HomeMy WebLinkAbout8/16 Staff Report
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 16, 2007
SUBJECT:
August 16,2007
(Continued from May 17, 2007, June
21,2007, July 19, 2007)
Planning & Zoning Commission
Sonya Watters, Associate City Planner
(208) 884-5533
Pinebridge
. AZ-07 -006
Annexation and Zoning of 94.69 acres from Rl and RUT (Ada County) to C-
G (General Retail & Service Commercial) District
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STAFF REPORT
HEARING DATE:
TO:
FROM:
. RZ-07-010
Rezone of 75.67 acres from I -L (Light Industrial) District to C-G (General
Retail & Service Commercial) District
. PP-07-008
Preliminary Plat of 61 building lots and 21 common lots on 170 +/ - acres
. V AR-07-007
Variance for two access points to N. Eagle Road
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicant, Stanley Consultants, has applied for Annexation and Zoning (AZ) of 94.69 acres from
Rl and RUT (Ada County Zones) to C-G (General Retail and Service Commercial) District; Rezone
(RZ) of 75.67 acres from I-L (Light Industrial) District to C-G Zone; Preliminary Plat (PP)
consisting of 61 commercial building lots and 21 common lots on 170 +/- acres; and a Variance
(V AR) for two access points to N. Eagle Road.
As part of the AZ & RZ applications, the applicant has submitted a conceptual site plan showing the
proposed uses and layout of the development along with conceptual building elevations of some of
the proposed buildings. The Pinebridge development is proposed to consist of approximately
3,000,000 square feet of commercial, light office, and multi-family residential uses and a medical
campus. Buildable lots for the proposed subdivision range in size from 0.43 of an acre to 13.62 acres.
The proposed development will also result in the extension of E. Pine Avenue between Locust Grove
and Eagle Road, which will serve as the primary east/west connection for the proposed development.
The proposed Pinebridge Avenue will serve as the primary north/south connection between Fairview
Avenue and Pine Avenue. Two roundabouts are proposed for Pinebridge Avenue and Pine Avenue;
one is proposed for the intersection of Pine Avenue and W ebb Avenue and a second one is proposed
for the intersection of Pinebridge Avenue and E. State Avenue. A cross-access agreement(s) will be
provided for the development to allow for shared parking.
A Variance is requested for two access points to Eagle Road; the first access request is for the
continued use of an existing access point on Commercial Street that has been used by Elixir, and the
second request is for a new access point which will be located on Eagle Road halfway between Pine
and Commercial. The V AR for access points are required due to a change in use of the property and
because the locations proposed do not comply with the spacing requirements of the UDC.
The overall site consists of approximately 170 acres and is located on the south side of E. Fairview
Avenue, on the east side of N. Locust Grove Road, on the west side of N. Eagle Road, and on the
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 16,2007
north side of E. Commercial Street. The subject property is within the City's Area ofImpact and the
Urban Service Planning Area. Part of the subject property, 75 acres, is already annexed into the City.
The remainder, 95 acres is still zoned in the County.
2. SUMMARY RECOMMENDATION
The subject applications (AZ, RZ, PP, & V AR) were submitted to the Planning Department for
concurrent review. Below, staff has provided a detailed analysis and recommended conditions of
approval for the requested Annexation and Zoning, Rezone, Preliminary Plat, and Variance
applications. Staff is reconunending approval of the proposed AZ, RZ, & PP applications but
is reconunending denial of the V AR request per the conditions listed in Exhibit B of the Staff
Report, based on the Findings in Exhibit D of this report. (!he Commission is not required to
make a recommendation to City Council on the Variance request.)
3. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City
Council of File Numbers AZ-07-006, RZ-07-010, & PP-07-008 as presented in staff report for the
hearing date of August 16,2007, 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-o06, RZ-07-o10, & PP-07-008 as presented during the hearing on
August 16, 2007, for the following reasons: (You should state specific reasons for denial of the
annexation and you must state specific reason(s) for the denial of the plat.)
Continuance
I move to continue File Numbers AZ-07-o06, RZ-07-o10, & PP-07-008 to the hearing date of
(insert continued hearing date here) for the following reason(s): (You should state specific reason(s)
for continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
South ofE. Fairview Avenue, East ofN. Locust Grove Road, west ofN. Eagle Road, and north of
E. Commercial Street (see page 2 of application for specific parcel numbers).
Section 8, Township 3 North, Range 1 East
b. Owner:
DMB Management, LLC
250 S. Beechwood, Ste. 120
Boise, Idaho 83709
c. Applicant:
Stanley Consultants
1940 S. Bonito Way, Suite 140
Meridian, ill 83642
d. Representative: Michael Wilson, Stanley Consultants
e. Present Zoning: Rl (Ada County), RUT (Ada County), C.G (General Retail and Service
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 16, 2007
Commercial), and I-L (Light Industrial)
f. Present Comprehensive Plan Designation: Mixed Use - Community, Mixed Use - Regional, and
Industrial
g. Applicant's Statement/Justification: From Applicant's narrative submitted with application,
"Pinebridge Subdivision will provide the City of Meridian with high quality commercial uses,
offices, multi-family residential development, and a proposed medical campus. Approximately
3,000,000 square feet of residential, commercial, and light office uses are proposed for
Pinebridge. The large scale of the proposed development will result in significant job creation and
property tax revenue for the City of Meridian. The proposed development will also result in the
construction of the extension of E. Pine Avenue between Locust Grove and Eagle Road; this
extension will provide a critical road connection for the City of Meridian. . . The proposed multi~
family residential component of Pine bridge will help to add to Meridian's diversity of housing
types by adding multi-family housing to a housing inventory that is made up primarily of single-
family residential development. . . Pinebridge Subdivision will be an innovative, vibrant, mixed-
use development which will provide quality commercial and office development, a medical
campus, and multi-family housing." (See applicant's narrative for more information.)
5. PROCESS FACTS
a. The subject application will in fact constitute an Annexation and Zoning as determined by City
Ordinance. By reason of the provisions ofUDC 11-5A-2, a public hearing is required before the
Commission and City Council on this matter.
b. The subject application will in fact constitute a Rezone as determined by City Ordinance. By
reason of the provisions ofUDC 11-5A-2, a public hearing is required before the Commission
and City Council on this matter.
c. The subject application will in fact constitute a Preliminary Plat as determined by City Ordinance.
By reason of the provisions ofUDC 11-5A-2, a public hearing is required before the Commission
and City Council on this matter.
d. The subject application will in fact constitute a Variance as determined by City Ordinance. By
reason of the provisions of UDC 11-5A-2, a public hearing is required before the City Council on
this matter.
e. Newspaper notifications published on: April 30, 2007 and May 14, 2007
f. Radius notices mailed to properties within 300 feet on: April 20, 2007
g. Applicant posted notice on site by: August 6, 2007
6. LAND USE
a. Existing Land Use(s): There are a few existing single-family homes and associated outbuildings
on this site but the site primarily consists of vacant land.
b. Description of Character of Surrounding Area: The area surrounding this site consists primarily
of industrial uses and vacant undeveloped land with some office and commercial uses, with a
multi-family development to the north of the site.
c. Adjacent Land Use and Zoning:
1. North: Commercial uses, zoned C-G; Vacant undeveloped property, zoned RUT (Ada
County); multi-family residential development, zoned R-40; Industrial, commercial, & office
uses, zoned I-L
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST ]6,2007
2. East: Industrial, commercial & office uses and undeveloped property, zoned I-L;
Commercial property, zoned C-G
3. South: Industrial property, zoned I-L; offices, zoned L-O; school, zoned L-O
4. West: Industrial property, zoned I-L; Vacant ground, zoned RUT in Ada County;
Commercial property, zoned C-G; residential property, zoned R-8 and R-40
d. History of Previous Actions:
. The northern portion of this property was previously platted in Ada County as part of
Pleasant Valley Subdivision; a very small southern portion was platted as part of Gemtone
Center Subdivision No.5; and the rest has not been previously platted.
. A development application was previously submitted for Pinebridge in 2005 (AZ~05.013, PP-
05-015, & CUP.05-020) that included all of the subject property except for the portion east of
N. Machine Avenue. This previous application was withdrawn by the Applicant.
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: This property is proposing to sewer to mains located in Locust Grove
Road, East Fairview Ave and East Pine Ave.
Location of water: This property is proposing water service to mains located in Locust Grove
Road, East Fairview Ave and East Pine Ave.
Issues or concerns: None
2. Canals/Ditches Irrigation: There are a few irrigation ditches and drains that traverse through
or adjacent to this site. All open irrigation ditches, laterals and canals, should be tiled when
this property develops.
3. Hazards: The Planning Department is not aware of any hazards associated with this property.
4. Proposed Zoning: C-G (General Retail and Service Commercial)
5. Size of Property: 170 +/- acres
f. Landscaping
1. Width of street buffer(s) adjacent to:
E. Fairview Avenue: 25 feet (principal arterial)
N. Locust Grove Road: 25 feet (minor arterial)
E. Pine Avenue: 25 feet (minor arterial)
N. Eagle Road: 35 feet (principal arterial & entryway corridor)
Pinebridge Avenue: 20 feet (collector)
E. Commercial Street 20 feet (collector)
E. Wilson Lane: 20 feet (collector)
E. State Street: 10 feet (local)
E. Shellbrook Drive: 10 feet (local)
N. Webb Avenue: 10 feet (local)
N. Machine Avenue: 10 feet (local)
Note: UDe Table 11-2B-3 lists the required street buffer widths for the following street
classifications:
I Street landscape buffer (in feet)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 16,2007
Local 10
Collector 20
Arterial 25
Entryway corridor 35
If the street classification of any of the above-listed streets is incorrect, please refer to the
table above for the correct buffer width.
Street buffers shall be constructed in accordance with the standards listed in UDC 11-3B-7C,
Landscape Buffers along Streets.
2. Width ofbuffer(s) between land uses: A 25-foot wide buffer is required adjacent to all
residential uses. Buffers shall be constructed in accordance with the standards listed in UDC
11-3B-9C.
3. Common open space: NA (Common open space will be required with CUP approval of the
multi-family residential portion of the development, per UDC 11-4~3-27C.)
g. Amenities: NA (Amenities will be required with CUP approval of the proposed multi-family
residential portion of the development, per UDC 11-4-3-2 7D.)
h. Off-Street Parking: One off-street parking space is required for every 500 square feet of gross
floor area in commercial districts, per UDC 11-3C-6B. (See UDC 11-3C-6for required number of
off-street parking spaces for residential use.)
1. Required Dimensional Standards for the C-G zone:
Front setback: 0
Rear setback: 0
Interior side setback: 0
Maximum building height: 65 feet
Maximum building size without design standard approval: 200,000 square feet
(See UDC 11 ~4-3-27B for specific dimensional standards for Multi-family Residential Use)
J. Summary of Proposed Streets andlor Access: Access to the proposed development will primarily
be provided from E. Fairview Avenue via Pinebridge Avenue, and N. Eagle Road & N. Locust
Grove Road via Pine Avenue. The applicant is proposing to construct Pinebridge Avenue south
from E. Fairview Avenue and extend E. Pine Avenue to the west from N. Eagle Road to N. Nola
Road, which will serve as the primary access points into the development. Pinebridge Avenue
will be constructed within 64 feet of right-of-way with a 46-foot wide street section (measured
back to back), curb, gutter, and a 7-foot wide attached sidewalk. Pine Avenue will be constructed
within 96 feet of right-of-way with a 72-foot wide street section (measured back to back), curb,
gutter, a 5-foot wide planter, and detached 5-foot wide sidewalk. East Wilson Lane is proposed to
stub to the west at the northern portion of the development for future connection to the existing
Wilson Lane west of the site. East State Street is proposed to connect to the east to an existing
segment of State Street. North Webb Avenue and North Machine Avenue are proposed to connect
to the south to existing segments of these streets. North Newbridge Place will be constructed to
the south from E. Pine Avenue to provide access to Lots 4 & 5, Block 2. East Shellbrook will
provide access from N. Locust Grove Road to the proposed multi-family portion of the
development and connect to Pinebridge Avenue. Commercial Court (an existing private road)
runs along the south boundary of the site. A cross-access agreement will be recorded for
Pinebridge to allow for shared parking. Staff is generally supportive of the proposed street system
within the development with the comments and conditions stated in Section 10, Analysis, and
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 16, 2007
Exhibit B of this report. However, Staff is not supportive of the access points proposed on Eagle
Road/SH 69 (see Section 10, Analysis, below for more infonnation).
7. COMMENTS MEETING
On April 27, 2007 a joint agency and department meeting was held with service providers in this area.
The agencies and departments present include: Meridian Fire Department, Meridian Parks
Department, Meridian Public Works Department, Meridian Police Department, and the Sanitary
Services Company. Staff has included comments, conditions and recommended actions in Exhibit B
below.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
A majority of the subject property is designated "Mixed Use - Community" (MU-C) and "Mixed Use
- Regional," (MU-R) with a 1.5 acre portion designated as "Industrial" on the Comprehensive Plan
Future Land Use Map. The proposed C-G zoning district is compatible with the afore-mentioned
Mixed Use designations but is not compatible with the Industrial designation. The Comprehensive
Plan (page 98) states that "the areas depicted on the Future Land Use Map are conceptual and,
therefore, will require further analyses prior to the creation of a zoning map." Staff believes that a
map amendment is not necessary for the industrial designated property and that the requested C-G
zone and commercial use of this property would be more appropriate because of the property's size
(1.5 acres) and proximity to Mixed Use designated land.
Per Chapter VII of the Comprehensive Plan, the Mixed Use land use category contains five sub-
categories. "Generally, the mixed-use designation will provide for a combination of compatible land
uses that are typically developed under a master or conceptual site plan. The purpose of this
designation is to identify key areas which are either infill in nature or situated in higWy visible or
transitioning areas of the city where i1ll1ovative and flexible design opportunities are encouraged. The
intent of this designation is to offer the developer a greater degree of design and use flexibility." The
MU-C category allows for residential densities of 3 to 15 units per acre. Sample uses in this category
also include: grocery stores, drug stores, coffee/sandwich shops, dry cleaner/Laundromat,
professional offices, retail/gift shops, clothing stores, garden centers, restaurants, banks, drive-thru
facilities, auto service stations, department stores, medical/dental clinics, schools, parks, churches,
public uses, clubhouses, hardware stores, salons, and daycares. The MU-R category allows for
residential densities of 3 to 40 units per acre. This category includes all of the afore-mentioned uses
allowed in the MU-C category and also includes entertainment uses, major employment centers, and
clean industry.
Staff [mds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed development (staff analysis in italics below policy):
. Chapter VII, Goal III, Objective A, Action 1 - Require that development projects have
pla1ll1ed 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 subject
property in thefollowing manner:
};> Sanitary sewer and water service will be extended to the project at the developer's
expense.
};> A portion of the subject lands currently lies within the jurisdiction of the Meridian Rural
Fire District and a portion lies within the jurisdiction of the Meridian City Fire
Department. Once annexed the lands that are currently in the County will be under the
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CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 16,2007
jurisdiction of the Meridian City Fire Department, who shares resource and personnel
with the Meridian Rural Fire Department.
)> The portion of the subject property that is currently in the County is under the
jurisdiction of the Ada County Sheriff's Office. The portion that is currently in the City is
under the jurisdiction of the Meridian Police Department (MPD). Once the County
portion is annexed, all of 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) exceptfor N Eagle Road (SH 55), which is owned
and maintained by the Idaho Transportation Department (ITD). This service will not
change.
)> The subject lands are currently serviced by the Meridian School District NO.2. This
service will not change.
);> The subject lands are currently serviced by the Meridian Library District. This service
will not change.
Municipal, fee-supported, services will be provided by the Meridian Building Department,
the Meridian Public Works Department, the Meridian Water Department, the Meridian
Wastewater Department, the Meridian Planning Department, Meridian Utility Billing
Services, and Sanitary Services Company.
. Chapter VII, Goal I, Objective B - Plan for a variety of commercial and retail opportunities
within the Impact Area.
The applicant plans to develop the property with a mix of multi-family residential, light
office, and retail uses, with a medical campus. The proposed use of the property will provide
a variety of uses in this area of the City.
. Chapter IV, Goal II - Diversify economic base of City - make Meridian more than a
"bedroom" community.
Per the Applicant's narrative, the proposed Pinebridge development is planned to add
approximately 3,000,000 square feet of commercial, residential, and office development to
the City and help to diversify the economic base of the City.
. Chapter VI, Goal II, Objective A, Action 12 - Develop methods, such as cross-access
agreements, frontage roads, to reduce the number of existing access points onto arterial
streets.
Development of this property should reduce the number of existing access points onto
adjacent arterial streets by eliminating the current access points and providing internal
access from the proposed streets within the development. An internal cross-access and cross-
parking agreement will also be requiredfor the proposed lots within this development.
. Chapter VII, Goal V, Objective A, Action 7 - Continue promoting quality mixed-use
developments in accordance with the Future Land Use Map.
The Future Land Use Map designates this property as Mixed Use. Staff believes that the
proposed multi-family, office, and retail use of this property will be a quality mixed use
development.
. Chapter VI, Goal V - Encourage the development of a continuum of services to meet the
health care needs of the citizens of Meridian.
A medical campus is planned within this development, which will help to meet the healthcare
needs of the citizens of Meridian.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 16, 2007
. Chapter VII, Goal II - Serve the Treasure Valley as a regional industrial, commercial, and
retail distribution hub.
The significant commercial component of Pinebridge will help to make Meridian a
commercial hub for the Treasure Valley.
. Chapter VII, Goal IV - Encourage compatible uses to minimize conflicts and maximize use
of land.
The proposed medical campus, commercial, light office, and residential uses are compatible
with existing uses in the Eagle/Fairview area of Meridian and with the Comprehensive Plan
designations for future development in the area.
. Chapter VII, Goal III - Ensure that adequate public services, including transportation, for
existing and future development are provided.
The extension of Pine Avenue and construction of Pinebridge Avenue will provide key
transportation routes for the City of Meridian.
. Chapter VII, Goal IV, Objective C, Action 1 - Protect existing residential properties from
incompatible land use development on adjacent parcels.
The applicant is proposing a commercial zone. The UDC requires a 25-foot wide landscape
buffer be constructed adjacent to residential uses to assist in buffering residential properties
from commercial uses, in accordance with the standards listed in UDC 11-3B-9C. Staff has
included a condition of approval that the Applicant must comply with this requirement.
. Chapter IV, Goal I, Objective A, Action 6 - Permit new residential, commercial, or industrial
developments only where urban services can be reasonably provided at the time of fmal
approval and development is contiguous to the City.
The proposed mixed-use development is contiguous to the City and can be provided with
urban services at the time of final approval.
. Chapter V, Goal I, Objective A.3 - Encourage infill development in vacant/underdeveloped
areas within the City over fringe area development to halt the outward progression of urban
development.
The subject infill property is largely surrounded by land that has been annexed into the City
and is located close to the core of the City. Annexation and development of this property will
allow urban growth within an underdeveloped area of the City.
. Chapter V, Goal III, Objective B, Action 8 - Require all developments adjacent to designated
entryway corridors to provide a minimum of 35 feet of high quality, professional landscaping
on the site adjacent to the roadway.
A portion of this development is located adjacent to Eagle Road, an entryway corridor into
the City. As such, a 35-foot wide landscape buffer will be required adjacent to Eagle Road in
accordance with UDC 11-3B-7, Landscape Buffers along Streets.
9. UNIFIED DEVELOPMENT CODE
a. Allowed Uses in the Commercial Districts: UDC Table 11-2B-2lists the permitted, accessory,
and conditional uses within the C-G zoning district. Retail stores, professional services (offices),
and healthcare services are listed as principal permitted uses in the C~G zone. Multi-family
residential developments require conditional use approval in the C-G zone and are subject to the
Specific Use Standards listed in UDC 11-4-3-27. See UDC l1-2B-2 for a complete listing of uses
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 16, 2007
allowed in the C-G zone.
b. Purpose Statement of the Commercial Districts: 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 proximity to streets and highways.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
AZ Application: The Comprehensive Plan Future Land Use Map designation for this property is
Mixed Use - Community (MU-C). The applicant is proposing a C-G zone, which is generally
consistent with the MU-C designation. Approval of the subject annexation and zoning request
would allow the Applicant to obtain a commercial (C-G) zoning designation for the subject
property. According to UDC 11-2B.2, the uses proposed for this site, retail stores, professional
services, and healthcare services, are principal permitted uses in the proposed C-G zone. The
Applicant has submitted a conceptual development plan and building elevations showing how this
site will redevelop with approximately 3,000,000 square feet of residential, commercial, and light
office uses.
Based on the policies and goals contained in the Comprehensive Plan and the Future Land Use
Map designation of Mixed Use for this property, Staff believes that the requested C-G zone is
appropriate for this property. Please see Exhibit D for a detailed analysis of the required facts and
findings for an annexation.
The annexation legal descriptions for Parcels I & 2 submitted with the application (stamped on
February 5, 2007 by Michael E. Marks, PLS) are accurate and meet the requirements of the City
of Meridian and Idaho State Tax Commission.
RZ Application: The Comprehensive Plan Future Land Use Map designation for this property is
Mixed Use -Regional (MU-R), Mixed Use - Community (MU-C) and Industrial. The proposed
C-G zoning district is compatible with the MU-R and MU-C designations but is not compatible
with the Industrial designation. The Comprehensive Plan (page 98) states that "the areas depicted
on the Future Land Use Map are conceptual and, therefore, will require further analyses prior to
the creation of a zoning map." Staff believes that a map amendment is not necessary for the
industrial designated property and that the requested C-G zone and commercial use of this
property would be more appropriate because of the property's size (1.5 acres) and proximity to
Mixed Use designated land and that the property owner owns all of the subject property.
Approval of the subject rezone request would allow the Applicant to obtain a commercial (C-G)
zoning designation for the subject property. According to UDC 11-2B-2, the uses proposed for
this site (i.e. retail stores, professional services, and healthcare services) are principal permitted
uses in the proposed C-G zone. The Applicant has submitted a conceptual development plan and
building elevations showing how this site will redevelop with approximately 3,000,000 square
feet of residential, commercial, and light office uses.
Based on the policies and goals contained in the Comprehensive Plan and the Future Land Use
Map designation of Mixed Use for this property, Staff believes that the requested C-G zone is
appropriate for this property. Please see Exhibit D for a detailed analysis of the required facts and
findings for a rezone.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 16,2007
The rezone legal description for Parcels 1 & 2 submitted with the application (stamped on
February 5, 2007 by Michael E. Marks, PLS) are accurate and meet the requirements of the City
of Meridian and Idaho State Tax Commission.
Development Agreement: In conjunction with the AZ & RZ, Idaho Code ~67.651IA provides
the City the authority to require a property owner to enter into a Development Agreement (DA)
with the City of Meridian that may require some written commitment for all future uses, per UDC
11.5B.3D2. Staff believes that a DA is necessary to ensure that the site develops in an
attractive manor. Ifthe Commission or Council feels additional DA requirements are necessary,
staff recommends a clear outline of the commitments of the developer being required.
Staff would like to see the following concepts employed in the development of the property:
1) pedestrian connections between buildings in the form of pathways distinguished from
vehicular driving surfaces through the use of pavers, colored or scored concrete, or bricks;
2) structures built adjacent to roadways with parking to the rear and sides of the
structures; 3) common areas with site amenities (i.e., plazas/courtyards, water features,
picnic areas, flower gardens, public art, etc.); 4) structures oriented toward each other with
windows, awnings, or arcades totaling at least 30% of the length of the fa~ade viewable
from other structures; 5) provide walkways at least 8 feet in width for any aisle length that
is greater than 150 parking spaces or 200 feet away from the main building entrance; 6)
exterior building walls should demonstrate the appearance of high quality materials of
stone, brick, wood, or other native materials (acceptable materials include tinted or
textured masonry block, textured masonry block, textured architectural coated concrete
panels, or stucco or stucco like synthetic materials - smooth faced concrete block, tilt-up
concrete panels, or prefabricated steel panels are prohibited except as accent materials; 7)
at least 2 changes in one or a combination of the following shall be incorporated into the
building design: color, texture and materials; 8) rooflines shall demonstrate 2 or more of the
following: overhanging eaves, sloped roofs, two or more roof planes, varying parapet
heights, and cornices; and 9) the primary building entrances shall be clearly defined by the
architectural design of the building.
A Development Agreement will be required as part of the annexation and rezone of this property.
Prior to the annexation and rezone ordinance approvals, a DA shall be entered into between the
City of Meridian, the property owner(s) (at the time of annexation/rezone ordinance adoption),
and the developer. The applicant shall contact the City Attorney, Bill Nary, at 888.4433
within 6 months of Council approval to initiate this process. The DA shall include, at a
minimum, the following:
. Development of the property shall substantially comply with the conceptual site
plan and elevation submitted with the subject application and the concepts outlined
below.
. No building permits shall be issued, prior to final plat recordation.
. The following concepts shall be employed in the development of the property:
);> General massing of buildings, roundabouts and landscape islands in streets shall
be constructed as generally shown on the preliminary plat and conceptual site
plan prepared by Stanley Consultants, Inc., dated 3.5.07.
);> Pedestrian connections shall be constructed between buildings in the form of
pathways distinguished from vehicular driving surfaces through the use of
pavers, colored or scored concrete, or bricks;
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 16, 2007
);;> Structures shall be built adjacent to roadways with a majority of the parking to
the rear and sides of the structures;
);;> Common areas with site amenities (Le., plazas/courtyards, water features,
picnic areas, flower gardens, public art, etc.) are encouraged to be included
within the office/retail portion of the development and will be required in the
multi-family portion of the development.
);;> Structures should be oriented toward each other or the adjacent street(s);
);;> Windows, awnings, or arcades totaling at least 30% of the length of the fal;ade
should be provided for facades that are viewable from other structures;
);;> Provide walkways at least 8 feet in width for any aisle length that is greater
than 150 parking spaces or 200 feet away from the main building entrance;
);;> Exterior building walls should demonstrate the appearance of high quality
materials of stone, brick, wood, or other native materials (acceptable materials
include tinted or textured masonry block, textured masonry block, textured
architectural coated concrete panels, or stucco or stucco like synthetic materials
_ smooth faced concrete block, tilt-up concrete panels, or prefabricated steel
panels are prohibited except as accent materials;
);;> The building design shall incorporate at least 2 changes in one or a combination
of the following: color, texture and materials;
);;> Rooflines shall demonstrate 2 or more of the following: overhanging eaves,
sloped roofs, two or more roof planes, varying parapet heights, and cornices;
);;> The primary building entrances shall be clearly defined by the architectural
design of the building.
);;> A Conditional Use Permit for the multi-family portion of this development shall
be submitted prior to submitting for fmal plat approval on that area.
PP Application: The Applicant has submitted a preliminary plat/conceptual site plan for this
site labeled as Sheets 1, 2, 3, & 4 of 7, prepared by Stanley Consultants, Inc., and dated March
5, 2007. The proposed subdivision consists of 61 buildable lots and 21 common lots. All
proposed lots meet the dimensional standards for the requested C-G zone. Buildable lots range
in size from 0.43 of an acre to 13.62 acres.
Staff has reviewed the preliminary plat/conceptual site plan and is supportive of the following
design features represented on the plan: 1) the orientation of the buildings adjacent to Eagle Road
with parking to the side and rear ofthe structures; 2) the roundabouts which should reduce
speeding and assist in traffic flow; and 3) planter islands.
The Applicant has not submitted a phasing plan for this site. Due to the size of this
development and the proposed extension of Pine Avenue, the Applicant should address the
timeline for development of the site at the Commission hearing and submit a phasing plan
prior to or at the Commission meeting. Additionally, depending upon the Applicant's
phasing plan, the Commission may want to include a DA provision that Pine Avenue be
extended prior to issuance of Certificate of Zoning Compliance's on the site.
Proposed Streets and/or Access: Primary access to the development is proposed to be provided
from E. Fairview Avenue via Pinebridge Avenue, and N. Eagle Road & N. Locust Grove Road
via Pine Avenue. The applicant is planning to construct Pinebridge Avenue south from E.
Pinebridge AZ RZ PP V AR
PAGE 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 16,2007
Fairview Avenue and extend E. Pine Avenue to the west from N. Eagle Road to N. Nola Road,
which will serve as the primary access points into the development. Pinebridge Avenue will be
constructed within 64 feet of right-of-way with a 46-foot wide street section (measured back to
back), curb, gutter, and a 7-foot wide attached sidewalk. Pine Avenue will be constructed within
96 feet of right-of-way with a 72-foot wide street section (measured back to back), curb, gutter, a
5-foot wide planter, and detached 5-foot wide sidewalk. East Wilson Lane is proposed to stub to
the west at the northern portion ofthe development for future connection to the existing Wilson
Lane west of the site. East State Street is proposed to connect to the east to an existing segment of
State Street. North Webb Avenue and North Machine Avenue are proposed to connect to the
south to existing segments ofthese streets. North Newbridge Place will be constructed to the
south from E. Pine Avenue to provide access to Lots 4 & 5, Block 2. East Shellbrook will provide
access from N. Locust Grove Road to the proposed multi-family portion ofthe development and
connect to Pinebridge Avenue. A cross-access agreement will be recorded for Pinebridge to allow
for shared parking. ACHD has submitted comments on this application, included in Exhibit B,
which recommend against the approval of the proposed traffic signal at the Fairview/Pinebridge
intersection as currently proposed. Staff is generally supportive of the proposed street system
within the development with the cormnents and conditions stated in Section 10, Analysis, and
Exhibit B of this report. However, Staff is not supportive ofthe two access points proposed to
Eagle Road with the V AR application because access to the site can adequately be provided
from Pine Avenue that runs along the northeast boundary of the site, in addition to the
other proposed access points to the other arterial roadways.
Cross-Access/Driveway Stubs: There are some parcels adjacent to this site that should be
interconnected to this development. Staff believes that cross access easements and driveway
stubs should be provided to the following parcels: R7104250004 (Cortabitarte, at the east
boundary); R7104251802 (Belair Leasing, Inc., at the west boundary); R2333350010 (Elliott
Group, LLC., at the west boundary); and R2333350020 (H2NR, LLC., at the west
boundary). A cross-access agreement should be recorded granting cross-access to these parcels
via a note on the plat or a separate agreement. Providing crosswaccess to the afore-mentioned
properties will assist in providing interconnectivity to adjoining parcels and limiting access points
on adjacent roadways. Cross access easement(s) should also be recorded for all lots within this
subdivision that share drive aisles. Staff is not requesting that a stub be provided to the south from
the multi-family portion of the development to the Duncan property (parcel #Sl108233990)
because ofthe Comprehensive Plan Future Land Use Map designation of Industrial for the
property. Staff feels that connectivity to this parcel should be provided from the south via Pine
and/or from the west via Locust Grove through properties that are designated for similar type
uses.
Landscaping: The Applicant has submitted a landscape plan with this application, labeled as
Sheet 1 of 1, prepared by Stanley Consultants, Inc., and dated March 22,2007. Landscaping must
be installed on this site in accordance with the standards listed in UDC ll-3B, Landscaping
Requirements. The landscaping shown on the landscape plan submitted with this application is
approved with the following modification/comments (NOTE: The internal landscaping has not
been reviewed and is not approved with this plat. Internal landscaping will be subject to
compliance with the UDC during the CZC review. Perimeter and landscaping adjacent to streets
shall be completed as part of the platting process):
. A 35-foot wide street buffer is required along Eagle Road, an entryway corridor in
accordance with the standards listed in UDC ll-3B-7, Landscape Buffers along Streets.
. A 25-foot wide street buffer is required along E. Fairview Avenue, Pine Avenue and N.
Locust Grove Road, and any other street(s) classified as an arterial street, landscaped in
accordance with the standards listed in UDC 11-3B-7, Landscape Buffers along Streets.
Pinebridge AZ RZ PP V AR
PAGE 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 16,2007
. A 20-foot wide street buffer is required along all collector streets, landscaped in
accordance with the standards listed in UDC 11-3B-7, Landscape Buffers along Streets.
. A 10-foot wide street buffer is required along all local streets, landscaped in accordance
with the standards listed in UDC 11-3B-7, Landscape Buffers along Streets.
. A 25-foot wide buffer to residential uses is required in accordance with the standards
listed in UDC 11-3B-9C, Landscape Buffer to Adjoining Uses.
. Internal parking lot landscaping is required upon development of each lot in accordance
with the standards listed in UDC 11-3B-8, Parking Lot Landscaping.
. Per UDC 11-3B-10, the applicant should work with the City Arborist, Elroy Huff, on
designing, adopting, and implementing a protection and mitigation plan for the existing
trees on site.
. A written certificate of completion should be prepared by the landscape architect,
designer, or qualified nurseryman responsible for the landscape plan and submitted to the
Planning Department prior to issuance of any Certificate of Occupancies for this site. All
standards of installation should apply as listed in UDC 11-3B-14.
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. The preceding modifications and notes should be shown on a revised
landscape plan submitted with the final plat application(s), the Certificate of Zoning
Compliance and Conditional Use Permit application(s).
Existing Structures: The site currently contains some existing structures. All existing structures
that do not meeting setbacks or the dimensional standards of the UDC shall be removed prior to
the City Engineer's signature on the [mal plat. There are several old structures located at the
corner of Nola and Pine that may be classified as a historical structures. The Applicant shall
address at the public hearing what they intend on doing with these structures.
Building Elevations: The Applicant has submitted an elevation of their office building proposed
to be located adjacent to the Pinebridge development at the comer of Pine and Hickory (see
Exhibit A.5). The Applicant states that this elevation is representative of what some of the
buildings will look like within the proposed Pinebridge development. A list of construction
materials for the future buildings on the site was not provided by the Applicant. Due to the size of
this development, Staff does not believe that requiring all buildings within the development to
resemble the elevation submitted with this application would be practical. However, in order to
ensure that future buildings on this site develop in an attractive manner, Staff is including
design provisions in the Development Agreement for future buildings (see DA provisions
above and in Exhibit B).
Design Standards: All structures proposed within the development that exceed 200,000 square
feet or that are located on an entryway corridor (Eagle Road), shall be required to obtain design
review approval and comply with the design standards listed in UDC 11-3A-19C. Further, all
structures located adjacent to Fairview Avenue, Pinebridge Avenue, and Pine Avenue shall also
be required to comply with the afore-mentioned design standards because of the high visibility of
the structures.
Fencing: The Applicant is not proposing to construct fencing on the site and none is required by
the UDC. If permanent fencing is not constructed on the site, temporary fencing to contain debris
during construction should be installed around the perimeter ofthe site.
Pinebridge AZ RZ PP V AR
PAGE 13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 16, 2007
Pathways: The Master Pathways Plan depicts future 10-foot wide multi-use pathways across this
site. Multi-use pathways should be constructed on this site in accordance with the standards listed
in the Pathways Plan and the locations depicted on the Master Pathways Plan included as Exhibit
A.4 in this report and per the text in the Pathways Plan as follows: 1) The pathway shown on the
Pathways Plan (Settlers Creek Pathway, Locust Grove-Treasure Valley RWT) along the
northwest portion of the site on the north side of the multi-family portion of the development is
planned to be located "on either the north or south side of the Settlers Canal where it will
eventually connect with a short existing segment of pathway before continuing east as a proposed
pathway. Where the Flume Canal disappears the pathway heads south to connect to the Treasure
Valley RWT." Because there is an existing segment of pathway along the north side of Settlers
Canal on the H2NR LLC & Paddington Subdivision HOA properties, Staff believes that the
pathway should continue to Locust Grove along the north side of the Settlers Canal and be
constructed upon development ofthe Leonard property (R7104253800). The Applicant should
connect to the existing segment of pathway and extend the pathway on the north side of the
Flume Canal to the east property boundary. The pathway should then extend south along the
west side of Machine Avenue then cross Machine and run along the Snyder Lateral to the south
property boundary for future connection to the Treasure Valley RWT. 2) The pathway shown on
the Pathways Plan (Meridian Loop Pathway, Franklin-Fairview) is planned to extend from the
Treasure Valley RWT and head north along Nola Road and then northeast to the signal at
Hickory Way and Fairview. The Applicant should construct the pathway along the east side
of Nola Road along the west property boundary, north across Pine Avenue, then east along
the north side of Pine Avenue and north along the west side of Pinebridge Avenue. Where
the pathway meets the pathway required along the Flume Canal, the pathway should cross
Pinebridge and extend north along the east side of Pinebridge and stub to the Cortabitarte
property at the northeast corner of the site for future extension to the east as shown on the
conceptual plan in Exhibit A. The multi-use pathways in each phase of the development
shall be constructed prior to signature on the final plat of each phase.
Ditches, Laterals, and Canals: Per UDC ll-3A-6 all irrigation ditches, laterals or canals,
exclusive of any natural waterway, that intersect, cross or lie within the area being subdivided
shall be covered.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. The applicant should be required to use 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 [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.
Multi~family Development: The preliminary plat/conceptual site plan submitted with this
application depicts a multi-family development proposed for the western portion of the site. This
plan shows 25 multi. family buildings with an undisclosed number of residential units. Multi-
family developments required Conditional Use Permit (CUP) approval in the C-G zone, per UDC
Ilp2B.2. Staff questions how the design ofthe multi-family area shown on the concept plan will
create a viable multi-family project with a public road bisecting the units. A CUP shall be
submitted prior to final plat submittal for this area so that the exact layout and design for the
multi-family development can be reviewed and approved prior to construction of the roads in this
area. The subject application does not grant approval of the proposed multi-family
development, location or number of structures, number of dwelling units, or driveway
approval; a CUP is required for approval of the proposed multi-family development on the
Pinebridge AZ RZ pp V AR
PAGE 14
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 16,2007
site. Additionally, Specific Use Standards (UDC 11-4-3-27) apply to multi-family developments
as follows:
a. Setbacks: Buildings shall provide a minimum setback of 10 feet, unless a greater
setback is otherwise required by the UDC.
b. Service areas: On~site service areas, outdoor storage areas, waste storage, disposal
facilities, and transformer or utility vaults shall be fully screened from view from any
public street.
c. Private, usable open space: A minimum of 80 square feet of private, usable open space
shall be provided for each unit. This requirement can be satisfied through porches, patios,
decks, and/or enclosed yards. Landscaping, entryway and other access ways shall not
count toward this requirement.
d. Developments with 20 units or more shall provide the following: A property
management office, a maintenance storage area, a central mailbox location, and a
directory and map of the development at a convenient location.
e. Covered Parking: UDC 11-3C-6 requires that multifamily developments shall provide
parking as follows: for 1 bedroom units, there shall be two parking spaces with one in a
covered carport or garage; and for units with more than one bedroom, 2 parking spaces
shall be provided in a covered carport or garage.
f. Common Open Space Design Requirements: A minimum of 350 square feet of
outdoor common open space shall be provided for each unit containing more than 1,200
square feet of living area. The common open space shall be not less than 400 square feet
in area, and shall have a minimum length and width dimension of 20 feet.
g. Amenities: UDC 11A-3.27 requires that multi-family developments between 20 and 75
units provide 3 amenities from separate categories (i.e. quality oflife, open space, or
recreation).
h. Elevations: Elevations are required to meet the architectural standards set forth in UDC
11 A-3-27E.
1. Landscaping: Per UDC 11-4-3-27, all street facing elevations shall have landscaping
along their foundation. The foundation landscaping shall meet the following standards:
};o The landscaped area shall be at least 3-feet wide;
};o For every 3 linear feet of foundation, an evergreen shrub having a minimum mature
height of 24 inches shall be planted; and
};o Ground cover plants shall be planted in the remainder of the landscaped area.
J. Maintenance and Ownership Responsibilities: Per UDC 11.4-3-27G, a legally binding
document shall be recorded that states the maintenance and ownership responsibilities for
the management of the development, including, but not limited to, structures, parking,
common areas, and other development features.
V AR Application: The applicant is requesting a Variance from the standards listed in UDC 11-
3HAB1c and 11-3H-4B2, regarding Development along Federal and State Highways. Because
the east boundary of this site is located adjacent to State Highway (SH) 55 (Eagle Road), the
standards listed in UDC 11-3H-4B regarding Development along State Highways, apply to the
development of this property. The Applicant is proposing two access points to SH 55. The first is
from the existing Commercial Court, which is a private road located approximately 860 feet south
of the centerline of Pine Avenue that has been used by Elixir. The second is a new access point
Pinebridge AZ RZ PP V AR
PAGElS
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 16, 2007
proposed to be located half-way between Pine and Commercial, approximately 440 feet north of
the south property line. See Exhibit A.4 for proposed access points to SH 55.
Pine Avenue is located in accordance with UDC 11-3H, 12 mile between Fairview Avenue and
Franklin Road. Per UDC 11-3HAB, use of existing approaches (in this case, E. Commercial
Street) to SH 55 shall be allowed to continue provided that all of the following conditions are
met: 1) The existing use is lawful and properly pennitted effective September 15,2005; 2) The
nature of the use does not change (for example, a residential use to a commercial use); and 3) The
intensity of the use does not increase (for example, an increase in the number of residential
dwelling units or an increase in the square footage of commercial space). Staff has reviewed these
standards and found that the intensity of the proposed use of the site will increase because of the
square footage of commercial space proposed. The UDC further states, "If an applicant proposes
a change or increase in intensity of use, the owner shall develop or otherwise acquire access to a
street other than the state highway. The use ofthe existing approach shall cease and the approach
shall be abandoned and removed." Additionally, "No new approaches directly accessing a state
highway shall be allowed and public street connections to the state highway shall only be allowed
at the section line road and the half mile mark between section line roads (where Pine Avenue
currently exists). These half mile connecting streets shall be collector roads." The applicant is
requesting a Variance to the above-stated standards and is proposing that the existing Commercial
Street approach be allowed to continue and that a new approach to SH 55 be allowed on the west
side ofSH 55, midway between Pine Avenue and Commercial Street.
The applicant's justification for the proposed variance, per the applicant's narrative submitted
with the application, is "The two variances are being requested to relieve undue hardships
associated with the site. If the proposed project were smaller in scale it would not be necessary to
propose an additional access point on SH 55; the 170 acre size ofthe proposed development and
the location ofthe project make it necessary to create a new access point to provide adequate
connectivity and access for the proposed development. The change in intensity of the use for the
existing Elixir access point warrants the second proposed variance to allow for the continuing use
of an existing access point. The proposed change in use of the subj ect property is supported by
Meridian's Comprehensive Plan; the Pinebridge property is designated for Mixed Use, Industrial,
and Mixed Use Regional development. It would not be possible to develop the subject property in
a manner consistent with Meridian's Comprehensive Plan without changing the intensity of use
on the property."
In order for the Council to grant a variance, the Council shall make the following fmdings:
). The variance shall not grant a special right or privilege that is not otherwise allowed in
the district;
). The variance relieves an undue hardship because of characteristics of the site; and
). The variance shall not be detrimental to the public health, safety, and welfare.
Staff does not believe that the afore-mentioned fmdings can be made for approval ofthe variance
request in this instance. Please see Staffs analysis of the findings in Exhibit D ofthis report for
more infonnation. Further, Staff does not believe that two additional access points to SH 55 are
necessary as there is an existing access point to SH 55 via Pine Avenue, along the northeast
boundary of this site, which will provide access to the east side of this development.
b. Staff Recommendation: Staff is recommending approval of the proposed AZ, RZ, & PP
applications but is recommending denial of the V AR request per the conditions listed in Exhibit B
of the Staff Report, based on the Findings in Exhibit D of this report.
11. EXnmITS
Pinebridge AZ RZ PP V AR
PAGE 16
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 16,2007
A. Drawings
1. Vicinity/Zoning Map
2. Preliminary Plat (dated: 3/5/07)
3. Landscape Plan (dated: 3/22/07)
4. Site Plan for Variance Request
5. Conceptual Building Elevation
6. Overview of Site
7. Master Pathways Plan depicting conceptual locations of future multi-use pathways
B. Agency Comments/Conditions
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
8. Central District Health Department
C. Legal Description & Exhibit Map
D. Required Findings from Unified Development Code
Pinebridgc AZ RZ pp V AR
PAGE 17
Drawings
A. 1. Vicinity/Zoning Map
Exhibit A
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B. Agency Comments/Conditions
1. PLANNING DEPARTMENT
1.1 ANNEXATION/REZONE COMMENTS
1.1.1 The rezone legal description for Parcels 1 & 2 submitted with the application (stamped on
February 5, 2007 by Michael E. Marks, PLS) are accurate and meet the requirements of the City
of Meridian and Idaho State Tax Commission.
1.1.2 The annexation legal descriptions for Parcels 1 & 2 submitted with the application (stamped on
February 5, 2007 by Michael E. Marks, PLS) are accurate and meet the requirements of the City
of Meridian and Idaho State Tax Commission.
1.1.3 A Development Agreement will be required as part of the annexation and rezone of this property.
Prior to the annexation and rezone ordinance approvals, a DA shall be entered into between the
City of Meridian, the property owner(s) (at the time of annexation/rezone ordinance adoption),
and the developer. The applicant shall contact the City Attorney, Bill Nary, at 888-4433
within 6 months of Council approval to initiate this process. The DA shall include, at a
minimum, the following:
. Development of the property shall substantially comply with the conceptual site
plan and elevation submitted with the subject application and the concepts outlined
below.
. A final plat shall be recorded, prior to the issuance of Certificates of Zoning
Compliance; the site shall be a lot and block in a recorded subdivision.
. The following concepts shall be employed in the development of the property:
);> General massing of buildings, roundabouts and landscape islands in streets shall
be constructed as generally shown on the preliminary plat and conceptual site
plan prepared by Stanley Consultants, Inc., dated 3.5-07, as amended below.
);> Pedestrian connections shall be constructed between buildings in the form of
pathways distinguished from vehicular driving surfaces through the use of
pavers, colored or scored concrete, or bricks;
);> Structures shall be built adjacent to roadways with parking to the rear and sides
of the structures;
);> Common areas with site amenities (i.e., plazas/courtyards, water features,
picnic areas, flower gardens, public art, etc.) are encouraged to be included
within the office/retail portion of the development and will be required in the
multi-family portion of the development.
);> Structures shall be oriented toward each other or the adjacent street(s) if there is
no parking in front of the building;
);> Windows, awnings, or arcades totaling at least 30 % of the length of the fa<;:ade
shall be provided for facades that are viewable from other structures;
);> Provide walkways at least 8 feet in width for any aisle length that is greater
than 150 parking spaces or 200 feet away from the main building entrance;
);> Exterior building walls shall demonstrate the appearance of high quality
materials of stone, brick, wood, or other native materials (acceptable materials
Exhibit B
include tinted or textured masonry block, textured masonry block, textured
architectural coated concrete panels, or stucco or stucco like synthetic materials
_ smooth faced concrete block, tilt-up concrete panels, or prefabricated steel
panels are prohibited except as accent materials;
>> The building design shall incorporate at least 2 changes in one or a combination
of the following: color, texture and materials;
>> Rooflines shall demonstrate 2 or more of the following: overhanging eaves,
sloped roofs, two or more roof planes, varying parapet heights, and cornices;
>> The primary building entrances shall be clearly defined by the architectural
design of the building.
>> A Conditional Use Permit for the multi-family portion of this development shall
be submitted prior to submitting for final plat approval on that area.
1.2 PRELIMINARY PLAT - SITE SPECIFIC REQUIREMENTS
1.2.1 The preliminary plat and conceptual site plan labeled as Sheets 1, 2, 3, and 4 of 7, prepared by
Stanley Consultants, Inc., dated March 5, 2007, is approved, with the conditions listed herein.
1.2.2 The landscape plan, labeled as Sheet 1 of 1, prepared by Stanley Consultants, Inc., dated March
22, 2007, is approved with the following modifications/comments (NOTE: The internal
landscaping has not been reviewed and is not approved with this plat. Intema1landscaping will be
subject to compliance with the UDC during the CZC review. Perimeter and landscaping adjacent
to streets shall be completed as part of the platting process):
a. Landscaping must be installed on this site in accordance with the standards listed in UDC
ll-3B, Landscaping Requirements.
b. A 35-foot wide street buffer is required along Eagle Road, an entryway corridor in
accordance with the standards listed in UDC ll-3B-7, Landscape Buffers along Streets.
c. A 25-foot wide street buffer is required along E. Fairview Avenue, Pine Avenue and N.
Locust Grove Road, and any other street(s) classified as an arterial street, landscaped in
accordance with the standards listed in UDC ll-3B-7, Landscape Buffers along Streets.
d. A 20-foot wide street buffer is required along all collector streets, landscaped in
accordance with the standards listed in UDC 11-3B-7, Landscape Buffers along Streets.
e. A 10-foot wide street buffer is required along all local streets, landscaped in accordance
with the standards listed in UDC 11-3B-7, Landscape Buffers along Streets.
f. A 25-foot wide buffer to residential uses is required in accordance with the standards
listed in UDC 11-3B-9C, Landscape Buffer to Adjoining Uses.
g. Internal parking lot landscaping is required upon development of each lot in accordance
with the standards listed in UDC 11-3B-8, Parking Lot Landscaping.
h. Per UDC ll-3B-IO, the applicant should work with the City Arborist, Elroy Huff, on
designing, adopting, and implementing a protection and mitigation plan for the existing
trees on site.
i. A written certificate of completion should be prepared by the landscape architect,
designer, or qualified nurseryman responsible for the landscape plan and submitted to the
Planning Department prior to issuance of any Certificate of Occupancies for this site. All
standards of installation should apply as listed in UDC 11-3B-14.
Exhibit B
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. The preceding modifications and notes should be shown on a revised landscape
plan submitted with the final plat applications, the Certificate of Zoning Compliance and
Conditional Use Permit application.
1.2.3 Construct 10-foot multi-use pathways within this development in accordance with the standards
listed in the Meridian Pathways Master Plan and the conceptual locations depicted on the
Pathways Plan shown in Exhibit A.4 of this report and per the text in the Pathways Plan as
follows: 1) The pathway shown on the Pathways Plan (Settlers Creek Pathway, Locust Grove-
Treasure Valley RWT) along the northwest portion of the site on the north side of the multi.
family portion of the development is planned to be located "on either the north or south side of
the Settlers Canal where it will eventually connect with a short existing segment of pathway
before continuing east as a proposed pathway. Where the Flume Canal disappears the pathway
heads south to connect to the Treasure Valley RWT." Because there is an existing segment of
pathway along the north side of Settlers Canal on the H2NR LLC & Paddington Subdivision
HOA properties, Staff believes that the pathway should continue to Locust Grove along the north
side of the Settlers Canal and be constructed upon development of the Leonard property
(R7l04253800). The Applicant shall connect to the existing segment of pathway and extend
the pathway on the north side of the Flume Canal to the east property boundary. The
pathway should then extend south along the west side of Machine Avenue then cross
Machine and run along the Snyder Lateral to the south property boundary for future
connection to the Treasure Valley RWT. 2) The pathway shown on the Pathways Plan
(Meridian Loop Pathway, Franklin-Fairview) is planned to extend from the Treasure Valley RWT
and head north along Nola Road and then northeast to the signal at Hickory Way and Fairview.
The Applicant should construct the pathway along the east side of Nola Road along the west
property boundary, north across Pine Avenue, then east along the north side of Pine
Avenue and north along the west side of Pine bridge Avenue. Where the pathway meets the
pathway required along the Flume Canal, the pathway should cross Pinebridge and extend
north along the east side of Pinebridge and stub to the Cortabitarte property at the
northeast corner of the site for future extension as shown on the plan in Exhibit A. The
multi-use pathways in each phase of the development shall be constructed prior to signature
on the final plat of each phase.
1.2.4 A Conditional Use Permit is required for the multi-family residential portion of the development
depicted on the conceptual site plan. All future structures shall comply with the architectural
standards listed in UDC 11-4-3.27E for multi-family developments. A Certificate of Zoning
Compliance (Czq is required for each building within this development prior to issuance of a
building permit. Development of the site shall substantially comply with the conceptual
development plan submitted with this application. NOTE: A CZC application mav include
multiple/all multi-family units within the development.
1.2.5 All structures proposed within the development that exceed 200,000 square feet or that are
located on an entryway corridor (Eagle Road), shall be required to obtain design review approval
and comply with the design standards listed in UDC 11-3A-19C. Further, all structures located
adjacent to Fairview Avenue, Pinebridge Avenue, and Pine Avenue shall also be required to
comply with the afore-mentioned design review standards.
1.2.6 Cross access easements and driveway stubs shall be provided to the following parcels:
R7104250004 (Cortabitarte, at the east boundary); R7104251802 (Belair Leasing, Inc., at the
west boundary); R2333350010 (Elliott Group, LLC, at the west boundary); and R2333350020
(H2NR, LLC, at the west boundary). A cross-access agreement shall be recorded granting cross-
Exhibit B
access to these parcels via a note on the plat or a separate agreement. A cross access easement
shall also be recorded for all lots within this subdivision that share drive aisles.
1.2.7 All signage for the site requires approval of a sign permit. All signage must comply with UDC
ll-3D-81 and 11-3D-10, Table 2, for subdivision identification signs.
1.2.8 If permanent perimeter fencing is not constructed on the site, temporary fencing to contain debris
during construction shall be installed around the site prior to release of building permits.
1.2.9 Underground, pressurized irrigation must be provided to all lots within this development.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains in Locust
Grove Road. The applicant shall install all mains to and through this development; 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 Locust Grove Road. The
applicant shall be responsible to install water mains to and through this development, coordinate
main size and routing with Public Works.
2.3 A water stub to the east shall be provided to allow for a future looped system, it shall be covered
by a standard City of Meridian easement.
2.4 Prior to any excavation or improvements within this development that applicant shall submit a
Flood Plain Development Permit and comply with all conditions of the same.
2.5 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being fmalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
2.6 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).
2.7 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 ofthe 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 ofthis 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.
2.8 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 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 final plat by the City Engineer.
2.9 All existing structures not meeting setbacks or the dimensional standards of the UDC shall be
removed prior to building permits being released.
Exhibit B
2.10 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.
2.11 Any meter tiles located in common driveways shall be upgraded to traffic rated materials per City
of Meridian Standard Specifications.
2.12 As proposed, additional width to the public utilities, drainage and irrigation easement along the
right-of way shall be dedicated where the sidewalk is located past the right-of-way. The
additional width needs to be sufficient to allow for 10 feet of easement past the sidewalk.
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 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 plan approval. If lateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer.
2.15 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, and the road base approved, prior to applying for building permits.
2.16 All development improvements, including but not limited to sewer, water, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.17 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to issuance of building
permits.
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 l.foot above.
2.24 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. Height for 100 watt fixtures is 25-feet, height for 250 watt fixtures
is 30-feet. All streetlights shall be installed at subdivider's expense. Typical locations are at street
intersections and/or fire hydrants. Final design locations and quantity are determined after power
designs are completed by Idaho Power Company. The street light contractor shall obtain design
Exhibit B
and permit from the Public Works 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 fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 'll" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on comers when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.3 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required
to have an approved turn around. Phasing of the project may require a temporary approved turn
around on streets greater than 150' in length with no outlet.
3.4 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
3.5 All conunon driveways shall be straight or have a turning radius of 28' inside and 48' outside and
shall have a clear driving surface which is 20' wide.
3.6 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
3.7 Building setbacks shall be per the International Building Code for one and two story construction.
3.8 The roadways shall be built to Ada County Highway Standards cross section requirements and
shall have a clear driving surface. Streets with less than a 29' street width shall have no parking.
Streets with less than 33' shall have parking only on one side. These measurements shall be
based on the back of curb dimension. The roadway shall be able to accommodate an imposed
load of 75,000 GVW.
3.9 Conunercial and office occupancies will require a fire-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.10 The offIcelconunercial lots will have an unknown transient population and will have an unknown
impact on Meridian Fire Department call volumes. The Meridian Fire Department has experienced
2612 responses in the year 2004. According to a report completed by Fire & Emergency Services
Consulting Group our requests for service are projected to reach 2800 in the year 2005 and 3800 by
the year 2010.
3.11 The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and effIcient
response by fire and emergency medical service vehicles. This cost of this installation is to be
borne by the developer.
3.12 Maintain a separation of 5' from the building to the dumpster enclosure.
Exhibit B
3.13 The applicant shall work with Planning Department staff to provide an address identification plan
and a sign which meets the requirements of the City of Meridian sign ordinance at the required
intersection(s ).
3.14 The Fire Dept. has concerns about the addressing of the existing house and the address being visible
from the street which the project is addressed off of. Please contact the Addressing Specialist at
898-5500 to address this concern prior to the public hearing.
3.15 All aspects of the building systems (including exiting systems), processes & storage practices shall
be required to comply with the International Fire Code.
3.16 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.
3.17 Provide exterior egress lighting as required by the International Building & Fire Codes.
3.18 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped
throughout with an approved automatic sprinkler system installed in accordance with Section
903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m).
b. For buildings equipped throughout with an approved automatic sprinkler system
installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement
shall be 600 feet (183 m).
3.19 All R-2 occupancies with 3 or more units shall be required to be fire sprinklered.
3.20 There shall be a fire hydrant within 100' of all fire department connections.
3.21 Buildings over 30' in height are required to have access roads in accordance with The
International Fire Code Appendix D Section DI05.
3.22 Emergency response routes and fire lanes shall not be allowed to have speed bumps.
3.23 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.
3.24 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)
3.25 Connect E. Commercial Street to Machine Avenue on the east side ofN. Machine Avenue.
3.26 The Pinebridge/Fairview intersection access point should be a right-inlright-out only.
3.27 Lot 1, Block 17 may have limited visibility and access points prohibit driveways on curves.
3.28 No access points should be allowed to/from Eagle Road.
Exhibit B
4. POLICE DEPARTMENT
4.1 Prior to release of building pennits, the applicant shall submit a parking plan for all off~street
parking in the multi-family development to the Planning and Zoning Department. All parking
spaces shall be assigned to a specific dwelling unit or for guest use. The parking space
identification shall use a different numbering system than the dwelling units.
4.2 The northleast/southlwest fa<;:ades shall include windows that look onto the parking areas and/or
other public areas.
4.3 The proposed development shall limit landscaping shrubs and bushes to species that do not
exceed two feet in height. Trees shall have a canopy of no less than six feet.
4.4 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if
solid fencing is used. All micropaths and open areas shall have adequate lighting.
4.5 The loading areas shall be separated from all public parking areas.
4.6 The Pinebridge/Fairview intersection access point should be a right~inlright-out only.
4.7 Lot 1, Block 17 may have limited visibility and access points prohibit driveways on curves.
4.8 No access points should be allowed to/from Eagle Road.
5. PARKS DEPARTMENT
5.1 The Parks Department did not submit comments on this application.
6. SANITARY SERVICE COMPANY
6.1 SSC has no comments related to this application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 SITE SPECIFIC CONDITIONS OF APPROVAL
7.1.1 Dedicate 60-feet of right-of-way from the section line of Fairview Avenue abutting the parcel.
The right-of-way purchase and sale agreement and deed must be completed and signed by the
applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to
issuance of a building pennit (or other required pennits), whichever occurs first. Allow up to 30
business days to process the right-of-way dedication after receipt of all requested material. The
District will purchase the right-of-way which is in addition to existing right-of~way from
available Corridor Preservation Funds.
7.1.2 Construct the additional third travel lane of Fairview Avenue abutting the site with pavement
widening, vertical curb, and gutter. The construction of this lane is impact fee eligible and the
applicant can be reimbursed for the costs associated with the construction of the third lane.
7.1.3 Construct a 7-foot attached (or 5-foot detached) concrete sidewalk on Fairview Avenue abutting
the site.
7.1.4 Enter into a cooperative agreement with the District to dedicate the full right-of-way and
construct Pine Avenue through the site, from Eagle Road to Nola Road, as a complete 5-lane
roadway. This roadway shall be constructed as a standard 72-foot street section with vertical
curb, gutter, and 7-foot attached concrete sidewalks (or 5-foot detached) within 96~feet of right-
of-way. The complete 5-lane roadway with vertical curb and gutter are impact fee eligible
improvements. The applicant is responsible for the cost designing and constructing the sidewalk
and any landscaping improvements.
Exhibit B
7.1.5 Construct Pine Avenue at its intersection with Eagle Road as a 7-lane roadway section to mirror
the east leg of the intersection, in accordance with the submitted traffic impact study.
Reconstruct the north side of Pine Avenue abutting the Blue Cross site to achieve the mirroring of
the east leg, this will involve re.location of the existing curb, gutter, and sidewalk approximately
5 to 7 ~ feet to the north.
7.1.6 Dedicate sufficient right-of-way and construct a separate right-turn lane on the eastbound Pine
Avenue approach to Eagle Road.
7.1.7 Design, construct, and install a signal at the intersection of Pine Avenue and Hickory Avenue.
Install the conduit and poles at the time of construction. When the signal meets traffic warrants
the District will install the mast arms and signal heads. The applicant is responsible for all costs
associated with the design and construction of the signal and shall pay for the cost of all of the
signal equipment at the time the poles are installed.
7.1.8 Extend and construct Hickory Avenue south of Pine Avenue to intersect Commercial Court.
Hickory Avenue shall be constructed as a commercial roadway (40-foot street section with
vertical curb, gutter, and 5-foot concrete sidewalk) within 54-feet of right-of~way.
7.1.9 Construct one collector roadway, Shellbrook Street, to intersect Locust Grove Road centered
between the existing Shellbrook Street and Buchman Street on the west side of Locust Grove
Road to create aT-type intersection. Construct Shellbrook Street as a standard 46- foot collector
street section with vertical curb, gutter, and 5~foot detached (or 7-foot attached) concrete
sidewalk. Re-design the large extended center island within Shellbrook Street to more clearly
direct the public traffic; with the re-design there shall no longer be a public street on the northern
side of the island. Coordinate the design with District Planning Review and Traffic Services staff.
7.1.10 Comply with the District's Interim Policy for converting private roadways to public standards if
Commercial Court is intended to be converted to a public roadway.
7.1.11 Submit a detailed analysis of the proposed roundabouts for the State Street/Pinebridge Avenue
and and the Pinebridge Avenue/Pine Avenue intersections prior to design and construction of the
intersections or signature of a fmal plat. If the staff review of the analysis determines that a
roundabout is not appropriate, further analysis will be required to determine the appropriate
intersection controL
7.1.12 Construct State Avenue, Webb Avenue, Machine Avenue, and Wilson Lane as 40-foot
commercial roadways within 54-feet of right-of-way complete with vertical curb, gutter and 5-
foot concrete sidewalk.
7.1.13 Construct Pinebridge Avenue to intersect Fairview Avenue in alignment with the main driveway
for Oakbrook Plaza on the north side of Fairview Avenue, approximately 265-feet west of the
original proposaL Construct the roadway as a collector roadway with a standard 46-foot street
section with vertical curb, gutter, and 7.foot attached sidewalks within 70-feet of right-of-way.
Provide 21-foot street sections on either side of the proposed center landscape islands.
7.1.14 Construct two right-inlright-out only curb-return type driveways on Fairview Avenue, one located
at the east property line and one located at the west property line. Install a 6-inch raised concrete
median on Fairview Avenue to prevent the left-inlleft-out turning movements for these
driveways.
7.1.15 Construct the following curb return type driveways on Pine Avenue
· A right-inlright-out driveway located a minimum of 250-feet west of Eagle Road (measured
near edge to near edge). Shift this access if it is located within the required right-turn lane of
the intersection.
Exhibit B
· A full-access driveway in alignment with Rosario Street.
· A full-access driveway on the south side of Pine centered between the Pinebridge/pine
roundabout and the Pine/Newbridge intersection.
· A full.access driveway on the south side of Pine centered between the Nola/Pine intersection
and the Pine/Pinebridge roundabout.
· A full access driveway on the north side of Pine in alignment with Machine Avenue.
· A full access driveway on the north side of Pine in alignment with Newbridge Place.
7.1.16 Construct driveways on the following roadways in accordance with District policy:
· Pinebridge Avenue
· Shell brook Street
· E. State Avenue
· W ebb Avenue
· Machine Avenue
· Wilson Lane
7.1.17 Extend one stub street from the east (E. State Street) and two from the south (Webb Avenue and
Machine Avenue).
7.1.18 Construct one new stub street to the west (Wilson Lane). Provide a temporary turnaround at the
terminus of this stub street and install a sign stating that, "THIS ROAD WILL BE EXTENDED
IN THE FUTURE."
7 .1.19 Comply with all Standard Conditions of Approval.
7.2 STANDARD CONDITIONS OF AFPROV AL
7.2.1 Any existing irrigation facilities shall be relocated outside of the right.of-way.
7.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or
right.of-way.
7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.4 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 file
number) for details.
7.2.5 Comply with the District's Tree Planter Width Interim Policy.
7.2.6 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.
7.2.7 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
Exhibit B
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
7.2.8 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.
7.2.9 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.
7.2.10 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.
7.2.11 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 filled) are compromised during
any phase of construction.
7.2.12 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.
7.2.13 Any change by the applicant in the planned use ofthe 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.
8. CENTRAL DISTRICT HEAL TH DEPARTMENT
8.1 We have no objections to this proposal.
Exhibit B
C. Legal Description & Exhibit Map
DESCRIPTION FOR PINEBRIDGE
OVERALL PARCEL
December 26,2006
A PARCEL OF LAND BEING PORTIONS OF THE NW X, THE NORTH HALF
OF THE SE X AND THE NORTH HALF OF THE SW X OF SECTION 8,
TOWNSHIP 3 NORTH, RANGE 1 EAST OF THE BOISE MERIDIAN, ADA
COUNTY, IDAHO, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF SECTION 8, T. 3 N., R. 1
E., B.M., ADA COUNTY, IDAHO,
THENCE N 89034'33" E 1591.59 FEET ALONG THE NORTH LINE OF SAID
SECTION 8 TO A POINT;
THENCE S 00005'54" W 40.76 FEET TO A POINT ON THE SOUTHERLY
RIGHT OF WAY OF FAIRVIEW AVENUE, THE REAL POINT OF BEGINNING
OF THIS DESCRIPTION;
THENCE S 89059'07" E 867.33 FEET ALONG SAID SOUTHERLY RIGHT OF
WAY TO A POINT;
THENCE S 00004'24" W 1102.70 FEET TO A POINT;
THENCE N 89036'25" E 193.77 FEET TO A POINT ON THE EAST LINE OF
THE NW % OF SAID SECTION 8;
THENCE S 00004'01" W 1502.84 FEET TO THE SOUTHEAST CORNER ~~F
THE NW X OF SAID SECTION 8;
~-~~_.__.......-~-
THENCE S 00005'17" W 45.00 FEET ALONG THE WEST LINE OF THE SE %
TO A POINT ON THE SOUTHERLY RIGHT OF WAY OF PINE AVENUE;
ALONG THE SOUTHERLY RIGHT OF WAY OF PINE AVENUE THE
FOLLOWING:
THENCE N 89039'03" E 330.64 FEET TO A POINT OF CURVATURE;
THENCE 164.20 FEET ALONG A CURVE TO THE RIGHT, SAID CURVE
HAVING A RADIUS OF 444.28 FEET, A DELTA ANGLE OF 21010'34", A
TANGENT OF 83.05 FEET AND A CHORD BEARING OF N 79003'46" E 163.27
FEET TO A POINT OF TANGENCEY;
19642-0VERALLP ARCEL
Exhibit C
Exhibit C
THENCE N 00020'57" W 15.00 FEET TO A POINT;
THENCE N 89039'03" E 1683.48 FEET TO A POINT;
THENCE S 00020'57" E 33.00 FEET TO A POINT;
THENCE N 89039'03" E 353.77 FEET TO A POINT;
THENCE S 44022'51" E 22.68 FEET TO A POINT ON THE WESTERLY RIGHT
OF WAY OF EAGLE ROAD;
LEAVING SAID SOUTHERLY RIGHT OF WAY OF PINE AVENUE AND ALONG
THE WESTERLY RIGHT OF WAY OF EAGLE ROAD THE FOLLOWING:
THENCE S 01002'07" W 770.98 FEET TO A POINT;
THENCE S 71010'34" W 74.43 FEET TO A POINT;
THENCE S 01002'07" W 50.00 FEET TO A POINT;
THENCE S 69031'00" E 13,77 FEET TO A POINT;
lEAVING SAID WESTERLY RIGHT OF WAY OF EAGLE ROAD:
THENCE N 88055'23" W 2423.39 FEET TO A POINT;
THENCE N 00005'17" E 97.08 FEET TO A POINT;
THENCE N 89055'00" W 13.46 FEET TO A POINT;
THENCE N 44054'55" W 42.49 FEET TO A POINT:
THENCE N 00005'17" E 48.11 FEET TO A POINT;
THENCE N 89055'00" W 6.50 FEET TO A POINT ON THE WEST LINE OF THE
SE y.j OF SAID SECTION 8;
THENCE N 00005'17" E 0.31 FEET TO A POINT:
THENCE S 89038'12" W 1329.04 FEET TO A POINT;
THENCE N 00001 '11" E 331.21 FEET TO A POINT:
THENCE S 89038'43" W 657.47 FEET TO A POINT;
19642-QVERALLP ARCEL
Exhibit C
THENCE N 00000'36" E 331.45 FEET TO A POINT ON THE SOUTH LINE OF
THE NW 1,{ OF SAID SECTION 8;
THENCE N 89038'58" E 25.01 FEET TO A POINT;
THENCE N 00000'36" E 810.68 FEET TO A POINT;
THENCE N 89059'33" W 662.38 FEET TO A POINT ON THE EASTERLY RIGHT
OF WAY OF LOCUST GROVE ROAD;
THENCE N 00000'16" E 670.41 FEET ALONG SAID RIGHT OF WAY TO A
POINT;
THENCE S 89059'39" E 483.27 FEET TO A POINT;
THENCE S 55051'09" E 314.44 FEET TO A POINT;
THENCE S 65046'37" E 588.99 FEET TO A POINT;
THENCE S 68024'37" E 195.54 FEET TO A POINT;
THENCE N 00009'39" E 1189.46 FEET TO A POINT;
THENCE N 89053'28" E 100.03 FEET TO A POINT;
THENCE N 00005'54" E 435.78 FEET TO THE REAL POINT OF BEGINNING.
SAID PARCEL CONTAINING 169.80 ACRES MORE OR LESS.
THIS PARCEL IS SUBJECT TO ALL EXISTING EASEMENTS AND RIGHTS OF
WAY.
MICHAEL E. MARKS, PLS NO. 4998
Revl~OV"""
BY~~",~_
MERIDIAN PUBLIC
IIVORKS DEPT.
19642-0VERALLP ARCEL
0'
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CO
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2500'
&9'59'39"E
I ^ 483.27'
.0' ~
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'265;>58"
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193.77'
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7,396,686 sq.ft.
169.80 ceres
2S.0"
26~9.67
CENTER 1/4 CORNER. 490.79'
1962,36'
SOO'OS'l7"W
4S.00'
330.64'
S89'38' 43"W
657n'lL~ ~
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S89'38'12"W 1329.04' 0.31
PINEBRIDGE OVERALL
PARCEL LEGAL
I DESCRIPTION EXHIBIT
I
. I LOCA TED IN SECTION 8, T.3 N., R.1 E., 8.M.
9 --L M[~RIDIAN, ADA COUNTY, IDAHO
i DRAWN MEM . DATE: 12/15/06 I SCALE: 1 :400
<.>
@
Exhibit C
~
Stanley Consultants file
1940 S. BONITO WAY
I . SUITE 140
LMERIDIAN, 10AHO 83642
208-288--0573
--------
JOB NO. 19642
I
"'" I
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Exhibit C
os
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193,77'
EXHIBIT "e"
S 89'57'11" W
2644,03'
'--
OS 04
.__._~
OSIO~
~
N t~
f
--'-
----
F AIRVIEW A VENUF
~ LINE TADLE
LI~E- L ENGT~
l-1 13 46
l-2 4249
~L-3 6S0
I~ L-4 - 33001
L L-S .1sool
BlARING
NS'J'S:,'OO"W
N44'S4'S5"W
N89'S5'OO"W
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NOO'20'57.~W
c-'
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00
c
r-.
CURVE TABLE
CU~ENGTHl~!\DIUSI . D~LTA-ITANGENT CHOI'![)~~INGrcHORD_
C1 16~1.7.0' I 44428' L---1l:lQKI83,05' S 79'0,3'46" ~3.27'
"~~-~"-
o
1~
w
'-,
/j
500'05 '1 j" W
45.00'
S 89'39'03" 'Iv ' 261502'
PINE ^ VENUE
4407~;'
osl09
11-1/1 COR ER
L5
168348'
L 4-""'" 353.77'
S44"22'~1'E
226S'
..;.
N
C1
'''1
:I'~
~ ~.
-, '" NOO'OS'1TE
4811'
CVERAI_l PARCEL
7,396,6S6 sq. It.
1(;9.S0 ceres
S
r---.... .c()" .-;
"O,~~ ]
N . \'":-..!
pi g
~l
NOO'OS'17"E
97.0S'
NSS'SS'23"W
242339'
S7nO'34"W
744.3
S01"02'OTw
50.00'
"
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c<
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~9;1 'OO"E /5:1
13.77 /:?
s 88'57'53" f. -----./' ~ .
12702' - 08~89
17 16
I~
I Stanley Consultants INC.
I 1940 S BONITO WAY
l SUi'll 140
MERIDIAN, IDAHO 8:0642
208 -288-0573
JOB NO, 19642
PINEBRIDGE OVERALL
PARCEL LEGAL
DESCRIPTION EXHIBIT
LOCATED IN SECTION 8, T.] N., R.1 E., 8.M.
MERIDIAN, ADA COUNTY. IDAHO
DATE; 12/15/06 -'SCALE: 1=400
Exhibit C
DESCRIPTION FOR PINEBRIDGE
ANNEXATION PARCEL 1
December 26,2006
A PARCEL OF LAND BEING A PORTION OF THE NW v.; , OF SECTION 8,
TOWNSHIP 3 NORTH, RANGE 1 EAST OF THE BOISE MERIDIAN, ADA
COUNTY, IDAHO. BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF SECTION 8, T. 3 N., R. 1
E., 8.M., ADA COUNTY, IDAHO,
THENCE N 89.34'33" E 1591.59 FEET ALONG THE NORTH LINE OF SAID
SECTION 8 TO THE REAL POINT OF BEGINNING OF THIS DESCRIPTION;
THENCE N 89.34'33" E 191.60 FEET ALONG SAID NORTH LINE TO A POINT;
THENCE S 00.02'34" W 325.02 FEET TO A POINT;
THENCE N 89.34'33" E 95.00 FEET TO A POINT;
THENCE N 00.02'34" E 325.02 FEET TO A POINT ON THE NORTH LINE OF
SAID SECTION 8;
THENCE N 89.34'33" E 580.75 FEET ALONG SAID NORTH LINE TO A POINT;
THENCE S 00.04'24" W 1150.10 FEET TO A POINT;
THENCE N 89.36'25" E 193.77 FEET TO A POINT ON THE EAST LINE OF
THE NW v.; OF SAID SECTION 8;
THENCE S 00.04'01" W 622.51 FEET ALONG SAID EAST LINE TO A POINT;
THENCE S 88.13'39" W 847.84 FEET TO A POINT;
THENCE N 68.24'37" W 321.74 FEET TO A POINT;
THENCE S 00.02'44" E 829.49 FEET TO A POINT;
THENCE S 89.38'58" W 817.40 FEET TO A POINT;
THENCE N 00.00'36" E 660.67 FEET TO A POINT;
19642-ANNEXATION PARCEL 1
Exhibit C
THENCE N 89059'33" W 687.38 FEET TO A POINT ON THE WEST LINE OF
THE NW Y4 OF SAID SECTION 8:
THENCE N 00000'16" E 670.41 FEET ALONG SAID WEST LINE TO A POINT;
THENCE S 89059'39" E 508.27 FEET TO A POINT;
THENCE S 55051'09" E 314.44 FEET TO A POINT;
THENCE S 65046'37" E 588.99 FEET TO A POINT;
THENCE S 68024'37" E 195.54 FEET TO A POI NT;
THENCE N 00009'39" E 1189.46 FEET TO A POINT;
THENCE N 89053'28" E 100.03 FEET TO A POINT;
THENCE N 00005'54" E 476.54 FEET TO THE REAL POINT OF BEGINNING.
SAID PARCEL CONTAINING 69.47 ACRES MORE OR LESS.
THIS PARCEL IS SUBJECT TO ALL EXISTING EASEMENTS AND RIGHTS OF
WAY.
N.~~
'^H,IDIAtJ PUBLIC
... V,'~.RKS DEFT.
MICHAEL E. MARKS, PLS NO. 4998
19642.ANNEXA TTON PARCEL 1
EXHIBIT "B"
06 05
07~
S S9'34'33" W
2652.58' 1/4 CORNER
tAIRVIEW AVENUE 05
t) .191.6; ~ 58075' ~8
~:, !'l ~ NOO"02'JU 'I :
Pie"'" 32502 '"
8 ..;t 0
Z tIJ NS9'34'J4"E 1 ~I
95.00 ~Io -
N _
Na9'53'2a"E :..,- 0 I
o l/} ~
1000Y- is ;:: 0
tIJ I ~
I
ANNEXATION PARCEL 1
3,025,929 sq. It.
69.46 acres
- 159i:'S9' -
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, 508.27'
01-:-
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817,40'
~ N~'J~'~E_ . _ _ , _ _ . _ _ . _ _ . _ _
07 08 687.31'
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N89'36'25"E
193.77'
,?;;
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RE:V~~ROVAL. :g I
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~ERIOIAN PUBLIC
, WORKS DEPT,
~
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8 REVISIONS
~
~
PINEBRIDGE ANNEXATION
PARCEL ONE (1)
LEGAL DESCRIPTION EXHIBIT
LOCATED IN SECTION 8. T.3 N.. R.1 E..
MERIDIAN. ADA COUNTY, IDAHO
DATE; 12/15/06 /SCALE:
8.M.
~
Stanley Consultants INL
1940 S, BONITO WAY
SUITE 140
MERIDIAN, IDAHO 83642
208-28B-0573
JOB NO. 19642
@
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NTS
Exhibit C
Exhibit C
DESCRIPTION FOR PINEBRIDGE
ANNEXATION PARCEL 2
December 26, 2006
A PARCEL OF LAND BEING A PORTION OF THE SW Y4 OF SECTION 8,
TOWNSHIP 3 NORTH, RANGE 1 EAST OF THE BOISE MERIDIAN, ADA
COUNTY, IDAHO, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF THE SW Y4 OF SECTION
8 (WEST Y4 CORNER), T. 3 N., R. 1 E., 8.M., ADA COUNTY, IDAHO,
THENCE N 89038'58" E 662.30 FEET TO THE REAL POINT OF BEGINNING
OF THIS DESCRIPTION;
THENCE N 89038'58" E 1987.37 FEET TO THE NORTHEAST CORNER OF
THE SW Y4 (CENTER Y4 CORNER) OF SAID SECTION 8;
THENCE S 00"05'17" W 662.33 FEET ALONG THE EAST LINE OF SAID SW y,;
TO A POINT;
THENCE S 89"38'12" W 1329.06 FEET TO A POINT;
THENCE N 00"01'11" E 331.21 FEET TO A POINT;
THENCE S 89038'43" W 657.47 FEET TO A POINT;
THENCE N 00000'36" E 331.45 FEET TO THE REAL POINT OF BEGINNING.
SAID PARCEL CONTAINING 25.22 ACRES MORE OR LESS.
THIS PARCEL IS SUBJECT'TO ALL EXISTING EASEMENTS AND RIGHTS OF
WAY.
li:EV1l<Q 11C;,),.. ,
8Y~~l,l\lj.,\:...
...............~--.............~,-.
;,
ME7;;~i/J,N P;~iELI:
\1\, ,.KS DEP1:
19642-ANNEXATION PARCEL 2
O~
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6
EXHIBIT "c"
-'-
FAIRVlEW AVENUE
1/4 CORNER
~5
2652Sa:- ' 'r
/8
J!
i~
/~
.~
CENTER 1/4
8
d
~ 01.
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--~~
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J/~~!~II;~; ;~ti'!C
PINEBRIDGE ANNEXATION
PARCEL TWO (2)
LEGAL EXHIBIT
LOCATED IN SECTION 8, T,3 N., R.1 E., 8.M,
MERIDIAN, ADA COUNTY, IDAHO
MEM
Exhibit C
S 69'34'33" W
ANNEXA TION
PARCEL 1
--_.._..~
2649.67'
--
1987.37'
569'3S'43"W ANNEXA TION PARCEL 2
657V l'098'607 sq it
8 25 22 acres
~ d
~ ~:
." S69'38'12"W
--
- --. , J29,04'
LAYNE INDlJSTRIAL PARK
joATE: 12/15/06
1 SCALi:: 1" ~4DO'
~
Stanley Consultants INt:
1940 S, BONITO WAY
SUITE 140
MERIDIAN, IDAHO 83642
208-288-0573
1 JOB NO. 19642
f
Exhibit D
DESCRIPTION FOR PINEBRIDGE
REZONE PARCEL 1
December 26, 2006
A PARCEL OF LAND BEING A PORTION OF THE SE X OF SECTION 8,
TOWNSHIP 3 NORTH, RANGE 1 EAST OF THE BOISE MERIDIAN, ADA
COUNTY, IDAHO, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHEAST CORNER OF THE SE X (EAST X
CORNER) OF SECTION 8, T. 3 N., R. 1 E., B.M., ADA COUNTY, IDAHO,
THENCE S 89"39'03" W 440.75 FEET ALONG THE NORTH LINE OF THE SE
X TO THE REAL POINT OF BEGINNING OF THIS DESCRIPTION;
THENCE S 00"20'57" E 33.00 FEET TO A POINT ON THE SOUTHERLY RIGHT
OF WAY OF PINE AVENUE;
THENCE N 89"39'03" E 353.77 FEET ALONG SAID SOUTHERLY RIGHT OF
WAY TO A POINT;
THENCE S 44"22'51" E 22.68 FEET TO A POINT ON THE WESTERLY RIGHT
OF WAY OF EAGLE ROAD;
ALONG THE WESTERLY RIGHT OF WAY OF EAGLE ROAD THE
FOLLOWING:
THENCE S 01 "02'07" W 770.98 FEET TO A POINT;
THENCE S 71"10'34" W 74.43 FEET TO A POINT;
THENCE S 01 "02'07" W 50.00 FEET TO A POINT;
THENCE S 69"31'00" E 13.77 FEET TO A POINT;
LEAVING SAID WESTERLY RIGHT OF WAY OF EAGLE ROAD:
THENCE N 88"55'23" W 2423.39 FEET TO A POINT;
THENCE N 00"05'17" E 97.08 FEET TO A POINT;
THENCE N 89"55'00" W 13.46 FEET TO A POINT;
19642-REZONE P AReEL 1
Exhibit D
THENCE N 44054'55" W 42.49 FEET TO A POINT;
THENCE N 00005'17" E 48.11 FEET TO A POINT;
THENCE N 89055'00" W 6.50 FEET TO A POINT ON THE WEST LINE OF THE
SE % OF SAID SECTION 8;
THENCE N 00005'17" E 617.64 FEET ALONG SAID WEST LINE TO A POINT
ON THE SOUTHERLY RIGHT OF WAY OF PINE AVENUE;
ALONG THE SOUTHERLY RIGHT OF WAY OF PINE AVENUE THE
FOLLOWING:
THENCE N 89039'03" E 330.64 FEET TO A POINT OF CURVATURE;
THENCE 164.20 FEET ALONG A CURVE TO THE RIGHT, SAID CURVE
HAVING A RADIUS OF 444.28 FEET, A DELTA ANGLE OF 21010'34", A
TANGENT OF 83.05 FEET AND A CHORD BEARING OF N 79003'46" E 163.27
FEET TO A POINT ON A CURVE;
THENCE N 00020'57" W 15.00 FEET TO A POINT;
THENCE N 89039'03" E 1683.48 FEET TO THE REAL POINT OF BEGINNING
OF THIS DESCRIPTION.
SAID PARCEL CONTAINING 49.64 ACRES MORE OR LESS.
THIS PARCEL IS SUBJECT TO ALL EXISTING EASEMENTS AND RIGHTS OF
WAY.
REViEW ~'Vl<i.-.
LY_.
h;~,;,~:~~.i ;~~~,IC
19642-RBZONE PARCEL 1
'"
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Exhibit D
EXHIBIT "811
CENTER 1/4 CORNER
PINE AVENUE
N 89":39'03" E . 2615.02'
1683:48'-
NOO'20'S7"W
15.00
lj;
I~
to
REZONE PARCEL 1
2,162,334 sqft
49.64 acres
NOO'05'17"E
97.08
N88'SS'23"w
--
2423.39'
10,
o
[, CORNrn
N
t
;<E\l/En, '~'(";"
BY~~"Y1""
-----~---.._~
SOO'20'57"E
33.00'
S71'1 0' 34"W
74.4.3'
S01'02'07"W
50.00'
,. ,
J;1~/'j;; ....
NO' C'.!
E:I,t: ~ 5?
o I to
In N
Cl
<t
o
'"
S SS'S7'S3" E
127.02'
,~
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g, ~
p
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t,,nE"ID;Jdv FUBLlC.
1'.'CRi(S CfPT.
08 FRANKLIN ROAD S 89'39'17" W
9-,--,-+--,--
1/4 CORNER 2570.96'
~9
17 16
LINE
L-1
L-2
L-3
LINE TABLE
LENGTH
13.46
42.49
6.S0
BEARING
N89'SS'OO"W
N44'S4'SS"W
N89'SS'OO"W
CURVE
C1
CHORD BEARING CHORD
S 79'03'46" W 163.27'
PINEBRIDGE REZONING
PARCEL (1) LEGAL
DESCRIPTION EXHIBIT
LOCATED IN SECTION 8, T,3 N., R.l E., B.M,
MERIDIAN, ADA COUNTY, IDAHO
MEM
DATE: 12/15/06
SCALE: 1 "'400
~
Stanley Consultants INC.
1940 S. BONITO WAY
SUITE 140
MERIDIAN, IDAHO 83642
208-288-0573
JOB NO 19642
Exhibit D
DESCRIPTION FOR PINEBRIDGE
REZONE PARCEL 2
December 26, 2006
A PARCEL OF LAND BEING A PORTION OF THE NW 14, OF SECTION 8,
TOWNSHIP 3 NORTH, RANGE 1 EAST OF THE BOISE MERIDIAN, ADA
COUNTY. IDAHO, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHWEST CORNER OF THE NW X OF SECTION
8 (WEST 14 CORNER), T. 3 N., R. 1 E., B.M., ADA COUNTY,IDAHO.
THENCE N 89038'58" E 687.31 FEET ALONG THE SOUTH LINE OF THE NW
% TO THE REAL POINT OF BEGINNING OF THIS DESCRIPTION;
THENCE N 00000'36" E 150.00 FEET TO A POINT;
THENCE N 89038'58" E 81740 FEET TO A POINT;
THENCE N 00002'44" W 829.49 FEET TO A POINT;
THENCE S 68024'37" E 321.74 fEET TO A POINT;
THENCE N 88013'39" E 847.84 FEET TO A POINT ON THE EAST LINE OF
SAID NW 14;
THENCE S 00004'01" W 880.32 FEET TO THE SOUTHEAST CORNER OF
SAID NW %;
THENCE S 89038'SS" W 1962..36 fEET TO THE REAl POINT OF BEGINNING.
SAID PARCEL CONTAINING 26.03 ACRES MORE OR LESS.
THIS PARCEL IS SUBJECT TO ALL EXISTING EASEMENTS AND RIGHTS OF
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WORKS DEPT.
19642-REZONE PARCEL 2
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PINEBRIDGE REZONING
PARCEL (2) LEGAL
DESCRIPTION EXHIBIT
LOCA TED IN SECTION 8, T.3 N., R.1 E., 8,M.
MERIDIAN, ADA COUNTY, IDAHO
MEM fDATE: 12/26/06 SCALE: 1~400
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Stanley Consultants INC.
1940 S. BONITO WAY
SUITE 140
MERiDIAN, IDAHO 83642
208-288-0573
JOB NO. 19642
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D. Required Findings from Unified Development Code
1. Annexation and Rezone 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 finds that the
proposed zoning map amendment complies with the applicable provisions of the
Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, of
the Staff Report.
b. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
If the applicant enters into a development agreement with the city, Staff fmds that future
development of this property will comply with the established regulations and purpose
statement of the C-G zone.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff fmds that the proposed zoning map 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 should not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
e. The annexation is in the best of interest ofthe City (UDC 1l-5B-3.E).
If the applicant enters into a development agreement with the City, Staff finds that the
annexation of this property is in the best interest of the City as it meets the intent of the
Comprehensive Plan.
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 fmds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan. Staff generally supports the proposed plat layout, with
recommended changes, as they comply with the provisions of the Comprehensive Plan.
Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report.
b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services can be made available to accommodate the proposed
Exhibit D
Exhibit D
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
own 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 Commission and Council rely upon comments from the public
service providers (i,e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit
B, Agency Comments and Conditions, 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 Councilor Commission's
attention. ACHD considers road safety issues in their analysis. Staff recommends that
the Commission and Council reference any public testimony that may be presented to
detennine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
f. The development preserves significant natural, scenic or historic features.
Staff is unaware of any natural or scenic features on this site, However, there are
several old structures located at the corner of Nola and Pine that may be classified
as historical structures. The Applicant should address at the hearing what they
intend to do with these structures. Staff finds that the proposed development will not
result in the destruction, loss or damage of any natural or scenic feature(s) of major
importance. However, development of this property may result in the loss or
destruction of historical structures located on the site. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
detennine 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. Variance Findings:
The City Council shall apply the standards listed in Idaho Code 67-6516 and all the
findings listed in Section 11-5B-4.E of the UDC to review the variance request. In order
to grant a variance, the Council shall make the following findings:
a. The variance shall not grant a right or special privilege that is not otherwise allowed
in the district:
In addition to Pine Avenue/Street, the applicant is proposing to use two other access
points to Eagle Road. If the City Council grants the two proposed access points on Eagle
RoadlSH55, it would grant a right that is currently prohibited not only in the C-G zone
but for all new development adjacent to state highways.
Several public access points are available to this site from N, Locust Grove Road and E.
Fairview Avenue and an access point via E. Pine Avenue already exists to SH 55.
Exhibit D
Therefore, Staff does not find that the request is consistent with UDe 11-5B-4E-I and
this finding does not apply to the subject property.
b. The variance relieves an undue hardship because of characteristics of the site;
Staff finds that no physical characteristics of the site exist that demand two access points
be allowed on Eagle Road/SH55. As previously stated, the subject site has several
available public street access points that are not located on a state highway and an
existing access point to SH 55 via Pine Avenue.
c. The variance shall not be detrimental to the public health, safety, and welfare.
Staff believes that it is important to limit access points on major roads such as highways,
as their main function is to move traffic over longer distances at higher speeds. This
means separating access points on said roads so that turning movements occur at fewer
locations. Frequent access points do increase congestion. And as traffic congestion
increases, so does the likelihood oftraffic conflict and the potential for accidents.
Staff finds that granting two full access points would contribute to the current inefficient
and congested conditions on Eagle Road/SH55.