, no new access points are proposed to this phase to /from Eagle Road. The primary entrances into this site will be from the north, via streets and drive aisles constructed with Gardner-Ahlquist Gateway Subdivision (Phase I). ACRD Staff is generally supportive of these accesses, as proposed. The Applicant is also proposing to tie into an existing driveway access via a private street which is to be located at the southeast corner of the property. The driveway access, located on private property (Lot 2, Block 5, Montvue Park Subdivision) and not considered a street, connects with the existing St. Luke's Street for the St. Luke's Regional Medical Center. St. Luke's Street is a private street, owned and maintained by the hospital; as such, St. Luke's controls access to this street. Thus, the Applicant must receive an access ingress /egress easement from the hospital to utilize St. Luke's Street. A document, in fact, has been recorded which allows the Montvue Park properties to utilize St. Luke's Street. However, the Applicant must also be provided unrestricted access over the private property located at the southeast corner of the Montvue Park Subdivision (Lot 2, Block 5) in order to gain access to St. Luke's Street. Therefore, as Staff is unaware of a recorded document with allows such, an ingress /egress easement must be obtained by the Gardner-Ahlquist Gateway development and, subsequently, recorded with the County Recorder. Said document must also reciprocate access to said private property to and through the Gardner-Ahlquist Gateway developments. Prior to signature of the final plat, the Applicant should also provide documentation of a binding contract that establishes who is responsible for the repair and maintenance of the private street located on Gardner-Ahlquist Gateway South (UDC 11-3F-3B4). The private street lot shall be depicted on the face of the final plat (UDC 11-3F-3B3). Design and construction of the private street shall comply with UDC 11-3F4. The Applicant should also note that gates are prohibited on private streets (UDC 11-3F-4A4). No on-street parking should be allowed on the proposed private street. The private street should be signed as "No Parking" as per the Meridian fire Department's comments. Please see Exhibit D far the required findings for a private street. Public Street Realignment /Vacation: As part of the approval for the 22.3-acre Gardner- Ahlquist Gateway Subdivision, the Applicant was required to vacate the existing Montvue Park Subdivision public street system and create the street system that was proposed on the preliminary plat for with the Gardner-Ahlquist Gateway Subdivision. The Applicant completed the vacation process with the City in April of this year. ACRD is supportive of the proposal as long as all Site Specific and General Requirements are met. (See Exhibit B-5) Gardner-Ahlyuist Gateway South - AZ-07-010, PP-07-012, & PS-07-005 PAGE 8 CITY QF ME'RIDIAN' PLANNING DEPARTMENT STAFF REPORT FQR THE HEARING DATE OF JULY 5, 2007 Landscaping: Staff is supportive of the proposed landscape plan prepared by Edwards Landscape Architecture, labeled Sheet L1, dated 5/16/2007, as submitted. Ditches, Laterals, and Canals: The Snyder Lateral traverses through this property. Per UDC 11-3A-6, all irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (UDC 11-3A-15). The Applicant should be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, asingle-point connection, to the culinary water system shall be required. If a single- point connection is used, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in accordance with City Code. Fencing: The Applicant is not showing any fencing on any of the submitted plans. A detailed fencing plan should be submitted upon Application of the final plat (UDC 11-3A-7). If permanent fencing is not to be provided, temporary fencing to contain construction debris must be installed around the perimeter prior to issuance of a building permit. All fencing should be installed in accordance with City Code. See Exhibit B below. Refuse /Service Areas: The submitted landscape plan and preliminary plat do not depict where the refuse /service areas will be. UDC 11-3A-12 requires the visual and acoustic impacts of these functions are fully contained and out of view from adjacent properties and public streets. A11 future CZC applications should clearly demonstrate how this standard is met. b. Staff Recommendation: Based on the above analysis, Staff finds the Preliminary Plat application generally conforms to the Comprehensive Plan policies and UDC standards. Staff recommends approval of A2-07-010 and PP-07-012 (PS-07-005 optional) subject to the Conditions listed in Exhibit B and the Development Agreement as outlined in Section 10 of the staff report. 11. EXHIBITS A. Drawings 1. Preliminary Plat (dated April 13, 2007) 2. Landscape Plan (dated May 16, 2007) 3. Conceptual Site Plan 4. Conceptual Office Elevation (from Gardner-Ahlquist Gateway Subdivision) 5. Conceptual Retail Elevation (from Gardner-Ahlquist Gateway Subdivision) B. Agency Comments and Conditions 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department 5. Ada County Highway District 6. Sanitary Services Company 7. Central District Health Department C. Legal Description D. Required Findings from Unified Development Code Gardner-Ahlquist Gateway South - AZ-07-010, PP-07-012, & PS-07-005 PAGE 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE QF JULY 5, 2007 A. Drawings 1. Preliminary Plat (dated 4/13/2007) ~. ,;..~..._,~..,. ....~.... a ,.~ .F A n.~ oc yp(} 'may ~ -, 9 ~ ~~~ t ~ ~.~ - ~,,, , ~-- ~ ~~ ~-~ ~~~ ~~w ~~ ~~~ ~~ C N ~,9 .~, `, ~ 1 ~~ `A ~'. 'l 1 ~~ F~T~~ ~ =~~, i N _. ~,~ y; spy. s ^ ~i ~ ~ i K pp K Y.a -'~' i~ Ar ~~~~~~~ ~~~~~~~~ ~i f 1 ~. .Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2007 2. Landscape Plan (dated 5/16/2007) ~, p ~ ~y~~ ~ H ~ ~ ~ •. . I ;~ i ~. ^~:~ . r i ' ~ i ~~ ~ ~ ~ ,~ ... ~ ~ ,.,~.. '.M~1. ~I ~ ~ ~~ ~~ ~ ~ ~~. ~ ~; ~ . ~= I ~, I ~~ ~~ ~I ~ ~ ~ ~_... I .i ~~ ~i~! ~ .~ ,. ~~ ~ ~i~ ~~a~~~ ~. ~~~ ~~7~ p ,I r. ~E ~ ~r~1 ;~ ~8~;~' ~.,1 ~~er9.jl~ I ~f `13 I t~ ~~i _ _~ . ' '~' ;' ~ .. ~~ {] . ~ ! ~~. ~1 ~ .. ~~ +~E ~ ~~ ~ ~ ~r. I. ~~~. C ~~ ~- _, .. _ Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF .IULY 5, 2007 3. Conceptual Site Plan Franklin Road Public) a.r ~- I~ _^.___....__~__~__ 1 ___._,__.-_~~.__ ~ ~.. ~~ ~~ ~~ ~i I :~ N~r.wwwr y,rww..~ ~..~..~.. ~ _ . _ . '~~ ~r ~~11~r~~1 v/r~/ ~ti / A Y. ~~.. t~.~ St. Luke's Drive (Private) Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2007 4. Conceptual Office Elevations Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPaRT FOR THE HEARING DATE OF JULY 5, 2007 5. Conceptual Retail Elevation Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OP JULY 5, 2007 B. Agency Comments and Conditions 1. PLANNING DEPARTMENT 1.1 ANNEXATION COMMENTS 1.1.1 The annexation legal description submitted with the application (prepared on April 13, 2007, by Robert G. Hinckley, PLS) shows the property adjacent to the existing corporate boundary of the City of Meridian. 1.1.2 Prior to annexation ordinance approval, the Applicant shall enter into a Development Agreement with the City. See Section 10 above for analysis and provisions that shall be included in the development agreement for this site. 1.2 SITE SPECIFIC REQUIREMENTS -PRELIMINARY PLAT 1.2.1 All comments and provisions of the accompanying Annexation and Zoning application (AZ-07- O10) and any future development agreement shall also be considered conditions of the Preliminary Plat (PP-07-012). 1.2.2 The landscape plan prepared by Edwards Landscape Architecture, labeled Sheet L1, dated 5/16/2007, is approved with the following conditions: Construct a 35-foot wide street buffer along the entire frontage of Franklin and Eagle Roads. All required landscape buffers shall be exclusive of the ultimate public right-of- way, exclusive of impervious surfaces, and conform to the design and construction requirements of UDC 11-3B-7. A written certificate of completion should be prepared by the landscape architect, designer, or qualified nurseryman responsible for the landscape plan. All standards of installation should apply as listed in UDC 11-3B-14. The landscape plan is not to be altered without approval of the Planning and Zoning Department. No field changes to the landscape plan are permitted. All standards of installation shall apply as listed in UDC 11-3B-14. 1.2.3 Graphically depict on the face of the final plat a 35-foot wide landscape buffer along Eagle Road. Said buffer shall either be an easement or within a separate common lot. 1.2.4 Direct lot access to Eagle Road / SH 55 is prohibited. 1.2.5 Prior to signature of the final plat by the City Engineer, the Applicant shall vacate all utility and / ar drainage easements that do not coincide with the proposed preliminary plat. 1.2.6 All buildings that span across proposed lot lines, or do not conform to the dimensional standards (setbacks, height, etc.) of the UDC shall be removed, relocated, prior to signature of the final plat by the City Engineer. 1.2.7 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, and waterways being used as amenities, that intersect, cross ar lie within the area being subdivided shall be covered. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval ar non-approval submitted to the Public Works Department prior to construction plan approval. If lateral users association approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer. 1.2.8 Prior to the issuance of a building permit, the subject property shall be subdivided, as proposed. I.3 GENERAL REQUIREMENTS -PRELIMINARY PLAT Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DACE OF .NLY S, 2007 13.1 Sidewalks/walkways shall be installed within the subdivision and on the perimeter of the subdivision pursuant to UDC 11-3A-17. 1.3.2 The Applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-11. 1.3.3 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. The Applicant should be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, asingle-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in accordance with UDC 11-3A-15 and MCC 9-1-28. 1.3.4 A detailed landscape plan, in compliance with the landscape and subdivision ordinance, and as noted in this report, shall be submitted for the subdivision with the final plat application. Where the Applicant has submitted a preliminary landscape plan and where Staff has reviewed such plan, the landscaping shall be consistent with the preliminary plan with modifications as proposed by Staff. 1.3.5 The Applicant shall submit a fencing plan with the final plat application fox the subdivision. If permanent fencing is not provided, temporary construction fencing to contain debris must be installed around the perimeter prior to issuance of a building permit. All fences shall taper down to 3 feet maximum within 20 feet of all right-of--way. All fencing should be installed in accordance with UDC 11-3A-7. 1.3.6 Any tree over 4" in caliper that is removed from the property shall be replaced by installing additional trees, being the equivalent number of caliper inches of trees that were removed. Required landscaping trees will not be considered as replacement trees for those trees that have to be mitigated. 1.3.7 Staffs failure to cite specific ordinance provisions or terms of the approved annexation/conditional use does not relieve the applicant of responsibility for compliance. 1.3.8 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7. 2. PUBLIC WORKS DEPARTMENT 2.1 Sanitary sewer service to this development is being proposed via extension of mains in Franklin Road. The applicant shall install mains to and through this subdivision; applicant shall coordinate main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service. Minimum cover aver sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2 Water service to this site is being proposed via extension of mains in Franklin Road and E. Louise Drive. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. 2.3 Due to the possible fire flow requirements, mains shall be upsized to a minimum of 10-inch from the connection in Franklin to the connection in Louise Drive, with an upsized stub to one of the stubs to the south that would eventually connect to the 12-inch main to the south of this subdivision in St. Luke's Street. 2.4 This property is on a pressure zone boundary, therefore a Pressure Reducing Valve/Vault shall be installed at the applicants expense in a location to be coordinated with the Public Works Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2007 Department. 2.5 With the final plat submittal the construction plans shall show to every lot either a service installed or main fronting it. 2.6 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13 and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of reimbursable pipe) being finalized prior to construction plan approval. The detailed agreement with the reimbursable amount shall be approved by Council prior to plat signature. 2.7 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public right of way (include all water services and hydrants). 2.8 A pressurized irrigation system using existing surface water shall be required per City Code. 2.9 The applicant has not indicated who will own and operate the pressure irrigation system in this proposed development. If it is to be maintained as a private system, plans and specifications will be reviewed by the Public Works Department as part of the construction plan review. A "draft copy" of the operations and maintenance manual will be required prior to plan approval with the "final draft" being required prior to final plat signature an the last phase of this project. If it is to be owned and maintained by an Irrigation District then a letter of plan approval shall be submitted prior to scheduling of apre-construction meeting. 2.10 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (UDC 11-3A-6). The applicant should be required to use any existing surface water for the primary source. If a surface source is not available, asingle-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the fmal plat by the City Engineer. 2.11 All existing structures not meeting setbacks or meeting the dimensional standards of the UDC shall be removed prior to signature on the fmal plat by the City Engineer. 2.12 Meridian Public Works specifications do not allow any large landscaping within a five foot radius of water meters. The applicant shall make the necessary adjustments to achieve this separation requirement and comply with all landscape requirements. 2.13 Any existing domestic wells andlor septic systems within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non- domestic purposes such as landscape irrigation. 2.14 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that intersect, cross or lie within the area being developed shall be tiled. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department prior to plan approval. If lateral users association approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer. 2.15 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted required improvements prior to signature on the final plat. These include but are not limited to, fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, and water. 2.16 Sewer, water, pressurized irrigation, and any life safety development improvement shall receive final approval prior to occupancy. Other required development improvements, such as fencing, micropaths, and landscaping may be bonded for prior to obtaining certificates of occupancy 2.17 Applicant shall be required to pay Public Works development plan review, and construction Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 7ULY 5, 2007 inspection fees, as determined during the plan review process, prior to signature on the final plat. 2.18 It shall be the responsibility of the applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 2.19 Applicant shall be responsible for application and compliance with and NPDES Permitting that maybe required by the Environmental Protection Agency. 2.20 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.21 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes are located on or near sidewalk the applicant shall comply with all American with Disabilities Act requirements for unobstructed sidewalk access. 2.22 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.23 The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.24 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public residential streets. Two-hundred and fifty watt high pressure sodium streetlights, on 30' pole shall be required on subdivision entrances and collector roadways. Design of the streetlights shall be approved by the Public Works Department. Decorative lights require a streetlight agreement on file with Public Works prior to activation. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants, and no further than 400' distance in between locations. Final design locations and quantity are determined after power designs are completed by Idaho Power Company. The street light contractor shall obtain. approval from the Public Works Department, and permit from Building Department prior to commencing installations. 3. FIRE DEPARTMENT 3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 %z" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on corners when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10'. f. Fire hydrants shall be place 18" above finish grade. g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 3.3 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turn around. Phasing of the project may require a temporary approved turn around on streets greater than 150' in length with no outlet. 3.4 All entrance and internal roads shall have a turning radius of 28' inside and 48' outside radius. 3.5 For all Fire Lanes provide signage, "No Parking Fire Lane." Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE. OF JULY 5, 2007 3.6 Fire lanes, streets, and structures including the canopy height of mature trees shall have a vertical clearance of 13'6. 3.7 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. 3.8 Commercial and office occupancies will require afire-flow consistent with the International Fire Code to service the proposed project. Fire hydrants shall be placed per Appendix D. 3.9 The office/commercial lots lot will have an unknown transient population and will have an unknown impact on Meridian Fire Department call volumes. The Meridian Fire Department has experienced 2612 responses in the year 2004. According to a report completed by Fire & Emergency Services Consulting Group our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010. 3.10 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). 3.11 The Fire Department has concerns about the addressing of the existing house and the address being visible from the street which the project is addressed off of. Please contact the Addressing Specialist at 898-5500 to address this concern prior to the public hearing. 3.12 All aspects of the building systems (including exiting systems), processes & storage practices shall be required to comply with the International Fire Code. 3.13 Provide exterior egress lighting as required by the International Building & Pire Codes. 3.14 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. 3.15 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. Far 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). 3.16 There shall be a fire hydrant within 100 feet of all fue department connections. 3.17 Buildings over 30' in height are required to have access roads in accordance with the International Fire Code Appendix D, Section D.105. 3.18 Emergency response routes and fire lanes shall not be allowed to have speed bumps. 3.19 Buildings or facilities exceeding 30 feet (9144mm) or three stories in height shall have at least three means of fire apparatus access for each structure. Two of the access roads shall be placed a distance apart equal to not less than one half of the length of the overall diagonal dimension of the property or area to be served, measured in a straight line. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2007 3.20 Buildings or facilities having a gross building area of more than 62,000 square feet (5760 m2) shall be provided with two separate and approved fire apparatus access roads separated by one half of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. Exception: Projects having a gross building area of up to 124,000 square feet (11520 m2) that have a single approved fire apparatus access road when all buildings are equipped throughout with approved automatic sprinkler systems. (Remoteness Required) 3.21 The project is anticipated to have multi-story buildings and, therefore, will require aerial access per the specifications of the IFC, Section D.105. 4. 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. 5. ADA COUNTY HIGHWAY DISTRICT 5.1 SITE SPECIFIC CONDITIONS OF APPROVAL 5.1.1 Comply with requirements of ITD and City of Meridian for the Eagle Road frontage. Submit to the District a letter from ITD regarding said requirements prior to District approval of the final plat or issuance of a building permit (or other required permits), whichever occurs first. Contact the District III Traffic Engineer at 334-$340. 5.1.2 Dedicate 60 feet ofright-of--way from the centerline Franklin Road abutting the site. 5.1.3 Construct the internal streets as a 40-foot street section with two 20-foot travel lanes, vertical curb, gutter, and 5-foot concrete sidewalks within 54 feet ofright-of--way, as proposed. 5.1.4 Construct one temporary turnaround an Lot 2, as proposed. 5.1.5 Submit a vacation application for the existing right-of--way on N. Montvue Drive to be vacated or exchanged. If the vacation /exchange is not approved by the District through the separate process, the Applicant will be required to improve the existing roadways to current public street standards 5.1.6 Construct one roadway (E. Louise Drive) to intersect Eagle Road located approxixxxately 200 feet north of the south property line (measured property line to centerline). 5.1.7 Construct one roadway to intersect Franklin Road located approximately 360 feet west of the east property line (measured property line to centerline). Design and install a median to construct on Franklin Road that will restrict this roadway to left-in /right-in /right-out only. 5.1.8 Other than the access specifically approved with this application, direct lot access is prohibited to Eagle Road and Franklin Road, and shall be noted on the final plat. 5.1.9 Comply with all Standard Conditions of Approval. 5.2 STANDARD CONDITIONS OF APPROVAL 5.2.1 Any existing irrigation facilities shall be relocated outside of the right-of--way. 5.2.2 Private sewer or water systems are prohibited from being located within any ACRD roadway or right-of--way. 5.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 5.2.4 Replace any existing damaged curb, gutter, and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE FIEARING DATE OF JULY 5, 2007 file number) for details. 5.2.5 Comply with the District's Tree Planter Width Interim Policy. 5.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 5.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures, and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 5.2.8 The Applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 5.2.9 Construction, use, and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 5.2.10 Payment of applicable road impact fees are required prior to building construction. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 5.2.11 It is the responsibility of the Applicant to verify all existing utilities within the right-of--way. The Applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The Applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of--way. The Applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or ftlled) are compromised during any phase of construction. 5.2.12 No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the Applicant or the Applicant's authorized representative, and an authorized representative of the Ada County Highway District. The burden shall be upon the Applicant to obtain written confirmation of any change from the Ada County Highway District. 5.2.13 Any change by the Applicant in the planned use of the property which is the subject of this application, shall require the applicant to Camply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the Applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless awaiver /variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. 6. SANITARY SERVICES DEPARTMENT 6.1 Provide a minimum 28' inside and 4$' outside radius for all alleys and private streets, where they intersect a public street. 7 CENTRAL DISTRICT HEALTH DEPARTMENT 7.1 After written approval from appropriate entities is submitted, we can approve this proposal for: central sewage and water. 7.2 The following plans must be submitted to and approved by the Idaho Department of Environmental Quality: central sewage and water. 7.3 Run-off is not to create a mosquito breeding problem. Exhibit B CITY OF MERIDIAN PLANNING bEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 7[ TLY 5, 2007 C. Legal Description ~~ <::. ~', ~t-+u~av.9r.QUCTtr~ar ~'rl~a~,vc. EXHIBIT A Annexation DescrFption Rey, p For Gardner Ahlquist Gateway pevelopment Job No. t}B32Q April 13, at~a7 A portion of the NUV1t4.af Section 96, 'T3N, R1 E, B;M.., Ada. County, Idaho, a8 fotiaws: BE~1fNNIN®' at found Brims Cap manumerxt marking the .i~arliiwt Comer of said Section 18, es,shawn orr Carrier Perpetuation 14ecard, Inst. N'o. 99D07475, Ada County laecards; thence along the. hlarth tine of said Section 1.03, South .~°20'11" East, 1015.45 feet,, tb a paint an the East.Line of Mor-twe Park Suubdivision, extended north .to said tl?er~af, in Bank 17, .at Section Line, as pEr the pfat: West tine of Touchm~ ~ 11177.1 i QB, igda .County Plat Re~,~ e1~ wing a pafrrt on the Ade County Plat. Rea;ards als~ C®nt®r Subdtwlsion No, 1, in $oolt ~; at Page 9Q31,3-10316,, eactendecf north to Bald Section Lin®; thenceak}ng the baynderies common to bath sakf subdivlelons, South t70°9,1'43" East, 91.1'P.1.l3 t®e1, to the southeast cps of Lot. i, Black 6, of saki Montvue parrk Subdivision; which is the P'0]INT QF THE BE~tNfNI1WCi; thesace slang said Amman boundary, South 00°11'43" East, 2i7,~1 feet, to the southeast corner of Laf 2, t3iock B, mf said AAontvue Park Subdivision; then, a ksng the South Line of said Mornvue Park Subdivision, North t3$°8'4.1" West; 1011.72 feet'I;o a.point an the Centerlfrte of S. Emile Road, apt P,Q:ta, station 48+75:37, as shown. on the ply of Eagle Hoed, FA.,P. Project Na. F~2.71 (44) anal a 6.503 foot radius curve to the.left; thence. along said airv® end Centerline an arc length rf 58.Gi6 D ~0'Q0", and having. a chord w±hlah ~ o ~. thrpugh a central. angle of 50+~43;U3; t~r$ North 00 02"14'1Ne9t, :t38.t3ti feet to P_l~. station thence r-cudinuing alcrlg sold GenterNne ruayv cairicident y ,~ West Line csf said Section i t3, MOrth DO°2x'14° W®5it, 409:58 feet,. to atatiar154+52.99; thence. ~~8 .~~ Centerline of S.. Eagle Road alo the Biotic 5 caf AAontvue Park Subdivision, and exl+ending~vreste~ Oman to said Lots Band 7, feet; to a found 11,2 inch rebar marks ~ My. South 85 30'©7' East, 226.013 said Mor~tvue Park Subdivision ~ comer common to Lots 6, 7, 9 and 10 of Block 5. in thence along the Line common to Lots 9 and 107; Black 5, South 88°30°~4" f=ast, ?,7$,37 feet, to a paint on, the Llne common to Lots 8 and 10, in Block 5 of said Montvtre Pa+'k Subdivision,, extended, ea8t to the Centerline of W. Mcntvue Drive; tr~sr ~Rmrarrxaox~w, aa~tr,.v.~er ~ nrc~,n~~~3~,u+rr~i ~ b ae~ rroa~ ~ t °ri 'hoasn~ Valky ~o$i~ers, Isc. t20!16T~ ~reetNorih Nanpe, Imo ti.96ti7 f)$ice; (2f-$~463-0363 OTsx. 4zasl aua~~Ai Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2007 V ,~~ ., ~~ C1Y14.ANbA77tU[7TfRA6 ENGINL"BR.OVC. thence along saidCerltertine, Sauth 00°12`1'8" East; 122:02 fseE; th~e.leaving said Centerii-n~-, South 89°30'09" f=ast, 200.23 feet, to a.point on the Lime common to Lots 1 and 2, Block 4 of said plat df Montvue Park Subdivislnn; thene~e i~long said camn,ctn Line; South 0.0'12'19" East,16.12~eet; them leaving said comrrran Line, South 8g'°30'~9" Ef~St, 199.73 feet;. to a.;poir~t 4n the t~entertlnd of !_: Montvue Drive, 8s al"-own on said plat cf Maniv~i Park.Sulidivi~ion; thence ebng said t;,enterline; South DO°12'19".East, 118.68 feet; then0e leaving said Centerline, along a Tine extended from the South Line of laid Lot 1 Black..5, SotJtll. 8$°14.'00" East, 207.40 feet, to the PC11NT f3F BSt~lNNIN'Ca. I~xc~rrNa Lot ~, Block 5, er,d t»~ past 40 feet ~ 1.ot 3, t3iock ~. Coretaining 318;$62.square f®a;, or 7.27 acres, mar® cr lam, and suoject,ta wny ~semants nr r'ightis of vvay of record ar otherwise existing. ~-13•g7 vr-~. ~~v~ ~~ "'wt°~'rACSa P~ P:IAF~:Qi[I$.9`I)EV~DPSMS,R!!?!AN R~glflN,h,L'MEU6CA3,LAhlgrs~t Uc~ralnpm~l.ASar1~nnlDrawl~~hurrq+~pr~sptkui~1D637A.4tJN~7i rev ~ Aac R(s#.dx art 3 aft 7'reapere .Valley IEe8lt~eere, I.uc. i2U4 6~. met I+krth Nempa, Idal~ 83687 Q,tiite: (10$) 4fr3-(3341 fax: {2118) 4~3-d3~li www,Trees~V~lk~ Erigine~rs:cc~rp Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2007 E?~HIBJTB ~~ ~- M~.sovo~~a 9 ~-9- sT~. esrpe,orr E. F'FiIINKIJN ROAD i r-.._..,,.~~--~'. 1018.5: -."" - - _ I ~ ,a,~4 COFf~~¢ /~~ I ~ ~ ~ I I I ~ ~17i'T G1p af>~7iki j 91.0 p I I I ~`.~~- ® ..M~~~ 110 P 1 ~ ~ - ~ X13 ''t~~ P. ~~~ I I. I 4 j "'~..,~. v p-~ wr sr~, a+eego ~~ ~'Q7"E~ g'3Cy~~a•E-~' I ~4 ~ _j f ~';'ti I~ ~ ih O ~r r I I t ® ~ ~ 1 ~I ~ ~. ~; ~ I ~ ~ 200 2J' ss9~'og• ~~ I ~ I ~ ~ I s~92'is"E~~ige~ 73- ~ f8:12 I I I ~ ~ I ~ PQlfdl' 4F BFGFNNfNfl f I' ~~. w 1 III ~ I ~ ~ :~f~y, m stA eo++aeu ~ i ~ ~~ ~~ ~ Mar ~ Aatr ~ ~ . j 5~,4t1 sq. ~,~ ~~~ r~E.vrE P L I aY ~ f f ~~~~ ~ ,~~ ~ ~ ANNE>tA71GN ARFA 7:27 +tCRJr3t fh~cRID1AN PU [C I 31f3:f352 S0. FT.t f''=2Q0' RbuFC .. yr /A~ ~q .f ^ N1 ~~NI:/1.d4 11~ M1'1I~ ~^•AMLW~.?'~~ .~~ ~kALi~YF124, A\IC . ~1~ .~ N'NP'I f 4, SAC. 1 G~ "~YAY UEIIFLCPMENT ~teibsrr+reSwirr 2aS'~-d8 =r~ p C y ~w n,~ f~Y Q pkG (~FtQJEGT~ ~~+JF\r n1~L, 13. ~. Lrl~ VT A+IERIDIr4lV, AI?A CQ. If)AHO ~~'~"~' ~ ~~ f'f~1 Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE QF FEBRUARY 2, 2006 D. Required Findings from Unified Development Code l .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 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 information. b. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; If the Applicant complies with the conditions outlined in the development agreement, Staff finds that the proposed commercial district will be in compliance with the specific district regulations. 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 determining this finding. d. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; and, 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 of the City (UDC 11-513-3.E). The C-G zoning amendment will provide commercial area that is similar in nature to existing and proposed commerciaUoffice development in the vicinity. 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 a Development Agreement (DA) with the City, as mentioned in Section 1Q of the Staff Report. 2. Preliminary Plat Findings: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: a. The plat is in conformance with the Comprehensive Plan; Staff finds that the proposed application is in substantial compliance with the adopted Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, and Analysis, Section 10 of the Staff Report. b. Public services are available or can be made available and are adequate to Exhibit D CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OP FEBRUARY 2, 2006 accommodate the proposed development; Staff finds that public services are available to accommodate the proposed development. (See Exhibit B of the Staff Report for more details from public service providers.) c. The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; Because the developer is installing sewer, water, and utilities for the development at their cost, Staff finds that the subdivision will not require the expenditure of capital improvement funds. d. There is public financial capability of supporting services for the proposed development; Staff recommends the Cortunission and Council rely upon comments from the public service providers (i.e., police, fire, ACFID, etc.) to determine this fmding. (See fmding Items 3 and 4 above under Annexation Findings, and the Conditions of Approval in Exhibit B for more detail.) e. The development will not be detrimental to the public health, safety or general welfare; and Staff is not aware of any health, safety or environmental problems associated with the development of this subdivision that should be brought to the Council or Commission's attention. ACRD considers road safety issues in their analysis. Staff recommends that the Corrunission and Council reference any public testimony that may be presented to determine this finding. f. The development preserves significant natural, scenic or historic features. Staff is unaware of any natural, scenic or historic features on this site. Therefore, Staff fmds that the proposed development will not result in the destruction, loss or damage of any natural, scenic or historic feature(s) of major importance. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed development may destroy or damage a natural or scenic feature(s) of major importance of which Staff is unaware. 3. Private Street Findings: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings a. The design of the private street meets the requirements of this Article; The design of the streets shall meet the standards as set forth in UDC 11-3F-4. No gates are allowed. Roadway and storm drainage shall be contained on site. b. Granting approval of the private street would not cause damage hazard, or nuisance, or other detriment to persons property, or uses in the vicinity; and Staff and does not anticipate any hazard, nuisance, or other detriment from the private street if it is constructed and maintained per UDC standards. c. The use and location of the private street shall not conflict with the Comprehensive Plan and/or the regional transportation plan. Staff finds that the location of the private street does not conflict with the Comprehensive Plan and / or the regional transportation plan. Exhibit D