HomeMy WebLinkAboutGardner-Ahlquist Gateway South
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14,2007
STAFF REPORT
Hearing Date: 8/14/2007
SUBJECT:
Gardner-Ahlquist Gateway South
. AZ-07-010
Annexation and Zoning of 6.67 acres from R-l (Ada County) to C-G
(General Retail and Service Commercial), by Ahlquist Development, LLC
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FROM:
Mayor & City Council
Amanda Hess, Associate City Planner
884-5533
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. 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
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicant, Ahlquist Development, LLC, has applied for Annexation and Zoning of 6.67 acres from
Rl (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 on this site that would include several office buildings and some smaller-
scale commercial structures.
The subject property is located near the southeast comer of Franklin Road and Eagle Road / SH 55 in
Section 16, Township 3 North, Range 1 East. This site is composed of multiple lots within the existing
Montvue Park Subdivision (Ada County). The site contains various existing homes and associated
outbuildings that will be removed / relocated at the time of development. This property is located within
the City of Meridian's Area ofImpact 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 roust 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 ofthe 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. The Meridian Plannin2 and
Gardner-Ahlquist Gateway South - AZ-07-01O, PP-07-0l2. & PS-07~005
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST] 4, 2007
Zornn2 Commission heard this item on Julv 5. 2007. At the public hearin2. the Commission voted to
recommend annroval.
a. Summary of Commission Public Bearin2:
i. In favor: Pamela Hall (Applicant's Representative) & Bryan Foote (Applicant's Engineer)
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: None
v. Staff presenting application: Amanda Hess
vi. Other Staff commenting on application: None
b. Key Issues of Discussion bv Commission:
i. That the Council had approved a right-in / right-out / left-in with Gardner-Ahlquist
Subdivision (Phase I) on Franklin Road. not in keeping with the Commission's
recommendation for a right-in / right-out only;
11. That the Applicant will be submitting for a development agreement modification to
ultimately combine the separate development agreement provisions for Gardner-Ahlquist
Gateway and Gardner-Ahlquist Gateway South into one DA document:
111. The existing and proposed landscaping along St. Luke's Street: and
lV. That Staff did obtain from the Applicant. a recorded agreement which allows the Gardner-
Ahlquist properties access to and through the private property located at the southeast
comer of the Montvue Park Subdivision (Lot 2. Block 5).
c. Kev Commission Chanees to Staff Recommendation:
i. None
d. Outstandin2 Issue(s) for City Council:
i. None
3. PROPOSED MOTIONS
Approval
After considering all Staff, Applicant, and public testimony, I move to approve File Numbers AZ-07-
010 and PP-07-0l2 (PS-07-005 optional), as presented in the staff report for the hearing date of
August 14,2007, with the following modifications: (add any proposed modifications)
Denial
After considering all Staff, Applicant, and public testimony, I move to deny File Numbers AZ-07-0l0
and PP-07-0l2 (PS-07-005 optional), as presented during the hearing on August 14, 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-07-0l2 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, RIB
b. Owner / Applicant:
Ahlquist Development, LLC
Gardner-Ahlquist Gateway South - AZ-07-01O, PP-07-012, & PS-07-005
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14,2007
13901 N. Wainwright, Suite B
Boise, ill 83713
c. Representative: Pamela Hall, Timberline Surveying, PLLC
d. Present Zoning: Rl (Ada County)
e. Present Comprehensive Plan 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 detennined by City Ordinance.
By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is
required before the City Council on this matter.
b. The subject application will, in fact, constitute a preliminary plat as determined by City
Ordinance. By reason of the provisions ofUDC 11-5, a public hearing is required before the City
Council on this matter.
c. Newspaper notifications published on:
June 18,2007, and July 2,2007 (Planning & Zoning Commission)
July 23.2007. and August 6. 2007 (City Council)
d. Radius notices mailed to properties within 300 feet on:
June 12, 2007 (Planning & Zoning Commission)
July 20.2007 (City Council)
e. Applicant posted notice on site by:
June 25, 2007 (Planning & Zoning Commission)
AUl!1lst 4. 2007 (City Council)
6. LAND USE
a. Existing Land Use(s): Single family rural residential
b. Description of Character of Surrounding Area: This site is surrounded by various uses and
zoning designations. Of note, are the 81. 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 Commission heard a request for annexation for 22.3
Gardner-Ahlquist Gateway South - AZ-07-01O, PP-07-012, & PS-07-005
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14, Z007
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 subj ect 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.
5. Hazards: N/ A
6. Proposed Zoning: C-G
7. Size of Property: 6.67 acres
f. Landscaping:
1. 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 Ll)
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 ll-3B-8.
Gardner-Ahlquist Gateway South - AZ-07-01O, PP-07-01Z, & PS-07-005
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14,2007
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 a right-in / right-out access to
Eagle Road and a right-inlright-out/left-in access to Franklin 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. ACHD is supportive of the
proposal as long as all Site Specific 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 "Commercia1."
The Comprehensive Plan defines the Commercial district as providing "a full range of commercial and
retail to serve area residents and visitors. Uses may include retail, wholesale, service and office uses,
multi-family residential, as well as appropriate public uses such as government offices. Within this land
use category, specific zones may be created to focus commercial activities unique to their locations.
These zones may include neighborhood commercial uses focusing on specialized service for residential
areas adjacent to that zone." The Applicant is requesting to rezone this property to C-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
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 (MPD).
> The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD) and the Idaho Department of Transportation
(ITD). This service will not change.
> The subject lands are currently serviced by the Meridian School District #2. This service
will not change.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14, 2007
>- 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.
Stafffinds that the site is designated "Commercial" on the Comprehensive Plan Future Land Use
Map. Staff believes that over time, a variety of office and commercial opportunities will be
provided on this site.
. Chapter VII, Goal I, Objective D - Encourage appropriate land uses along transportation
corridors
Staff believes that the proposed development is appropriate along the adjoining transportation
corridor (Eagle Road / SH 55 and Franklin Road). This development project will be highly visible
and help to define the entrance to the city. Access the SH 55 is discussed in greater detail below.
. 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 a right-in/right-out/lejt-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 IV, 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 Road).
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 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
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
Gardner-Ahlquist Gateway South - AZ-07-01O, PP-07-012, & PS-07-005
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14, 2007
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 support the high daytime
population that will be present with the amount of office space proposed.
Also included in the concept plan is a redesigned public street network in on the subject property
which was approved with the Gardner-Ahlquist Gateway Subdivision (Phase 1). 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 all 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 minimum 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 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-lA). To ensure that all of the provisions in the Development
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 11-5B-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 future uses. Due to the proposed uses and the
visibility of this site, Staff believes that a Development Agreement is necessary to ensure
that this property is developed in a fashion that is consistent with the Comprehensive Plan
and does not negatively impact nearby properties. If the Commission or Council feels
additional development agreement requirements are necessary, Staff 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 ofrezoning ordinance adoption, and the developer. The Applicant
Gardner-Ahlquist Gateway South - AZ-07-01O, PP-07-012, & PS-07-005
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14, 2007
shall contact the City Attorney, Bill Nary, at 888~4433 to initiate this process. The DA shall
include, at minimum, the following:
. All future uses shall not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
. All future development of the subject property shall comply with City of Meridian
ordinances in effect at the time of development.
. The Applicant shall be responsible for all costs associated with sewer and water service
installation.
. The following shall be the allowed uses on this property: Permitted and Accessory uses
within the C-G zone. All Conditionally Permitted uses in said zone shall be subj ect 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 (5 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 /
SH55.
. 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, Block 5). Said document
must also reciprocate access to said property to and through the Gardner-Ahlquist
Gateway Subdivisions.
. A continuous 35-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.
PRELIMINARY 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.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14,2007
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). ACHD 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 comer 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 [mal 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 11-3P.3B4). The private street lot shall be
depicted on the face of the final plat (UDC 11-3P-3B3). Design and construction of the private
street shall comply with UDC 11.3P4. The Applicant should also note that gates are prohibited on
private streets (UDC ll-3P-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 for the required [mdings 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. ACHD is supportive of the proposal as
long as all Site Specific and General Requirements are met. (See Exhibit B-5)
Landscaping: Staff is supportive of the proposed landscape plan prepared by Edwards
Landscape Architecture, labeled Sheet Ll, 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, a single-point connection to the culinary water system shall be required. If a single-
point connection is used, the developer will be responsible for the payment of assessments for the
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.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14,2007
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 fmal 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. All
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 Az..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. The Meridian Planning: and Zoning: Commission heard this item on Julv 5.
2007. At the public heariD2. the Commission voted to recommend approval.
11. EXHmITS
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
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14,2007
A. Drawings
1. Preliminary Plat (dated 4/13/2007)
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Exhibit A
CITY OF MERIDiAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST ]4,2007
2. Landscape Plan (dated 5/16/2007)
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14,2007
3. Conceptual Site Plan
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14,2007
4. Conceptual Office Elevations
Exhibit A
CITY OF MERiDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARiNG DATE OF AUGUST 14,2007
5. Conceptual Retail Elevation
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14,2007
B. Agency Conunents 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 conunents and provisions of the accompanying Annexation and Zoning application (AZ-07-
010) 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 ofUDC 11-3B-7.
. A written certificate of completion should be prepared by the landscape architect,
designer, or qualified nurseryman responsible for the landscape plan. All standards of
installation should apply as listed in UDC 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 conunon 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 /
or 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 or lie within the area being subdivided
shall be covered. Plans will need to be approved by the appropriate irrigation/drainage district, or
lateral users association (ditch owners), with written approval or non-approval submitted to the
Public Works Department prior to construction plan approval. If lateral users association approval
can not be obtained, alternate plans will be reviewed and approved by the City Engineer.
1.2.8 Prior to the issuance of a building permit, the subject property shall be subdivided, as proposed.
1.3 GENERAL REQUIREMENTS - PRELIMINARY PLAT
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14,2007
1.3.1 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, a single-point connection to the
culinary water system shall be required. If a single-point connection is utilized, the developer will
be responsible for the payment of assessments for the common areas prior to signature on the
[mal plat by the City Engineer. An underground, pressurized irrigation system should be installed
to all landscape areas per the approved specifications and in accordance with UDC 11-3A-15 and
MCC 9-1-28.
1.3.4 A detailed landscape plan, in compliance with the landscape and subdivision ordinance, and as
noted in this report, shall be submitted for the subdivision with the final plat application. Where
the Applicant has submitted a preliminary landscape plan and where Staff has reviewed such
plan, the landscaping shall be consistent with the preliminary plan with modifications as proposed
by Staff.
1.3.5 The Applicant shall submit a fencing plan with the final plat application for the subdivision. If
permanent fencing is not provided, temporary construction fencing to contain debris must be
installed around the perimeter prior to issuance of a building permit. All fences shall taper down
to 3 feet maximum within 20 feet of all right-of-way. All fencing should be installed in
accordance with UDC 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 Staff's 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 over sewer
mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate
materials shall be used in conformance of City of Meridian Public Works Departments Standard
Specifications.
2.2 Water service to this site is being proposed via extension of mains in Franklin Road and E. Louise
Drive. The Applicant shall be responsible to install water mains to and through this development,
coordinate main size and routing with Public Works.
2.3 Due to the possible fire flow requirements, mains shall be upsized to a minimum of 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 S1. Luke's Street.
2.4 This property is on a pressure zone boundary, therefore a Pressure Reducing V alve/V ault shall be
installed at the Applicant's 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 AUGUST 14,2007
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 on the last phase of this project.
If it is to be owned and maintained by an Irrigation District then a letter of plan approval shall be
submitted prior to scheduling of a pre-construction meeting.
2.10 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC ll-3A-6). The Applicant should be required to use any existing surface
water for the primary source. If a surface source is not available, a single-point connection to the
culinary water system shall be required. If a single-point connection is utilized, the Developer
will be responsible for the payment of assessments for the common areas prior to signature on the
final plat by the City Engineer.
2.11 All existing structures not meeting setbacks or meeting the dimensional standards of the UDC
shall be removed prior to signature on the final plat by the City Engineer.
2.12 Meridian Public Works specifications do not allow any large landscaping within a five foot radius
of water meters. The Applicant shall make the necessary adjustments to achieve this separation
requirement and comply with all landscape requirements.
2.13 Any existing domestic wells and/or septic systems within this project shall be removed from
domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-
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 AUGUST 14, 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
may be required by the Environmental Protection Agency.
2.20 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the 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 I-foot above.
2.24 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public
residential streets. Two-hundred and fifty watt high pressure sodium streetlights, on 30' pole shall
be required on subdivision entrances and collector roadways. Design 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 ofthe fITe hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 Yz" 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 ofthe!FC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet ofthe 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 AUGUST 14,2007
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 fue 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 a fue-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 & Fire 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 fue hydrants
and mains shall be provided where required by the code official. For buildings equipped
throughout with an approved automatic sprinkler system installed in accordance with Section
903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183
m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed
in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600
feet (183 m).
3.16 There shall be a fue 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 fue lanes shall not be allowed to have speed bumps.
3.19 Buildings or facilities exceeding 30 feet (9l44mm) or three stories in height shall have at least three
means of fue 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 AUGUST 14,2007
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 ofthe IFC, Section D.I05.
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 ofITD 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 fmal
plat or issuance of a building permit (or other required permits), whichever occurs first. Contact
the District III TraffIc Engineer at 334-8340.
5.1.2 Dedicate 60 feet of right-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 of right-of-way, as proposed.
5.1.4 Construct one temporary turnaround on 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 approximately 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 ACHD 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
file number) for details.
Comply with the District's Tree Planter Width Interim Policy.
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.
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.
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.
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.
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.
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 rightwof-way. The Applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
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 confmnation of any change from the Ada County Highway District.
Any change by the Applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply 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 a waiver / 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
5.2.5
5.2.6
5.2.7
5.2.8
5.2.9
5.2.10
5.2.11
5.2.12
5.2.13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14, 2007
6.1 Provide a minimum 28' inside and 48' outside radius for all alleys and private streets, where they
intersect a public street.
7 CENTRAL DISTRICT HEAL TH 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 DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14,2007
C. Legal Description
JJBVNllYDlfJJ
am AND nRUCTl/zAL 1tJVG'fiIiB~
EXHIBIT A
Annexat'onDescriptlon Rev. 0
For Gardner~hlquist Gateway Development
Job No. 00320 April 13; 2007
A portion of the NW1J4 of Section 16, i3N, R1 E, S.M., Ada County, Idaho, as follows:
;
BEGfNNfNG at found Brass Cap monument marking the NOIthwest Comer of said Section 1 e,
as shown on Cerner Perpetuation Record, Inst. No. 99001475, Ada County ReCOrds;
thence along the North LIne of said Section 16, South 89020'11" East,1015:45 feet, to a point on
the East line of Montvue Park Subdivision, extended north to safdSedIon Line, as pertlla plat
thereof, In Book 17, at Page 1107-1108. Ada County Plat Records also befnga polnt.on the
West line ofTouchmark Living Center Subdivision No, 1, in Book 89, at Page 10313-10316.
Ada County Plat Records, also extended north to saId Sectiott Line; .
thence along the boundanescommon to both said subdivisions, South 00011'43" East, 1111,19
feet, to the l!Ioutheasteomer of Lot 1, Block 5, of said Montvue Park SUbdivisioni. which is the
PO'NT OF THE BEGrNNrI~G;. .
thence along said common boUndary,South 00011'43" East, 217.94 feet, to <<he southeast
COmer of Lot 2, BlOCkS, of said Montvu& Park. Subdivision;
thence along ihe South line of said Montvue Pal1t Subdivision, North 89028'41" West, 1011..72
feet to a point on the Cenierllne of S. Eagle ROad, at P;O.C. station 49+76.37, as shown on the
plans of Eagle Road, F AP, Project No. F-3271 (44) and 8 5729.58 foot radius curve to theJefl;
thence. along said CU.....e and Centerline, an aI'c: length of 66.66 feet, through a central angle of
0"40'00., and having a chord Which beiars North Ooo02'14'West, 66.6$ feet to p, T: station
50+43~03; .
thence continuing along said Centerline, nowcoincldaiit with the West Une.of said Section 16,
North 00'"22"4" West, 409.55 feet, to statlon 54+52.$9;
thence leaving said Centerline of S, Eagle Road along the Une common to said lots 6 and 7,
Block 5otMontvue ParkSubcllvislon,and extending westerly, SolJth 89030'07" East, 226.03.
feet, to a found 112 inch rebar marking the comer common to Lots 6, 7. 9 and lOot Block 5 in
$Sid Montvue Park Subdivision
thence along the Une common to Lots 9 and 10, Block 5, South 89030'24" East, 179.37 feet, to
a pOint on the line common to Lots 9 and 10, in Block 5 of iald Montvue Park Subdivision, .
extended east to the Centerline of W. Montvue Drive;
P:WlLQUln DE\'El.OI'\MERlI>IAN RSGJOwAL MEDlCALlAIIlqalol D~ ~\DaninasIS1lM:)'IOe~320 ANNEX
m.D _lWIUec..... I ,,(2
Treasllht vane,. EDjfJaen. Int.
1204 611<. Street Not1h
NIlIrlpI. Idaho 83687
cnr~;(20~)463-0J05
F..; (208) 0463-4191
W\\W.TreaIJlrrVlIll.."F,,"'.....e"" M_
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14,2007
JlEV~FRJII
cmL AND S77lIi'C7tlRAL E/'iG1NEEMlNC
thence along saJdCenterline, South 00'12'19" East, 122.02 feet;
thence leaving said Centerline, South 89030'09" East, 200.23 feet; to a poiilton theline
common to lots 1snd 2,Block 4 of said plat of Montvue Park Subdivision;
thence along said com~on Line, South 00"12'19" East, 16.12 feet;
thence leaving said common Line, South 89"3()'09" East, 199.73 feet; to a point on the
Centerline of E. Montvue Drive, as shown on said plat of Montwe Park Subdivision; ..
thence slang said centerline. South 00"12'19" East 119.58 feet;
thence leaving said Centerline, along a line extended from the South Line of said Lot 1, Block 5.
South 89014'00" East, 207.40 feet, to the POJNT OF BEGINNING. .
EXCEPTING Lot 2, Block 5, and the East 40 feet of Lot 3, Block 5.
Containing 316,852 square feet, C)t 7.27 acres, more or leu, and subject to any easements or
right$ of way of record. or othelWlse existing.
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P:WiLQUIST DE\fEI.oP\MERlDlAN.REGIONAL MEDlCAL\A.hlq..... Dndopm...t~.\IlmwJilgs\S~Ion.'<06320 ANNEX
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1204 6 nl. Slreet North
Narnpa.ldabo 83687
Office: (208) 4(,;I-l'J30:5
Fax: (.W8) 463-4391
\\'ww. T n:a.\W"CVlllle) Ellginrcri,corll
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 14,2007
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EXHIBIT 8
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ANNEXATION AREA
7.27 ACRES:;!:
316,652 sa. FT.:i:
OPER;
GARONER-AHlQUIST
TEWA Y DE'vnOPAlENT
REV 0
MERIDIAN PU L1C
PRO.E;C .
ANNEXATION MAP
NWl/4. SEC. 16.
T3N,R1E. 8.M. CITY OF
MERIDIAN. ADA CO,. IDAHO
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1'lSI1a:R1lH~'_~""" SHEET
1 OF 1
04/14/07
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 2, 2006
D. Required Findings from Unified Development Code
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation and
shall, at the public hearing, review the application. In order to grant an annexation and/or
rezone, the Council shall make the following findings:
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. The Commission 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, the
Commission 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;
The Commission finds that the proposed zoning amendment will not be detrimental to the
public health, safety, or welfare. Staff and the Commission recommend the 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,
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 C-G zoning amendment will provide commercial area that is similar in nature to existing
and proposed commercial/office development in the vicinity. The Commission 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, the Commission 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 10 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;
The Commission fmds 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.
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 2,2006
b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
The Commission finds that public services are available to accommodate the proposed
development. (See Exhibit B of the Staff Report for more details from public service
providers.)
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, the Commission 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 and the Commission recommend Council rely upon comments from the public service
providers (i.e., police, fire, ACHD, etc.) to determine this finding. (See finding 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 and the Commission are not aware of any health, safety, or environmental problems
associated with the development of this subdivision that should be brought to the Council's
attention. ACHD considers road safety issues in their analysis. Staff and the Commission
recommend that the Council reference any public testimony that may be presented to
determine this finding.
f. The development preserves significant natural, scenic or historic features.
Staff and the Commission are unaware of any natural, scenic, or historic features on this site.
Therefore, the Commission finds that the proposed development will not result in the
destruction, loss, or damage of any natural, scenic, or historic feature( s) of maj or importance.
Staff and the Commission recommend 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 and the Commission are
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 does not anticipate any hazard, nuisance, or other detriment from the private street if it
is constructed and maintained per UDC standards.
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 2,2006
c. Tbe use and location of tbe 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
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CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
STAFF REPORT
Hearing Date: August 14,2007
Transmittal Date: August 9, 2007
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TO:
Mayor and City Council
FROM:
Kristy Vigil, Assistant City Planner '{.i
208~884-5533
Scott Steckline, Development Services Coordinator
208-898~5500
SUBJECT:
Waverly Place
Request for Approval to Vacate a Portion of the Existing Right~of~Way for
Magic View Court by Vacation Villas, LLC. (File# V AC-07-01O).
SUMMARY DESCRIPTION OF APPLICANT'S REQUEST & ANALYSIS
The Applicant, Vacation Villas LLC, requests approval to vacate a portion of the existing right-of-way of
Magic View Court, a public street located approximately a 12 a mile west of Eagle Road and
approximately a 12 mile north of Interstate 84.
The portion of the Magic View Court right-of-way that the applicant is proposing to vacate was created as
a turnaround area for Magic View Drive. Magic View Drive has since been extended to the west through
Woodbridge Subdivision. Therefore, staff believes that the turnaround area is no longer needed. The
applicant is requesting City Council approval prior to submitting an application to Ada County Highway
District.
APPLICATION AND PROPERTY FACTS
A. Location:
Magic View Court is located on the north side of Magic View Drive, approximately 12 mile west of
Eagle Road in the NE ~ of Section 17, T.3N., R.IE.
B. Owner:
Ada County Highway District
3775 Adams Street
Garden City, II) 83714
C. Applicant:
Vacation Villas, LLC
719 West Oakhampton
Eagle, Idaho 83616
D. Representative:
Becky McKay, Engineering Solutions, LLP
1029 N. Rosario Street, Suite 100
Meridian, II) 83642
V AC~07 ~o 10 Waverly Place Subdivision V AC.doc
Page I
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
PROCESS FACTS
A. The Unified Development Code, Section 11-5A-I, requires the City Council to be the decision making
body on vacation applications within the City of Meridian. The Council's decision represents consent
for Ada County Highway District to process the vacation application. The District is the final decision
making body.
PROPOSED MOTION
Approval
I move to recommend approval to ACHD of File Number V AC-07 -010 as presented in the staff report for
the hearing date of August 14,2007 and to send a letter to ACHD regarding this decision.
Denial
I move to recommend denial to ACHD of File Number V AC-07 -010, as presented during the hearing on
August 14, 2007 and to send a letter to ACHD regarding this decision. I recommend denial for the
following reasons: (please state specific reasons for denial.)
Continue
I move to continue the hearing for File Number V AC-07-01O to (Insert Date) for the following reason(s):
(insert reason(s)).
RECOMMENDATION
Staff recommends approval of the request to vacate the portion of Magic View Court north of Magic
View Drive (V AC-07~010).
EXHmITS/ATTACHMENTS
A. Vacation Map
V AC-07-0IO Waverly Place Subdivision V AC.doc
Page 2
CITY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
EXHffiIT A - Vacation Map
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$ ( ~ ~ - - - :SEMENT TO
I \ BE VACATED
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--
-----------
S 0215'12" IN
10,11'
POiNT OF BEGINNING
---
--
---
CURVE
Cl
C2
RADIUS
55.00
35.00
DELTA
141'02'06'
54'03' 32'
CURVE DATA
ARC TmGENT
135.38 155.47
33.02 17.86
CHORD
1 0170
31.81
CHORD BRG
N 85"35'27' E
S 50.55'16" E
SCALE 1"=100' PUBLIC UTILITY, DRAINAGE & ENGINEERING
DWG.DATE 05/18/07 bkb IRRIGATION EASEMENT VACATION
PRGJ. NO. 51201 PROPOSED WAVERLY PLACE SUBDIVISION SOLUTIONSLLP
SHEET A POR11ON OF LOT 6. AMENDED MAGIC VIEW SUBDIVISION 1029 N. ROSARIO ST, STE. 100
1 OF 1 LOCATED IN THE S 1/2 OF THE NE 1/4 OF SECTION 17 MERIDIAN. IDAHO 83642
Phone (20B) 938-0980 Fa. (20B) 938-094\
51201-EASEVAC.DWG UN., R.l E., B.M" MERIDWJ, ADA COUNlY, IDAHO
V AC-07 -0 lOW averly Place Subdivision V AC.doc
Page 3
.
ClTY OF MERIDIAN PLANNING AND PUBLIC WORKS DEPARTMENTS STAFF REPORT
V AC-07 -01 0 Waverly Place Subdivision V AC.doc
Page 4