HomeMy WebLinkAboutQueenland Acres AZ-07-009CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF
LAW AND
DECISION & ORDER
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In the Matter of the Request for Annexation and Zoning of 22.67 Acres from R1 & RUT
(Ada County) to C -G (General Retail and Service Commercial), by James Prather.
Case No(s). AZ -07-009
For the City Council Hearing Dates of. August 21, 2007 and September 4, 2007 (Findings
on the September 18, 2007 City Council agenda)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of August 21, 2007,
incorporated by reference)
2. Process Facts (see attached Staff Report for the hearing date of August 21, 2007,
incorporated by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of August
21, 2007, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the
hearing date of August 21, 2007, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code
codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of
Meridian has, by ordinance, established the Impact Area and the Amended
Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002,
Resolution No. 02-382 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code §
11-5A.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ -07-009
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not
impose expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which
shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon
the applicant, the Planning Department, the Public Works Department and any affected
party requesting notice.
7. That this approval is subject to the Legal Description and the provisions of the
Development Agreement in the attached Staff Report for the hearing date of August 21,
2007, incorporated by reference. The conditions are concluded to be reasonable and the
applicant shall meet such requirements as a condition of approval of the application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and
based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
1. The applicant's Annexation request with a C -G zone as evidenced by having submitted
the Legal Description stamped by Lawrence Koerner dated April 3, 2007, is hereby
conditionally approved; and,
2. The provisions of the Development Agreement are as shown in the attached Staff
Report for the hearing date of August 21, 2007, incorporated by reference.
D. Attached: Staff Report for the hearing date of August 21, 2007.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ -07-009
By action of the City Council at its regular meeting held on the ith
s nRbey° , 2007.
COUNCIL MEMBER DAVID ZAREMBA VOTED uq Q
COUNCIL MEMBER JOE BORTON VOTED
COUNCIL MEMBER CHARLIE ROUNTREE VOTED
COUNCIL MEMBER KEITH BIRD VOTED
MAYOR TAMMY de WEERD VOTED
(TIE BREAKER)
Attest:
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Copy served upon Applicant, T' , 'tn Department, Public Works Department and City
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CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ -07-009
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
STAFF REPORT
HEARING DATE: August 21, 2007
TO: Mayor & City Council
FROM: Sonya Watters, Associate City Planner
208-884-5533
SUBJECT: Queenland Acres
• AZ -07-009
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Annexation and Zoning of 22.67 acres from Rl & RUT (Ada County) to C -G
(General Retail and Service Commercial)
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, James Prather, has applied for Annexation and Zoning of 22.67 acres from R1 & RUT
(Ada County) to C -G (General Retail and Service Commercial). The subject property is located on
the southeast corner of S. Stoddard Road and W. Overland Road. The property consists of twelve
residential lots in Queenland Acres Subdivision and one 12 acre parcel, all in Ada County. The site
contains various existing homes and associated outbuildings that will be removed upon development
of the property. This property is within the City of Meridian's Area of Impact and Urban Service
Planning Area.
The Applicant has submitted a conceptual development plan (attached in Exhibit A) that shows how
this property may develop in the future. The plan shows one 125,000+/- square foot big box retail
building, three 20,000 square foot mid-range box retail sites, two 6,000 square foot building pads, and
one 10,000 square foot building pad. The plan also shows access points to./from Stoddard Road and
Overland Road, and the extension of an existing stub street to this property from Bear Creek
Subdivision from the south.
2. SUMMARY RECOMMENDATION
Staff recommends approval of AZ -07-009, as presented in the staff report for the hearing date
of July 19, 2007, based on the Findings of Fact as listed in Exhibit D and subject to the
Development Agreement provisions proposed in Section 10.
The Meridian Planning & Zoning Commission heard this item on June 21. 2007 and Julv 19.
2007. At the public hearing on July 19, 2007 they moved to recommend approval of the subiect
AZ request to the City Council.
a. Summary of Commission Public Hearing:
i. In favor: James Prather (Owner/Applicant); Scott Stanfield (Proiect Engineer)
ii. In opposition: Jim Kouril
iii. Commenting: None
iv. Written testimony: Brian Beckley, VP of Bear Creek HOA (letter w/petition
containing 236 signatures); Scott Anders; and Aaron Neal
V. Staff presenting application: Sonya Watters
vi. Other staff commenting on application: None
b. Key Issues) of Discussion by Commission:
i. Dual landscape buffers bisected by a drive aisle along the south property
boundary adiacent to the residential homes, with a 60 foot building setback;
ii. Location of loading docks for buildings along the south property boundary;
Queenland Acres AZ -07-009 PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
iii. Requiring a block wall along the south property boundary;
iv. Restriction of uses along the southern portion of the property to only those uses
allowed in the C -N zone;
V. The extension of Alaska Street from Bear Creek Subdivision into the site
c. Key Commission Change(s) to Staff Recommendation:
i. Required a minimum 60 -foot wide separation between the residential uses along
the southern property boundary and the rear of all buildings. Within the 60 feet
a 25 -foot wide landscape buffer, then drive aisle, and an additional buffer at the
rear of the buildings is required, with an allowance for access to loading areas
for the smaller retail buildings) on the southeast portion of the site within the
60 feet;
ii. Required the applicant to replace the existing fence, with the property owners'
consent, along the southern boundary of the site with a 6 -foot tall concrete wall;
iii. Required the building pad proposed at the corner of Stoddard and Overland
Road to be situated so that parking is evenly dispersed around the front, rear
and sides of the building as shown on the concept plan or situated closer to
_Overland Road, similar to the structures depicted on the northeast portion of
the site;
iv. Did not require Alaska Street to be extended into the site as a public or non-
public street but did require Alaska to be used as an emergency access point and
pedestrian pathway into the site.
d. Outstanding Issues) for City Council:
i. ACRD and City Staff would prefer that Alaska Street be extended into the site
for vehicular use; the Commission requested that Alaska Street not be extended;
ii. Appropriate zoning designation(s) for this property.
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Queenland Acres AZ -07-009 PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
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3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to approve File Number AZ -07-
009 as presented in the staff report for the hearing date of August 21, 2007, with the following
modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number AZ -07-009 as
presented during the hearing on August 21, 2007, for the following reasons: (State specific reasons
for denial of the annexation request.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Number AZ -07-
009 to the hearing date of (insert continued hearing date here) for the following reason(s): (State
specific reason(s) for a continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
This property is generally located on the southeast corner of S. Stoddard Road and W. Overland
Road in the northeast % of Section 24, Township 3 North, Range 1 West.
Referenced as Ada County Tax Parcel Numbers: S1224120837, R7288000110, R7288000100,
R7288000091, R7288000081, R7288000071, R7288000061, R7288000051, R7288000041,
R7288000031, R7288000021, R7288000011, and R7288000001.
b. Owner:
James Prather
707 E. United Heritage Parkway, Suite 150
Meridian, Idaho 83642
c. Applicant:
Same as owner
d. Representative: James Prather (Applicant/owner)
e. Present Zoning: RI and RUT (Ada County)
Queenland Acres AZ -07-009 PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
f. Present Comprehensive Plan Designation: Commercial
g. Applicant's Statement/Justification: Please see the conceptual development plan and building
elevations (pictures) showing a few different scenarios as to how the site might be developed. The
site plan accurately shows ingress and egress on Overland and Stoddard Road (if changes are
made, they will be minor). The Applicant is willing to work with the City and Brighton
Corporation if S. Alaska Avenue (the stub street at the south boundary) needs to be extended
although the residents in Bear Creek would prefer that it not be extended. The square footage of
any building is very difficult to determine at this time; however, the bubble and site plan do show
conceptually how the applicant envisions the site developing. As of this date the Applicant does
not have a large user signed on. Without this knowledge it is difficult to determine how the rest of
the site will develop. (Please see Applicant's narrative for more information.)
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation as determined by City Ordinance. By
reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is
required before the Planning & Zoning Commission and City Council on this matter.
b. Newspaper notifications published on: June 4d', 2007 and June 18th, 2007 (Commission); July
30, 2007 and August 13, 2007 (City Council)
c. Radius notices mailed to properties within 300 feet on: May 25`h, 2007 (Commission); July 27,
2007 (City Council)
d. Applicant posted notice on site by: July 3`d, 2007 (Commission); August 6, 2007 (City Council)
6. LAND USE
a. Existing Land Use(s): Single family rural residential; agricultural
b. Description of Character of Surrounding Area: This site is surrounded by various commercial
uses (zoned C -G, C2, & I -L) to the west, north, and east, and residential homes to the south (Bear
Creek, zoned R-4).
c. Adjacent Land Use and Zoning:
1. North: Commercial property (Mountain View Equipment, Boondocks, Veterinary Clinic),
zoned C -G and C2 (Ada County)
2. East: Commercial property (future Lowe's), zoned C -G
3. South: Single-family residential (Bear Creek Subdivision), zoned R-4
4. West: Vacant (future retail) and commercial storage units, zoned C -G
d. History of Previous Actions: A portion of this property, the 12 rural residential lots, was
previously platted in Ada County as Queenland Acres Subdivision; the 12 acre portion to south
has not been previously platted.
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer: The North East portion of this project will sewer to W Overland
Road and the South plus North West portion of the project will sewer to the Black Cat
Trunk.
Location of water: Water is located in W Overland road and S Stoddard Road.
Contact City of Meridian Public Works for size and routing.
Queenland Acres AZ -07-009 PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
Issues or concerns: None
2. Vegetation: There are existing trees on the site that should be protected or mitigated for
when this site develops.
3. Floodplain: This property is not within the floodplain.
4. Canals/Ditches Irrigation: The Kennedy Lateral runs along the east boundary of this
property.
5. Hazards: Staff does not know of any hazards associated with this property
6. Proposed Zoning: C -G
7. Size of Property: 22.67 acres
f. Summary of Proposed Streets and/or Access: The conceptual development plan submitted by the
applicant shows two full access points and one right-in/right-out to/from W. Overland Road, and
two full access points to/from S. Stoddard Road. A stub street (S. Alaska Avenue) to this property
exists and is shown on the plan at the south boundary of the property from Bear Creek
Subdivision. These access points and other access issues are discussed at length in section 10 of
this report. Due to the fact that this is only an Annexation application, ACHD has not submitted
formal conditions of approval at this time. However, due to the size of this project ACHD did
submit comments on this application that are included in Exhibit B of this report.
7. COMMENTS MEETING
On June 1, 2007, Planning Staff held an agency comments meeting. The agencies and departments
present include: Meridian Fire Department, Meridian Police Department, Meridian Public Works
Department, and the Sanitary Services Company. Staff has included all comments and recommended
actions in the attached Exhibit B. Because this is only an annexation application, there are no
conditions of approval; all applicable provisions are proposed in a Development Agreement.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject property is designated on the Comprehensive Plan Future Land Use Map as
"Commercial" The Comprehensive Plan defines Commercial as: "This designation will provide a full
range of commercial and retail to serve area residents and visitors. Uses may include retail,
wholesale, service and office uses, multi -family residential, as well as appropriate public uses such as
government offices. Within this land use category, specific zones may be created to focus
commercial activities unique to their locations. These zones may include neighborhood commercial
uses focusing on specialized service for residential areas adjacent to that zone." The applicant is
requesting to rezone this property to C -G which staff believes is consistent with the Comprehensive
Plan Future Land Use Map designation for this property.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed development (staff analysis below policy in italics):
• Require that development projects have planned for the provision of all public services. (Chapter
VII, Goal III, Objective A, Action 1)
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands proposed
to be annexed in the following manner.
➢ Sanitary sewer and water service will be extended to the project at the developer's expense.
Queenland Acres AZ -07-009 PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
➢ The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire Department,
who currently shares resource and personnel with the Meridian Rural Fire Department.
➢ The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office.
Once annexed, the lands will be serviced by the Meridian Police Department (MPD).
➢ The roadways adjacent to the subject lands are currently owned and maintained by the Ada
County Highway District (ACRD). 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 and the Meridian Library District should suffer no revenue loss as a result of the
subject annexation.
• Chapter VII, Goal I, Objective B: Plan for a variety of commercial and retail opportunities within
the Impact Area.
Staff finds that the site is designated for Commercial on the Comprehensive Plan Future Land
Use Map. Staff believes that over time, a variety of commercial and retail opportunities will be
provided on this site.
• Chapter VII, Goal IV, Objective D, Action 4 - "Require appropriate landscape and buffers along
transportation corridors (setback, vegetation, low walls, berms, etc.)."
Upon development of the property, a minimum 25 foot wide landscaped street buffer will be
required along W. Overland Road, classified as a principal arterial street; a 20 -foot wide
landscaped street buffer will be required along S. Stoddard Road, classified as a collector street.
• Chapter VII, Goal IV, Objective D: Encourage appropriate land uses along transportation
corridors.
Staff believes that the proposed development is appropriate along the adjoining transportation
corridor (Overland Road). This development project will be highly visible and help to define this
area of the city.
• Chapter V, Goal III, Objective D, Action 5 - "Require all commercial businesses to install and
maintain landscaping."
The Applicant is not specifically proposing to install any landscaping with the subject annexation
application. Upon development of this site, the Applicant will be required to construct internal
and perimeter landscaping. Said landscaping must be installed prior to signature of a final plat
and/or Certificate of Occupancy of the proposed building(s) on this site.
Chapter IV, Goal I, Objective A, Action - "Permit new... commercial development only where
urban services can be reasonably provided at the time of final approval and development is
contiguous to the City."
This property is contiguous to the City and sanitary sewer and water are readily available.
• Chapter VII, Goal IV, Objective A, Action 6: Require screening and buffering of commercial and
industrial properties and residential use with transitional zoning.
Upon development of the property, a 25 foot wide land use buffer will be required along the
south boundary of the site to provide a buffer between the proposed commercial uses of the
property and the existing residences in Bear Creek Subdivision that abut the site.
9. ZONING ORDINANCE
Queenland Acres AZ -07-009 PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
a. Allowed Uses in Commercial Districts: UDC Table 11-2B-2 lists the permitted, accessory, and
conditional uses in the C -G zoning district. Retail Stores, restaurants, financial institutions, fuel
sales facility, personal & professional services, among other uses, are listed as principal permitted
uses in the C -G zone.
b. Purpose Statement of Zone: The purpose of the Commercial Districts is to provide for the retail
and service needs of the community in accord with the Meridian Comprehensive Plan. Four
Districts are designated which differ in the size and scale of commercial structures
accommodated in the district, the scale and mix of allowed commercial uses, and the location of
the district in proximity to streets and highways.
c. Dimensional standards for the C -G zoning district, per UDC Table 11-2B-3: (Applicable upon
development of the property)
Front setback ( in feet) 0
Rear setback (in feet) 0
Interior side setback (in feet) 0
Street landscape buffer (in feet)
Local
10
Collector
20
Arterial
25
Landscape buffer to residential
uses (in feet)"*
25
Maximum building height (in feet)
65
Maximum building size without
design standard approval as set
forth in 11-3A-19 insquare feet
200,000
Parking requirements
See Chapter 3 Article C OFF-STREET PARKING AND
LOADING REQUIREMENTS
Landscaping requirements
See Chapter 3 Article B LANDSCAPING REQUIREMENTS
*All setbacks shall be measured from the ultimate right-of-way for the street classification as
shown on the adopted Transportation Plan.
**minimum setback only allowed with reuse of existing residential structure.
***Where the adjacent property is vacant, the Director shall determine the adjacent property
designation based on the Comprehensive Plan designation.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
AZ Application: Please see Exhibit D for detailed analysis of the required facts and findings.
The annexation legal description submitted with the application (prepared on April 3, 2007, by
Lawrence Koerner, PLS) shows the property adjacent to the existing corporate boundary of the
City of Meridian.
Parcel Configuration: The subject 22.67 acre property consists of twelve residential lots, zoned
Rl, that were platted in Ada County as Queenland Acres Subdivision. Also included to the south
of Queenland Acres Subdivision is a 12 acre un -platted parcel in Ada County, zoned RUT. The
site currently has some existing homes and associated outbuildings on it as well as some
agricultural land. In order to subdivide this property to coincide with the proposed site layout, the
Applicant can apply for an administrative Property Boundary Adjustment (PBA) application to
relocate/remove some of the existing property lines to accommodate the future development of
this property or subdivide the property through one of the four platting processes (preliminary
Queenland Acres AZ -07-009 PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
plat, final plat, combined preliminary and final plat, or short plat) outlined in UDC 11-6B. To
configure the property through a PBA, the Applicant would need to vacate the existing easements
platted with Queenland Acres Subdivision. Although not required, Staff suggests the property be
platted through one of the methods outlined in UDC 11-6B as a "cleaner" way of creating parcels
to accommodate the development of the property.
Zoning Districts: The Applicant is requesting that the entire site be zoned C -G. The
Comprehensive Plan Future Land Use Map designates this property for commercial use. The
requested C -G zone is consistent with the land use designation for this property. However, there
are three different commercial zoning designations that are consistent with the commercial land
use designation: C -N (Neighborhood Business District); C -C (Community Business District); and
C -G (General Retail and Service Commercial District). The C -N zone allows less intense uses,
while the C -G zone allows more intense uses. The Comprehensive Plan encourages compatible
uses to minimize conflicts and maximize use of land. The Plan also supports screening and
buffering of commercial properties and residential uses with transitional zoning. The Applicant is
proposing, as required by the UDC, a 25 -foot wide land use buffer to the adjoining residences
along the entire south boundary. However, a transitional zoning district (e.g. - L -O or C -N) is not
proposed along the south boundary.
A letter and petition with 236 signatures has been submitted to the City by the Bear Creek
Homeowners Association (HOA), dated July 9, 2007, in response to this application. The letter
requests that the City Council either vote in opposition to or consider more compatible zoning
(i.e. high density residential or C -N zone) for the proposed development to provide more of a
transition in zoning between the proposed commercial uses and the existing residential properties.
In consideration of the HOA's concerns, Staff reviewed the allowed uses in both the C -N & C -G
zones contained in UDC Table 11-2B-2 and determined the following: Retail uses, restaurants,
financial institutions, and personal or professional services are examples of uses that are
permitted in both the C -N & C -G zones; fuel facilities are conditional uses in the C -N zone and
outright permitted in the C -G zone; building material, garden equipment and supplies (such as
Lowe's) is a conditional use in the C -N zone and permitted in the C -G zone; laundry & dry
cleaning is prohibited in the C -N zone and permitted in the C -G zone; and vehicle washing
facilities are a conditional use in the C -N zone and permitted in the C -G zone. Additionally, the
UDC requires that buildings over 7,500 square feet in the C -N zone comply with design standards
as listed in UDC 11-3A-19 (note: Staff is including a Development Agreement provision for all
future buildings on this site to comply with design standards because of the site's location on a
highly visible transportation corridor into the City). Further, the UDC requires a 25 -foot wide
buffer to adjoining land uses in the C -G zone and only a 20 -foot wide buffer in the C -N zone. The
Applicant is proposing retail uses on all of the buildings shown on the concept plan along the
south boundary of the site adjacent to Bear Creek Subdivision. Because retail uses are permitted
in both the C -N and C -G zones, because Staff is requiring administrative design review approval
for all future buildings on the site as required in the C -N zone for buildings over 7,500 square
feet, and because a greater buffer width to adjoining land uses is required in the C -G zone, Staff
does not believe that there is any benefit to zoning this property to C -N. However, to ensure that
future uses on this site along the south boundary are not developed in a more intense fashion than
proposed with this application or with uses that are not outright permitted in both the C -N and C-
G zones, Staff is including a provision in the Development Agreement that prohibits uses on the
southern portion of this site, south of the northernmost full access drive to/from Stoddard Road
shown on the concept plan as follows: fuel sales facilities; building material, garden equipment &
supplies; and vehicle washing facilities. Staff believes that more intense uses, such as those
mentioned, allowed in the C -G zone are appropriate along Overland Road but not appropriate as a
transitional use adjacent to the existing residences. Further, to provide a buffer between the
Queenland Acres AZ -07-009 PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
proposed commercial uses and the existing residences in Bear Creek, the Applicant must comply
with UDC 11-3B-9, Landscape Buffers to Adjoining Uses, and install a mix of evergreens and
deciduous trees, and shrubs to result in a barrier that allows trees to touch at the time of maturity.
Additionally, to enhance the buffer, Staff is requesting that a 6 -foot tall solid fence be installed
where none currently exists along the south boundary of the site and that said fence be maintained
by the Applicant Staff is including in the Development Agreement uses that are prohibited
along the southern portion of this site.
Concept Plan: The applicant submitted two conceptual site plans for this site. The first plan
(shown in Exhibit A.2) shows how the site will conceptually lay out with two large retail sites
consisting of one 12 -acre property and one 5 acre property, and two retail pads consisting of 1.5
acres and 2.5 acres, with two access points to Overland Road and 2 access points to Stoddard
Road. The second plan (shown in Exhibit A.2) shows the same general plan but includes
conceptual building footprints, parking, landscape buffers, internal access drives, and access
points to/from the site.
After carefully reviewing the conceptual site plan, Staff has identified various issues and concepts
that need to be further discussed and mitigated/conditioned for. Staff is aware that the proposed
plan is only conceptual in nature, but Staff believes that there are some concepts that are not
currently proposed that would be appropriate for this site. These additional concepts, and the ones
proposed are discussed below.
To begin, the concept plan proposes approximately 207,000 square feet of retail space consisting
of one big box retail building space and one mid-range box multi -tenant building space with three
tenant spaces along the southern portion of the site. The largest of the retail spaces is proposed to
be 125,000 square feet and is designed to house a national retailer that will "anchor" the
development. The mid-range multi -tenant building space is proposed to be 60,000 square feet and
is designed to house three tenants. Additionally, the concept plan proposes approximately 22,000
square feet of commercial pad space consisting of two 6,000 square foot pads and one 10,000
square foot pad along Overland Road. Staff is including a development agreement provision
that limits the size of buildings within this development to 15% over or under the size
shown on the concept plan.
Access: A major aspect of the concept plan is the proposed vehicular access to/from the site and
internal drive aisles and parking. Access to the site is proposed from two full access points and
one right-in/right-out access to/from Overland Road, and two full access points to/from Stoddard
Road. Additionally, a signalized full access point to Overland Road is proposed just off-site to the
east with the Lowe's development. According to ACHD's report, Overland Road is being
widened to a 5 -lane facility with bike lanes and curb, gutter, and sidewalk; Stoddard Road is a 2-3
lane roadway near the site; and the Stoddard/Overland Road intersection will be widened as part
of the Overland Road project and the intersection will be signalized. Staff does not object to the
proposed access points to/from the site; however, the Applicant should obtain approval from
ACHD for the access points shown on the concept plan.
There is an existing public stub street (Alaska Street) at the southeast corner of this site that was
constructed with Bear Creek Subdivision. This street was provided to the subject property for
inter -connectivity between Bear Creek and this commercial development. Staff is supportive of
this stub street being extended into the site. Further, Staff is supportive of the extension of Alaska
Street as a drive aisle and not a public street. Staff is concerned about creating a vehicular path
that encourages vehicles outside of this section to cut -through Bear Creek to get to the
commercial land uses along Overland Road. The configuration of the drive aisles shown on the
concept plan do not create a direct route to the full access points to Overland Road via Alaska
Street, and thus should not create a thoroughfare for cut -through traffic. To further discourage
Queenland Acres AZ -07-009 PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
cut -through traffic, Staff is in favor of installing a "local access only" sign near the Alaska Street
stub street along the south boundary.
Granting public cross -access to/from Alaska Street will allow the traveling public from Bear
Creek Subdivision to access the commercial uses on this site, and ensures that the drive aisle
cannot be closed to the public in the future. Due to the configuration of the property, a cross -
access and cross -parking agreement should be required that benefits all parcels within this
development. Additionally, a cross -access easement should be granted to the adjacent
development to the east (Lowe's) and to/from the public stub street (Alaska Street) out to
Overland Road. Staff is including Development Agreement provisions as discussed in this
section.
Parking Lot Layout: As shown on the concept plan, there are two building pads that abut
Overland Road at the northeast corner of the site and one building pad on the corner of Stoddard
& Overland that is set back approximately 90 feet from the corner. Staff is in favor of the location
of these pads as they allow for the buildings to be located close to the street with the majority of
the parking to be placed behind or at the sides of the structures, creating a better curb appeal for
the site than a sea of parking. Additionally, the internal full access drive aisles to the north and
west of the main retail building should be constructed as shown on the plan so that vehicles
pulling out of parking spaces are not backing out into the drive aisles. Staff is including
Development Agreement provisions as discussed in this section.
Site Design: This site is located in a very visible location. The importance of this location makes
quality design essential. The Applicant has submitted conceptual building elevations (photos) of
what some of the structures on this site may look like. To ensure a minimum design standard,
Staff is including a Development Agreement provision for all buildings within the
development and site improvements to be subject to administrative design review as defined
in UDC 11-3A-19. (Note the internal buildings shall not be subject to the 8 -foot wide
pedestrian pathway requirement, to the adjacent sidewalk.)
Landscaping: Although the design of this project is only conceptual, Staff believes there are
some landscape elements that should be discussed at this early stage. The following landscaping
elements should be included in the concept plan for this site and included as Development
Agreement provisions.
• The Comprehensive Plan Future Land Use Map depicts a multiuse pathway that runs
through this property from Overland Road to the stub street location at the south
boundary. A 10 -foot wide pathway shall be extended from the south boundary at Alaska
Street to the sidewalk on Overland Road. Where the multiuse pathway crosses a drive
aisle, the pathway shall be distinguished from the vehicular driving surfaces through the
use of pavers, colored or scored concrete, or bricks.
• UDC 11-2B-3 requires a 25 -foot wide landscape buffer be constructed along Overland
Road in accordance with the standards in UDC 11-3B-7. The buffer shall be located
within a common lot or a permanent easement maintained by the property owner or
business owners' association.
• UDC 11-2B-3 requires a 20 -foot wide landscape buffer be constructed along Stoddard
Road in accordance with the standards in UDC 11-3B-7. The buffer shall be located
within a common lot or a permanent easement maintained by the property owner or
business owners' association.
• UDC 11-2B-3 requires a 25 -foot wide landscape buffer between residential uses and
properties zoned C -G. This buffer should be designed and constructed in accordance with
UDC 11-3B-9 and be placed along the entire southern boundary of the site adjacent to the
existing residences in Bear Creek Subdivision.
Queenland Acres AZ -07-009 PAGE 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
• The applicant should comply with any other landscaping standards described in the UDC,
including but not limited to UDC 11-3B-8 which outlines the standards for parking lot
landscaping.
Design Standards: Because this site is located on a highly visible transportation corridor, Staff is
requesting as a provision in the DA that all structures within the development be subject to the
design standards listed in UDC 11 -3A -19C as follows:
Architectural Character:
a. Facades: Facades visible from a public street shall incorporate modulations in the
facade, roof line recesses and projections along a minimum of twenty percent (20%) of
the length of the facade.
b. Primary public entrance(s): The primary building entrance(s) shall be clearly defined
by the architectural design of the building. Windows, awnings, or arcades shall total a
minimum of thirty percent (30%) of the facade length facing a public street.
c. Roof lines: Roof design shall demonstrate two or more of the following: a)
overhanging eaves, b) sloped roofs; c) two (2) or more roof planes; d) varying parapet
heights; and e) cornices.
d. Pattern variations: At least two (2) changes in one (1) or a combination of the following
shall be incorporated into the building design: color, texture and/ materials.
e. Mechanical equipment: All ground -level and rooftop mechanical equipment shall be
screened to the height of the unit as viewed from the property line.
2. Color and materials: Exterior building walls shall demonstrate the appearance of high-
quality materials of stone, brick, wood or other native materials. Acceptable materials
include tinted or textured masonry block, textured architectural coated concrete panels,
tinted or textured masonry block, 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.
3. Parking Lots: No more than seventy percent (70%) of the off-street parking area for the
structure shall be located between the front fagade of the structure and abutting streets,
unless the principal building(s) and/or parking is/are screened from view by other
structures, landscaping and/or berms.
4. Pedestrian walkways:
a. A continuous internal pedestrian walkway that is a minimum of eight feet (8') in width
shall be provided from the perimeter sidewalk to the main building entrance. The
walkway width shall be maintained clear of any outdoor sale displays, vending
machines, or temporary structures. (This requirement shall not apply to the internal pad
sites.)
b. The internal pedestrian walkway shall be distinguished from the vehicular driving
surfaces through the use of pavers, colored or scored concrete, or bricks.
c. Walkways at least eight feet (8') in width, shall be provided for any aisle length that is
greater than one -hundred fifty (150) parking spaces or two hundred feet (200') away
from the main building entrance.
d. The walkways shall have weather protection (including but not limited to an awning or
arcade) within twenty feet (20') of all customer entrances.
Queenland Acres AZ -07-009 PAGE 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
Certificate of Zoning Compliance: The purpose of a Certificate of Zoning Compliance (CZC)
permit is to ensure that all construction, alterations and/or the establishment of a new use complies
with all of the provisions of the UDC before any work on the structure is started and/or the use is
established (UDC 11-5134A). To ensure that all of the provisions in the development agreement
(see below) are complied with, the City requires that the applicant obtain CZC approval from the
Planning Department prior to site development; all site and landscaping improvements must be
installed prior to occupancy.
Development Agreement: A Development Agreement (DA) will be required as part of annexation
of this property. Prior to annexation approval, a DA shall be entered into between the City of
Meridian, the property owner(s) at the time of annexation ordinance adoption, and the developer.
The applicant shall contact the City Attorney, Bill Nary, at 888-4433, within 6 months of City
Council approval to initiate this process. The DA shall include, at minimum, the following:
• All future uses shall not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
• All future development of the subject property shall comply with City of Meridian
ordinances in effect at the time of development.
• The applicant shall be responsible for all costs associated with sewer and water service
installation.
• Prior to issuance of a Certificate of Zoning Compliance for the first building on this
site, provide City Staff with a copy of a recorded document(s) granting vehicular cross -
access and cross -parking between the properties on this site; granting cross -access to
the adjacent development to the east (Lowe's); and granting public cross -access to/from
the stub street (Alaska Street) for the benefit of the traveling public.
• The public stub street (Alaska Street) in Bear Creek Subdivision along the south
property boundary shall be extended as a non-public street into this site. To discourage
cut -through traffic, "local access only" signs should be installed near the stub street
(Alaska Street) along the south boundary. At no time shall construction traffic associated
with the development of this site be allowed to access this site using Alaska Street.
• Access points to/from the site are limited to those shown on the concept plan unless
otherwise restricted/approved by ACHD.
• The drive aisle legs off the internal full access points to/from Overland Road and
to/from Stoddard Road, to the north and west of the main retail building, shall be
constructed as shown on the concept plan so that vehicles pulling out of parking spaces
are not backing out into the drive aisles.
• The two building pads shown on the concept plan at the northeast corner of the site
should have no parking stalls between the buildings and Overland Road.
• The building pad proposed at the corner of Stoddard & Overland should be situated so
that parking is evenly dispersed around the front, rear, and sides of the building as
shown on the concept plan.
• The applicant shall be responsible to obtain a Certificate of Zoning Compliance (CZC)
permit and administrative design review in accordance with the standards listed in UDC
11-3A-19, prior to all new construction on the subject property. (NOTE: The internal
buildings shall not be subject to the 8 -foot pedestrian walkway requirement to the
perimeter sidewalk.)
• Development of this site shall be generally consistent with the conceptual building
elevations (photos) and site plan submitted with this application. Individual buildings
within this development shall be limited to 15% over or under the sizes shown on the
Queenland Acres AZ -07-009 PAGE 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
concept plan and the minimum number of buildings allowed on the site shall be five, as
shown on the concept plan.
• The following uses shall be prohibited along the southern portion of this site, south of
the northernmost full access drive to/from Stoddard Road shown on the concept plan:
fuel sales facilities; building material, garden equipment & supplies; and vehicle
washing facilities.
• Construct a 25 -foot wide landscape buffer along Overland Road in accordance with the
standards in UDC 11-3B-7.
• Construct a 20 -foot wide landscape buffer along Stoddard Road in accordance with the
standards in UDC 11-3B-7.
• Construct a 25 -foot wide landscape buffer between residential uses and properties zoned
C -G. This buffer shall be designed and constructed in accordance with UDC 11-3B-9 and
be placed along the entire southern boundary of the site adjacent to the existing
residences in Bear Creek Subdivision.
• Construct a 6 -foot tall solid fence, where none currently exists, along the southern
boundary of the site to assist in providing a buffer to the residences in Bear Creek
Subdivision in addition to the landscaping requirements listed in UDC 11-3B-9Ca&b.
Fencing along the southern boundary shall be maintained by the Applicant.
• The applicant shall comply with all landscaping standards described in UDC 11-3B,
including but not limited to UDC 11-3B-8 which outlines the standards for parking lot
landscaping.
• Prior to issuance of the first Certificate of Occupancy, construct a multi -use pathway
from the sidewalk on the stub street at the south boundary (Alaska Street) across the site,
out to the sidewalk on Overland Road. The applicant shall design and construct the
multiuse pathway in accordance with UDC 11-3A-8 and in conjunction with the Parks
Department's standards. Additionally, where the pathway crosses drive aisles, the
pathway shall be distinguished from the vehicular driving surfaces through the use of
pavers, colored or scored concrete, or bricks (not paint).
• The trees that currently exist on this site shall be retained or mitigation shall be
provided in accordance with UDC 11-3B-10. The applicant shall work with the Parks
and Recreation Department regarding the removal or replacement of any trees on this
site.
b. Staff Recommendation: Staff recommends approval of the proposed annexation application
(AZ -07-009), subject to the Development Agreement provisions listed in Exhibit B. The
Meridian Planning & Zoning Commission heard this item on June 21. 2007 and July 19,
2007. At the public hearing on July 19. 2007 they moved to recommend approval of the
subject AZ request to the City Council. 1he Meridian City Council heard this item
August 21.2007. At the public hearing they approved the subject AZ request,
11. EXHIBITS
A. Drawings
1. Vicinity/Zoning Map
2. Conceptual Site Plans
3. Examples of Conceptual Building Elevations (photos)
B. Agency Comments
Queenland Acres AZ -07-009 PAGE 13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
1. Planning Department
2. Public Works
3. Fire Department
4. Police Department
5. Ada County Highway District
C. Legal Description & Exhibit Map
D. Required Findings from Unified Development Code
Queenland Acres AZ -07-009 PAGE 14
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
A. Drawings
1. Vicinity!Zoning Map
Exhibit A PAGE 15
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
2. Conceptual Site Plans
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
B. Agency Comments
1. PLANNING DEPARTMENT
1.1 The annexation legal description submitted with the application (prepared on April 3, 2007, by
Lawrence Koerner, PLS) shows the property adjacent to the existing corporate boundary of the
City of Meridian.
1.2 Prior to annexation ordinance approval, the applicant shall enter into a Development Agreement
with the City. Said Development Agreement shall be signed within 6 months of the City
Council's approval of this application and shall include the following provisions:
• All future uses shall not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
• All future development of the subject property shall comply with City of Meridian
ordinances in effect at the time of development.
• The applicant shall be responsible for all costs associated with sewer and water service
installation.
• Prior to issuance of a Certificate of Zoning Compliance for the first building on this
site, provide City Staff with a copy of a recorded document(s) granting vehicular cross -
access and cross -parking between the properties on this site; and granting cross -access
to the adjacent development to the east (Lowe's); and gEanting publ ^
to/ftem the stub stFeet (Alaska Street) for- the benefit of the traveling publi-e.
• The public stub street (Alaska Street) in Bear Creek Subdivision along the south
property boundary shall not be extended as a public or non-public street into this site
but shall be used as an emergency access point and pedestrian pathway into the
site. To diseeuruge- out -through tr-affie, Norm! accessopAy" signs should be installed
near- the stfeet(Alaska Street) along the south boundary-. At no time shall
construction traffic associated with the development of this site be allowed to access this
site using Alaska Street.
• Access points to/from the site are limited to those shown on the concept plan unless
otherwise restricted/approved by ACHD.
• The drive aisle legs off the internal full access points to/from Overland Road and
to/from Stoddard Road, to the north and west of the main retail building, shall be
constructed as shown on the concept plan so that vehicles pulling out of parking spaces
are not backing out into the drive aisles.
• The two building pads shown on the concept plan at the northeast corner of the site
should have no parking stalls between the buildings and Overland Road.
• The building pad proposed at the corner of Stoddard & Overland should be situated so
that parking is evenly dispersed around the front, rear, and sides of the building as shown
on the concept plan or situated closer to Overland Road, similar to the structures
depicted on the northeast portion of the site.
• Prior to issuance of the first Certificate of Occupancy, construct a multi -use pathway
from the sidewalk on the stub street at the south boundary (Alaska Street) across the site,
out to the sidewalk on at the traffic signal on Overland Road. The applicant shall design
and construct the multiuse pathway in accordance with UDC 11-3A-8 and in conjunction
with the Parks Department's standards. Additionally, where the pathway crosses drive
aisles, the pathway shall be distinguished from the vehicular driving surfaces through the
use of pavers, colored or scored concrete, or bricks (not paint).
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
• The applicant shall be responsible to obtain a Certificate of Zoning Compliance (CZC)
permit and administrative design review in accordance with the standards listed in UDC
11-3A-19, prior to all new construction on the subject property. (NOTE: The internal
buildings shall not be subject to the 8 -foot pedestrian walkway requirement to the
perimeter sidewalk.)
• Development of this site shall be generally consistent with the conceptual building
elevations (photos) and site plan submitted with this application attached in Exhibit A
of this report. Additionally, the rear elevation of the largest building proposed
along the southern boundary shall have horizontal banding and/or include of a
varietv of materials. Individual buildings within this development shall be limited to
15 % over or under the sizes shown on the concept plan except for the largest building
Dad which shall not exceed 170.000 sauare feet
,and the minimum number of
buildings allowed on the site shall be five, as sh^,..., on the concept plan. no less_ than
four and no more than six.
• The following uses shall be prohibited along the southern portion of this site, south of
the northernmost full access drive to/from Stoddard Road shown on the concept plan:
fuel sales facilities; building material, garden equipment & supplies; and vehicle
washing facilities.
• Construct a 25 -foot wide landscape buffer along Overland Road in accordance with the
standards in UDC 11-3B-7.
• Construct a 20 -foot wide landscape buffer along Stoddard Road in accordance with the
standards in UDC 11-3B-7.
• Const,..,et ., 25 feet wi a e iandseapi.0 e.. i,ewee., residential , e
r' ta pr-epeFties zoned
A 60 -foot wide separation is required between the residential lots along the
southern property boundary and the rear of all buildings. Within said 60 feet a 25 -
foot wide landscape buffer shall be constructed at the south property line, then a
drive aisle, and then an additional buffer at the rear of the buildings, with an
allowance for access to loading areas for the smaller retail buildings) on the
southeast portion of the site. Said buffer shall substantially comply with the buffer
example shown in Exhibit AA of this report. Landscape buffers shall be designed and
constructed in accordance with UDC 11-3B-9 and be .,'veva along the ent1Ye s„the
hoiindffy of the site adj eent to the existing r-esidenees in BeaF Creek ( bdi
• Oenstraet a 6 feet tall solid fenee where nene euffently exists, along the-seethem
beund Fy of the site Replace the existing fence, with the property owners' consent,
along the southern boundary of the site with a 6 -foot tall concrete wall to assist in
providing a buffer to the residences in Bear Creek Subdivision in addition to the
landscaping requirements listed in UDC 11-3B-9Ca&b. Fene:ftR along the se them
boundary shall be mairAained by the ApplieapA.
• The applicant shall comply with all landscaping standards described in UDC 11-313,
including but not limited to UDC 11-313-8 which outlines the standards for parking lot
landscaping.
• The trees that currently exist on this site shall be retained or mitigation shall be
provided in accordance with UDC 11-313-10. The applicant shall work with the Parks
and Recreation Department regarding the removal or replacement of any trees on this
site.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains in to W
overland Road and main to be installed to the Black Cat trunk. The applicant shall install mains to
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
and through this subdivision; applicant shall coordinate main size and routing with the Public
Works Department, and execute standard forms of easements for any mains that are required to
provide service. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub -
grade is less than three feet than alternate materials shall be used in conformance of City of
Meridian Public Works Departments Standard Specifications.
2.2 Water service to this site is being proposed via extension of mains in W. Overland Road, and S.
Stoddard 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 Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being finalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
2.4 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).
2.5 The applicant has not indicated who will own and operate the pressure irrigation system in this
proposed development. If it is to be maintained as a private system, plans and specifications will
be reviewed by the Public Works Department as part of the construction plan review. A "draft
copy" of the operations and maintenance manual will be required prior to plan approval with the
"final draft" being required prior to final plat signature on the last phase of this project.
If it is to be owned and maintained by an Irrigation District then a letter of plan approval shall be
submitted prior to scheduling of a pre -construction meeting.
2.6 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3A-6). The applicant should be required to use any existing surface
water for the primary source. If a surface source is not available, 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.
2.7 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.
2.8 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.
2.9 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being developed shall be tiled. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non -approval submitted to the Public Works Department prior
to plan approval. If lateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer.
2.10 A drainage plan designed by a State of Idaho licensed architect or engineer is required and shall
be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas. Storm water
treatment and disposal shall be designed in accordance with Department of Environmental
Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities
and Counties and City of Meridian standards and policies. Off-site disposal into surface water is
prohibited unless the jurisdiction which has authority over the receiving stream provides written
authorization prior to development plan approval. The applicant is responsible for filing all
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
necessary applications with the Idaho Department of Water Resources regarding Shallow
Injection Wells.
2.11 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
required improvements prior to signature on the final plat. These include but are not limited to,
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, and water.
2.12 Sewer, water, pressurized irrigation, and any life safety development improvement shall receive
final approval prior to occupancy. Other required development improvements, such as fencing,
micropaths, and landscaping may be bonded for prior to obtaining certificates of occupancy
2.13 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat.
2.14 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.
2.15 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.16 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.17 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.
2.18 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.
2.19 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3 -feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1 -foot above.
2.20 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public
residential streets. Two -hundred and fifty watt high pressure sodium streetlights, on 30' pole
shall be required on subdivision entrances and collector roadways. Design of the streetlights shall
be approved by the Public Works Department. Decorative lights require a streetlight agreement
on file with Public Works prior to activation. All streetlights shall be installed at subdivider's
expense. Typical locations are at street intersections and/or fire hydrants, and no further than
400' distance in between locations. Final design locations and quantity are determined after
power designs are completed by Idaho Power Company. The street light contractor shall obtain
approval from the Public Works Department, and permit from Building Department prior to
commencing installations.
3. FIRE DEPARTMENT
3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 %" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
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 Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
3.6 Commercial and office occupancies will require a fire -flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.7 The commercial lots lot will have an unknown transient population and will have an unknown
impact on Meridian Fire Department call volumes. The Meridian Fire Department has
experienced 2612 responses in the year 2004. According to a report completed by Fire &
Emergency Services Consulting Group our requests for service are projected to reach 2800 in the
year 2005 and 3800 by the year 2010.
3.8 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.
3.9 Maintain a separation of 5' from the building to the dumpster enclosure.
3.10 The applicant shall work with Planning Department staff to provide an address identification plan
and a sign that provides a range of addresses, which meets the requirements of the City of Meridian
sign ordinance at the required intersection(s).
3.11 All aspects of the building systems (including exiting systems), processes & storage practices shall
be required to comply with the International Fire Code.
3.12 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
3.13 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).
3.14 There shall be a fire hydrant within 100' of all fire department connections.
3.15 Buildings over 30' in height are required to have access roads in accordance with The International
Fire Code Appendix D Section D105.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
3.16 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.
3.17 Right-in/right-out turn lanes are recommended at the furthest west access point to Overland Road
shown on the conceptual site plan submitted with this application.
4. POLICE DEPARTMENT
4.1 Right-in/right-out turn lanes are recommended at the furthest west access point to Overland Road
shown on the conceptual site plan submitted with this application.
5. ADA COUNTY HIGHWAY DISTRICT
(ACHD'S REPORT IS BASED ON THE ORIGINAL CONCEPT PLAN SUBMITTED WITH THIS
APPLICATION, NOT THE PLAN ATTACHED IN EXHIBIT A, THAT ONLY SHOWS 2 FULL ACCESS
POINTS ON OVERLAND ROAD. APPROVAL OF THE ADDITIONAL RIGHT-IN/RIGHT-OUT PROPOSED
ON OVERLAND, SHOWN ON THE CONCPET PLAN ATTACHED IN EXHIBIT A, MUST BE OBTAINED
WITH PRELIMINARY PLAT OR CERTIFICATE OF ZONING COMPLIANCE APPLICATION.)
5.1 SITE SPECIFIC CONDITIONS OF APPROVAL
THIS APPLICATION IS FOR A REZONE AND ANNEXATION ONLY. UPON SUBMITTAL OF
A DEVELOPMENT APPLICA TION A CHD WILL REVIEW THE TRANSMITTED SITE PLAN
AND APPLICATION, AND LEVY FORMAL REQ UIREMENTS AT THAT TIME.
5.1.1 Widen the pavement on Stoddard Road and construct vertical curb, gutter, 7 -foot attached (or 5 -
foot detached) concrete sidewalk to one-half of a 46 -foot collector street section abutting the site.
5.1.2 Construct two full -access curb return driveways on Stoddard Road to a maximum width of 36 -
feet. The first driveway shall be located approximately 350 -feet south of the signalized
intersection with Overland Road, and the second driveway shall be located at the south property
line.
5.1.3 Construct two full -access curb return driveways on Overland Road to a maximum width of 36 -
feet. The first driveway shall be located approximately 435 -feet east of the Stoddard/Overland
intersection and in alignment with the easternmost driveway for the Mountain View Equipment
site on the north side of Overland Road. The second driveway shall be in alignment with the
private road, Blue Marlin Drive.
5.1.4 Grant a cross access easement to the adjacent development (Brighton, MCZC-07-054) to connect
the drive aisle at the signalized intersection on Overland Road to the public stub street (Alaska
Street) located at the south property line of the adjacent parcels. The easement may be circuitous
and may be for drive aisles within the parking lots of both developments. The District shall
review and approve the language of the easement prior to recording to ensure it is meeting the
intent of the Findings of this report.
5.1.5 Other than the access specifically approved with this application, direct lot access is prohibited to
Overland Road and Stoddard Road.
5.1.6 Comply with all Standard Conditions of Approval.
5.2 STANDARD CONDITIONS OF APPROVAL
5.2.1 Any existing irrigation facilities shall be relocated outside of the right-of-way.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
5.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
5.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
5.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
5.2.5 Comply with the District's Tree Planter Width Interim Policy.
5.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
5.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
5.2.8 The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
5.2.9 Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
5.2.10 Payment of applicable road impact fees are required prior to building construction. The assessed
impact fee will be based on the impact fee ordinance that is in effect at that time.
5.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
5.2.12 No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
5.2.13 Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to 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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
C. Legal Description & Exhibit Map
Untfmfled tloundurfew, /xe, dba ALS
L Land Surveying & Civil Engineering
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t�iddtnon, Id�lm 91644
208-593-611511 • 208.685-9003 Fat
ANNEXATION DESCRIPTION
TO THE CITY OF MERIDIAN
FOR
JAMES PRATHER
The following describes a Parcel of real property being a portion of the NE % of
Section 24, T_ 3 N.. R.1 W., B.M., Meridian, Ada County, Idaho, and being more
particularly described as follows -
COMMENCING at the Northeast Comer of said Section 24, marked by a Brass Cap:
Thence along the Northerly Boundary Line of the NE % of said Section 24,
North 89°46'34°West, 1309.40 feet to a point being on the Prolongation of the
Easterly Boundary Line of that Certain Parcel of Land as shown on Record of
Surrey No. 5452, filed for Record as Instrument Number 101067359, Records
of Ada County, Idaho, the POINT OF BEGINNING:
Thence leaving said Northerly Boundary Lime, and along said Easterly Boundary
Line, and it's Prolongation, South 00°45'05" West, 753.61 feet to the
Southeast Comer of said Parcel of land;
Thence leaving said Easterly Boundary Line, and its Prolongation, and along the
Southerly Boundary Line of said Parcel of Land, and it's Prolongation,
North 8946'34" West, 1310.93 feet to a point on the Westerly Boundary Line of the
NE % of said Section 24;
Thence leaving the said Southerly Boundary Line, and it's Prolongation, and along
the Westerly Boundary Line of the NE % of said Section 24, North 00051'53"
East, 753.63 feet to the Northwest Comer of the NE % of said Section 24.
Thence leaving said Westerly Boundary Line, and along the Northerly Boundary Line
of the NE % of said Section 24, South 89046'34" East,1309.44 feet to the
POINT OF BEGINNING:
Said parcel of land contains 22 67 acres more or less.
SUBJECT TOS
All easements or reservations of Record or in use being on or across the above
described parcel of land.
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APR
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Exhibit C
4/3/2007
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2007
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 2, 2006
D. Required Findings from Unified Development Code
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to zone all of the subject property to C -G. The Council finds that
the proposed zoning map amendment complies with the applicable provisions of the
Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the
Staff Report for more information.
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
No development is proposed concurrent with the zoning map amendment. The Council finds
that there are several uses that are allowed and conditionally allowed within the requested
zoning district of C -G. If the applicant complies with the conditions outlined in the
development agreement, the Council finds that the proposed commercial district will be in
compliance with the specific district regulations. The Council finds that future development
of this property should comply with the established regulations and purpose statement of the
C -G zone.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
If the applicant enters into a Development Agreement and complies with the provisions, the
Council finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. Staff recommends that the Commission and Council rely on any
oral or written testimony that may be provided when determining this finding.
d. The map amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the City including, but not
limited to, school districts; and,
The Council finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
e. The annexation is in the best of interest of the City (UDC 11 -5B -3.E).
The C -G zoning amendment will provide commercial area that is similar in nature to existing
and proposed commercial development in the vicinity. The Council finds that all essential
services are available or will be provided by the developer to the subject property and will not
require unreasonable expenditure of public funds. In accordance with the findings listed
above, the Council finds that Annexation and Zoning of this property to C -G would be
in the best interest of the City, if the applicant enters into a Development Agreement
(DA) with the City, as mentioned in Section 10 of the Staff Report.
Exhibit D