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Staff ReportCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 4, 2007 STAFF REPORT HEARING DATE: October 4, 2007 TO: Planning & Zoning Commission FROM: Sonya Watters, Associate City Planner 208-884-5533 SUBJECT: Meridian Town Center • AZ-07-012 E ~ LDIAN~-- IDAHO Annexation and Zoning of 258.39 acres from RUT & R6 (Ada County) zones to C-G (General Retail and Service Commercial) zoning district. • VAR-07-017 Variance to UDC 11-3H-4 which prohibits new approaches from directly accessing a state highway at points other than the section line road and the half mile mark between section line roads; Applicant is proposing 4 right- in/right-out access points (2 on each side of State Highway (SH) 55/Eagle Road) and 2 right-in/right-out/left-in access points (one on each side of SH 55). 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The Applicant, CenterCal Properties, LLC, has applied for Annexation and Zoning of 258.39 acres from RUT and R6 (Ada County) zones to C-G (General Retail and Service Commercial) zoning district. A Variance is also requested to UDC 11-3H-4 that prohibits new approaches from directly accessing a state highway at points other than section line roads and the half mile between section line roads. The Applicant is requesting approval for 4 right-in/right-out access points, two on each side of State Highway (SH) 55/Eagle Road and 2right-in/right-out/left-in access points, one on each side of SH 55/Eagle Road located approximately '/a of a mile north of Fairview Avenue. The applicant is also proposing to construct/re-construct a full access, signalized intersection on SH 55 located approximately '/z mile north of Fairview Avenue (River Valley Street); a Variance is not necessary for this access point as it is located at the half mile mark between section line roads as allowed by UDC 11-3H-4B2b. The Applicant has submitted a conceptual development plan (attached as Exhibit A.2) that shows how this property may develop in the future. The overall plan shows 2,607,925 square feet of building area, which consists of 1,355,775 square feet of retail area (retail, anchors, shops, & pads); 897,300 square feet of office area; and 354,850 square feet of residential area. The plan also shows access points to/from SH 55/Eagle Road and E. Fairview Avenue, the extension of Records Road through this site, the extension of E. River Valley Street from SH 55 to Records Road, and driveway connections into the site from Venture Street at the east boundary. The subject properties are located on the northeast and northwest corners of N. Eagle Road and E. Fairview Avenue. The properties consist of three parcels in Ada County. The site consists of vacant undeveloped land that is currently being used as a turf farm. This property is within the City of Meridian's Area of Impact and Urban Service Planning Area. 2. SUMMARY RECOMMENDATION Staff recommends approval of AZ-07-012 and denial of VAR-07-017, as presented in the staff report for the hearing date of October 4, 2007, based on the Findings of Fact as listed in Exhibit Meridian Town Center AZ-07-012 PAGE 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 4, 2007 D and subject to the Development Agreement provisions proposed in Section 10. The Commission is not required to make a recommendation on the Variance application. NOTE TO COMMISSION REGARDING FUTURE OWNERSHIP AND CONCEPT PLAN This is a large project with many development details yet to be resolved (e.g., Eagle Road improvements and access, exact building locations and uses, elevations, traffic impacts, timing of improvements, etc.). As you know, on large projects it is often difficult for the developer to plan for the full development of the site. You will note as you review this application that we have a fair amount of detail regarding the development at the northeast corner of the Fairview/Eagle intersection, but we have less detail in other areas. The level of detail in the concept plan is related to the future ownership of the property. Currently the property is held in common ownership between Eugene and Walter Kleiner. The applicant for the project is CenterCal properties. Eugene Kleiner will retain ownership of the 60 acres at the north east corner of the annexation site. His intent is to develop the property as a park and dedicate it to the City. The plans for the park site are still being developed and we have no details at this time. With regard to the northeast corner of Fairview/Eagle intersection, this property is under contract by CenterCal and will be the first area to develop. As was note previously, we have a fair amount of detail and certainty regarding the concept plan for this area. The remainder of the property will be held by the Walter Kleiner family. Some of the property may be developed by CenterCal, but it may be just as likely developed by another group. This being the case, the applicant has requested that Staff prepare the report by analyzing the property in three sub-areas related to such future ownership. Staff has provided unifying concepts for all three sub-areas, provided detailed recommendations on access, and proposed asquare-footage limit for the proposed office, retail and residential uses on the subject site. However, many of the other Development Agreement (DA) provisions Staff would typically include in a staff report for an annexation only request are not included herein (e.g., elevations). Staff recognizes that the market trends over time will affect how this property is developed and flexibility is necessary given the size of the development.. Staff has prepared a staff report that we believe provides adequate assurances that-this property will develop in a manner that is in the best interest of the City. Staff recommends that the Commission and Council include any additional DA provisions that maybe appropriate. 3. PROPOSED MOTIONS Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number AZ-07-012 as presented in the staff report for the hearing date of October 4, 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 Number AZ-07-012 as presented during the hearing on October 4, 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- 012 to the hearing date of (insert continued hearing date here) for the following reason(s): (State specific reason(s) for a continuance.) Meridian Town Center AZ-07-012 PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 4, 2007 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: The subject properties are generally located on the northwest and northeast corners of SH 55/N. Eagle Road and E. Fairview Avenue, in the southeast '/ of Section 5, Township 3 North, Range 1 West and the southwest'/ of Section 4, Township 3 North, Range 1 West. Referenced as Ada County Tax Parcel Numbers: 51105449011; S1104346603; and 51104438800 Although there are only three tax parcels (one on the west and two on the east), the applicant has submitted documentation from Ada County Development Services that there are four legal properties associated with the annexation (one on the west and three on the east). We have attached this documentation as an exhibit in the staff report. b. Owner: Walter Herman Kleiner and Elizabeth Kleiner 1795 N. Eagle Road/3600 E. Fairview Avenue Meridian, Idaho 83642 c. Applicant: CenterCal Properties, LLC 7455 S.W. Bridgeport Road, Ste. 205 Tigard, Oregon 97224 d. Representative: Ashley Ford, WRG Design, Inc. (Applicant's Representative) e. Present Zoning: RUT & R6 (Ada County) f. Present Comprehensive Plan Designation: Mixed Use -Regional g. Applicant's Statement/Justification: The proposed Meridian Town Center project will make the rapidly growing community of Meridian a new `center-of-gravity' for the citizens and out of town visitors alike. The initial project concept plan shows approximately 2.5 million square feet of retail, entertainment, restaurant, and office space. Meridian Town Center will offer an exceptional tenant mix and presentation to the customer anywhere to be found in the Boise metropolitan area. With the site located on the northeast and northwest corners of Eagle Road and Fairview Avenue, the development will enjoy the highest daily traffic counts to be found in the state of Idaho, exceeding 90,000 vehicles per day. At this intersection, Meridian Town Center will be well positioned to serve the strongest household demographics in the Boise region. Meridian Town Center will provide a broad selection of apparel, home goods, entertainment and restaurant opportunities, offering the discriminating shopper an experience not available in the region. Through a generous donation to the community by the Julius M. Kleiner Memorial Park Trust, Meridian Town Center will be fully integrated with a 60-acre park. (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: September 17"', 2007 and October ls`, 2007 c. Radius notices mailed to properties within 300 feet on: September 7`'', 2007 Meridian Town Center AZ-07-O12 PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 4, 2007 d. Applicant posted notice on site by: September 21, 2007 6. LAND USE a. Existing Land Use(s): The site consists of a couple of homes and several outbuildings. b. Description of Character of Surrounding Area: This site is surrounded by various commercial uses (zoned L-O, C-G, & I-L), a school (River Valley Elementary), and single-family residences. c. Adjacent Land Use and Zoning: 1. North: River Valley Elementary School, zoned R-4; offices (Stokesberry Subdivision), zoned L-O; vacant land and single-family residences, zoned RUT (Ada County); and single-family residences (Redfeather Estates Subdivision), zoned R-4. 2. East: Single-family residential (Clover Meadows Sub. & Venture Sub.), zoned RUT & R1 (Ada County); Bank, zoned C-G. 3. South: Commercial uses (Treasure Valley Business Center & Crossroads Shopping Center), zoned I-L & C-C. 4. West: Church (Capital Christian Center), zoned L-O; and Packard Estates Subdivision, zoned R-4. d. History of Previous Actions: None e. Existing Constraints and Opportunities 1. Public Works Location of sewer: N Eagle Road Location of water: N Eagle Road, Venture, Tweedlebrook, Fairview and Chateau Drive. Issues or concerns: The applicant will be responsible to supply sewer service to E Meadow Wood Drive and Venture Street. 2. Vegetation: 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 Imgation: The Downey sub-lateral runs across the northern boundary of this site. The South Slough runs across the northeast corner if the site that is east of SH 55. The Applicant will be responsible for any tiling of ditches that maybe required with development of this site. 5. Hazards: Staff does not know of any natural hazards associated with this property. 6. Proposed Zoning: C-G (General Retail and Service Commercial) 7. Size of Property: 258.39 acres Summary of Proposed Streets and/or Access: The conceptual development plan submitted by the applicant shows 4 right-in/right-out access points, two on each side of State Highway (SH) 55/Eagle Road, and 2right-in/right-out/left-in access points, one on each side of SH 55/Eagle Road located approximately 1/a of a mile north of Fairview Avenue. The applicant is also proposing to construct/re-construct a full access, signalized intersection on SH 55 located approximately 'h mile north of Fairview Avenue (River Valley Street). A variance is requested for approval of these proposed access points to SH 55. Meridian Town Center AZ-07-012 PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 4, 2007 On the portion of the site that is west of Eagle Road, the plan shows lfull-access point to Eagle Road where River Valley Street currently exists (this will be a signalized intersection), 2 right- in/right-out access points to/from Eagle Road, 1 right-in/right-out/left-in access from Eagle Road, 2 access points to/from Fairview Avenue, 2 driveway connections to the private street along the north boundary, and 1 driveway connection to River Valley Street to the north. On the portion of the site that is east of Eagle Road, the plan shows lfull-access point to Eagle Road where River Valley Street will be extended (this will be a signalized intersection), 2 right- in/right-out access points to/from Eagle Road, 1 right-in/right-out/left-in access from Eagle Road, 3 access points to/from Fairview Avenue, and 1 signalized, full-access point (Records Road) to Fairview. Records Road is proposed to be constructed from Fairview Avenue through the site to River Valley Street at the north property boundary. River Valley is then shown as connecting to Eagle Road, as a signalized intersection. Two driveway connections are proposed at the east boundary of the site to Venture Street for interconnectivity with the adjacent residential subdivision. In addition to Records Road, two driveway connections are proposed at the north boundary of the site to the proposed River Valley Street. Five driveway connections are conceptually shown to Records Road on both the west (commercial) side and east (park) side. Several internal drive aisles are proposed for access within the site. These aforementioned 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, ACRD has not submitted formal conditions of approval. However, due to the size of this project ACRD did submit comments on this application that are included in Exhibit B of this report. City Staff has been in contact with ITD and COMPASS Staff and is working with the Applicant's traffic engineer on a scope for a traffic study. Neither ITD nor COMPASS has submitted formal comments to the City on the subject project. Staff is recommending denial of the proposed access points to Eagle Road. Further, because ACRD and ITD are the road authorities for the existing and proposed public streets and highways, the Applicant must obtain approval from both agencies regarding approval of access points to Eagle Road, E. River Valley Street, Venture Street, and Fairview Avenue. Staff does not support the two driveway connections shown near the northwest corner of the site, west of Eagle Road. There is an existing public street, Chateau Drive that connects to River Valley Street through the elementary school site. Staff believes that driveway connections to/from this site should only be allowed to public streets, not private property. Staff recommends that the applicant work with the School District on making the existing private access between Chateau Drive and River Valley Street, a public street connection. NOTE: Staff has not received any comments from Valley Regional Transit (VRT) but believes there is a great opportunity to plan for bus service within or alongside this development. Staff is recommending that the Applicant contact VRT prior to the City Council meeting to see if there is any opportunity for bus shelters, bus stops, bus pull-outs, or park and ride areas in this area. 7. COMMENTS MEETING On September 14, 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 three Development Agreements. Meridian Town Center AZ-07-012 PAGE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 4, 200'7 8. COMPREHENSIVE PLAN POLICIES AND GOALS The subject site is designated `Mixed Use-Regional' on the Future Land Use Map. In Chapter VII of the Comprehensive Plan, this designation is defined in part as an area that is situated in highly visible or transitioning parts of the City where innovative and flexible design opportunities are encouraged. The MU-R designation allows for over 200,000 square feet ofnon-residential uses, residential densities ranging from 3 to 40-dwelling units per acre, mixed use neighborhood and mixed use commercial uses, as well as regional commercial uses such as entertainment and employment centers and clean industry. 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. - 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 (ACHD). 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. Stafffinds that the site is designated for a mix of uses on the Comprehensive Plan Future Land Use Map. The applicant has proposed a horizontal mix of uses including park site, retail, office, and residential. The applicant has also proposed some vertical mixed use in the CenterCal portion of the development. Staff believes that over time, a variety ofpublic recreation, commercial, retail, office, and residential uses 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 35 foot wide landscaped street buffer will be required along E. Fairview Avenue and N. Eagle Road, classified as principal arterial streets and entryway corridors. Buildings and parking will be setback from these streets at least the width of the required buffers. • Chapter VII, Goal IV, Objective D: Encourage appropriate land uses along transportation corridors. The applicant is proposing a mix ofpublic recreation, commercial and residential uses. Staff Meridian Town Center AZ-07-012 PAGE 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 4, 2007 believes that the proposed development is appropriate along the adjoining transportation corridors (Fairview Avenue & Eagle Road). The future residents in this area will have services within walking and biking distance. • 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, all commercial businesses will be required to construct internal and perimeter landscaping. Said landscaping must be installed prior to issuance of 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 N, 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 boundaries of the site that abut existing residences.Future commercial uses on the property will be required to provide screening and buffering to the existing residences, in accordance with the UDC. • Chapter VII, Goal I, Objective B, Action 5: Locate new community commercial areas on arterials or collectors near residential areas in such a way as to complernent with adjoining residential areas. The subject properties are located on the corner of two principal arterial streets on one of the busiest intersections in the State ofldaho. This makes the site an ideal place for a mixed use development. A movie theatre is proposed to be constructed in the first phase of development, which will serve the adjacent neighborhoods as well as draw in a regional customer base. Staff believes that the proposed uses transition to and integrate with the established uses in this area. Chapter VII, Goal N, Objective C, Action 10: Support a variety of residential categories (low-, medium-, and high-density single-family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the purpose of providing the City with a range of affordable housing opportunities. The proposed lifestyle center located in the middle of the project is a vertical mixed-use project with retail uses on the bottom floor with office and residential units above. Staff believes that the proposed residential units contribute to the variety of housing opportunities within the City. • 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 -Regional. As such, this property should offer over 200, 000 square feet of commercial space with uses including neighborhood commercial, commercial services and residential uses and a 60-acre park site. The proposed lifestyle center is envisioned to be a regional commercial destination that may include several housing opportunities. Meridian Town Center AZ-07-012 PAGE 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 4, 2007 • Chapter VI, Goal II, Objective A, Action 13: Review new developments for appropriate opportunities to connect to local roads and collectors in adjacent developments. Records Road/Alleys Way is a planned collector roadway just north of this site. The proposed development will connect Records Road from Fairview Avenue to River Valley Street and stub records to the north property line to connect up to Ustick Road. The applicant is proposing to access existing local roads to the east, west and north. The following are Mixed Use development standards that serve as general guidelines for development in Mixed Use areas that are applicable to the proposed development: • Where feasible, multi-family residential uses will be encouraged, especially for projects with the potential to serve as employment destination centers and when the project is adjacent to State Highways 20-26, 55, or 69. The subject property is located adjacent to SH SS. The proposed development will serve as a major employment center in this area. Multi family dwellings are shown on the concept plan on the eastern portion of this development and also centrally within the development, over shops (vertically integrated).By not restricting the number of allowed dwelling units, we have left open the possibility for additional housing units as can be supported by market demand. • Where mixed use developments are phased, a conceptual site plan for the entire mixed use area is encouraged with the development application or, depending on the scope of the development, prior to a formal development application being submitted. The Applicant has submitted a conceptual development plan with the subject AZ application showing how the property may develop in the future. Although the project will not necessarily be constructed in true phases, the property will not be developed all at once either. The first portion to be developed will be the CenterCal ownership area located on the east side of SH SS, west of the future Records Road and south of the northernmost access point shown to SH SS, generally south of River Valley Street. • In developments where multiple commercial and/or office buildings are proposed (not residential), the buildings should be arranged to create some form of common, usable area, such as a plaza or green space. The concept plan depicts off ce buildings on the northwest side of the site arranged around a large common area on the portion of the site that is west of SH SS. On the portion of the site that is east of SH SS, buildings are situated so that they surround a large plaza area. The theatre/shops site along with another building planned for shops/office also appears to include a plaza. • Where the project is developed adjacent to a low or medium density residential use, a transitional use is encouraged. Transitional uses are shown on the concept plan adjacent to low & medium density uses in the form of offices and multi family residences. Higher intense uses (retail & restaurants) are proposed internally within the development and adjacent to the transportation corridors. • A mixed use project shall include a principal use (retail, office, professional or residential) and at least one other type of land use. The proposed mixed use project consists of retail, professional off ce, residential uses, and a 60- acre public park. Meridian Town Center AZ-07-012 PAGE 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 4, 2007 • All mixed use projects shall be directly accessible to neighborhoods within the section by both vehicles and pedestrians. The concept plan shows vehicular/pedestrian connections from Venture Subdivision to the east and Packard Estates Subdivision via Chateau Drive from the west. There is existing unopened right-of--way into the future park site (northeast corner of the site). The applicant should be required to provide access to the proposed public park from Green Meadow and Meadow Wood Streets. 9. ZONING ORDINANCE a. Allowed Uses in Commercial Districts: UDC Table 11-2B-21ists the permitted, accessory, and conditional uses in the C-G zoning district. Retail Stores, restaurants, financial institutions, fuel sales facility, personal & professional services, parks, and 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: Front setback in feet 0 Rear setback in feet 0 Interior side setback in feet 0 Street landsca a buffer in feet Local 10 Collector 20 Arterial 25 Landsca a buffer to residential uses in feet "* 25 Maximum buildin hei ht in feet 65 Maximum building size without design standard a royal as set forth in 11-3A-19 ins uare feet 200,000 Parking requirements See Chapter 3 Article C OFF-STREET PARKING AND LOADING REQUIREMENTS Landsca in re uirements See Cha ter 3 ArtlCle 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. **minimwm setback only allowed with reuse of existing residential structure. ***IlVhere the adjacent property is vacant, the Director shall determine the adjacent property designation based on the Com rehensive Plan desi nation. 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation AZ Application: Please see Exhibit D for detailed analysis of the UDC required facts and findings. The annexation legal description submitted with the application (prepared on August 20, 2007, by Michael Byrns, PLS) shows the property adjacent to the existing corporate boundary of the City of Meridian. Parcel Configuration: The subject 258.39 acre site consists of three tax parcels currently in Ada County, zoned RUT & R6 that have not been previously platted. The site currently consists of Meridian Town Center AZ-07-012 PAGE 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 4, 2007 vacant undeveloped property. The Applicant is proposing to reconfigure the parcels to reflect the future ownership, as depicted in Exhibit A3. As noted previously, although there are only two tax parcels on the east side, the applicant has submitted documentation from Ada County Development Services that there are three legal properties associated with the eastern annexation area. Because the proposed DA provisions are set up to reflect this proposed parcel configuration, it is important that the applicant create these parcels prior to entering into the development agreement negotiations. Therefore, the applicant should prepare and record the necessary legal descriptions and quit claim deeds to accomplish the ownerships as depicted in Exhibit 3 prior to approval of the annexation ordinance. Although the City will have no approval authority in this matter, we ask that the applicant allow the City to review the legal descriptions prior to recordation for compliance with the proposed DA provisions. Zoning Districts: The Applicant is requesting that the entire site be zoned C-G. The Comprehensive Plan Future Land Use Map designates this property as Mixed Use -Regional. The requested C-G zone is generally consistent with the land use designation for this property. Because transitional zoning is not requested with this application, Staff is including a Development Agreement provision that only park, office, and residential uses be allowed along the boundaries of the site that are adjacent to existing residential uses, as shown on the concept plan. Concept Plan: The applicant submitted a conceptual site plan for this site showing how the property is planned to develop in the future. The overall plan shows 2,607,925 square feet of building area, which consists of 1,355,775 square feet of retail (labeled as retail, anchors, shops, restaurants, & pads); 897,300 square feet of office; 354,850 square feet of residential uses; and, a 60 acre City park site. UPDATE: On 9/27/07, the Applicant submitted a revised concept plan, dated 9/27/07 included as Exhibit A. 7; Staff prepared a memo dated 9/28/07, included as Exhibit A.9 that describes the revisions. Staff is including a provision that caps the allowable area of retail, office, and commercial uses shown on the revised concept plan with a provision that allows a change of plus or minus 20% of the square footages of any individual building shown on the concept plan. Further, residential uses should be developed on the property at a minimum total square footage of what is currently shown on the plan, not as a cap. Any retail or office use as noted on the plan may include vertically integrated residential as part of the project without modifying the DA. Staff believes that the proposed mix of uses shown on the concept plan complies with the Comprehensive Plan Future Land Use Map designation of Mixed Use -Regional for this site. The plan (attached in Exhibit A.2) shows the property divided in three phases that generally reflect the ownership patterns. It is important to note that although the Applicant has included all of the property to be annexed on the concept plan, the portion of the property owned by Walter Kleiner that encompasses the area shown as DA #2 in Exhibit A.3 will be retained by Mr. Kleiner and maybe developed at a later time by a different developer. For this reason, the Applicant (CenterCal Properties, Inc.) is not able to provide anything more than a rough concept of how this portion of the property depicted as DA #2 in Exhibit A.3 may develop in the future. For this reason, Staff has provided minimal analysis on this side of the project. Included in the proposed DA for this site is a provision that requires a subsequent concept plan be approved by the City Council, prior to construction of any buildings on this side of Eagle Road. The area shown as Phase 1lPhase 2 on the concept plan, located on the east side of Eagle Road, consists of 87.97 acres and contains 1,318,825 square feet of building area consisting of anchors, shops, pads, office, and residential uses in 29 structures. The largest of these structures consists of 180,000 square feet. The buildings in the central portion of this area are situated so that they surround a large plaza area. The area where the theatre and shops are proposed also includes a plaza. Staff supports the plaza areas shown on the concept plan as well as the drive aisles with Meridian Town Center AZ-07-012 PAGE 10 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 4, 2007 parallel parking on each side of the aisle as these driveways link the shops together and should lend a unifying feel to this development. A total of 5,065 parking spaces (standard, on-street, structured) are proposed for this portion of the site. A theatre is proposed within this area that is planned to be one of the first structures built. Residential units are proposed above some of the shops shown near the theatre location. Staff strongly supports the vertically integrated residentiaUcomrnercial uses shown on the plan. The Applicant has stated that the area shown as DA #3 in Exhibit A.3 (shown on the concept plan as part of Phase 1/Phase 2, excluding the four buildings north of the proposed right-in/right-out driveway to Eagle Road) is more of a detailed concept plan than the other areas shown as Phase 3 (east), Phase 3 (west), or the 60-acre park on the concept plan. The portion of the site shown as DA #3 is proposed to be developed first. As such, Staff has spent more time analyzing this portion of the annexation area and has provided more DA provisions for this area. The area shown as Phase 3 (west) on the concept plan, located on the west side of Eagle Road, consists of 71.99 acres and contains 956,500 square feet of building area consisting of office and retail uses in 22 structures. The largest of these structures is proposed for multi-tenant retail uses and consists of 200,000 square feet. Office uses are proposed along the west property boundary adjacent to the existing residences in Packard Estates Subdivision and along the north boundary adjacent to the school property. Staff supports the location of the office uses adjacent to existing residences as a transition to the more intense commercial uses proposed to the south. However, Staff is not supportive of fully segregating the office uses from the retail uses on this site. Structures on the northern portion of the site are arranged around a central common area for a courtyard effect. Staff strongly supports the design of this area, but recommends that some retail and/or residential land uses be added to the northern half of this site. Likewise, Staff recommends that some office and/or residential uses be added to the southern half of the proposed site (currently all the uses are shown as retail). Further, for addressing purposes, Staff recommends that anorth-south, either private or public street be constructed in this area. A total of 3,379 parking spaces are proposed for this area. The Applicant has stated that the concept plan for this area is very conceptual in nature as it will be developed at a later date by most likely a different developer. The area shown as Phase 3 (east) on the concept plan, just west of Venture Street, consists of 20.16 acres and contains 332,600 square feet of building area consisting of office and residential uses in 10 structures. Residential and office uses are proposed along the east property boundary adjacent to existing residential uses in Venture Subdivision. Staff supports the location of the office and residential uses adjacent to existing residences as a transition to the more intense commercial uses proposed to the west. A total of 1,178 parking spaces are proposed for this area. This area is also very conceptual in nature as it will also most likely be developed at a later date by a different developer. This area is included in DA#2 with the area west of Eagle Road, and the 20 acres south of River Valley Street. A 60-acre park, shown at the northeast corner of the site, is proposed to be donated to the community by the Julius M. Kleiner Memorial Park Trust. The park will serve as a buffer between the commercial development and the adjacent existing residences in Redfeather Estates Subdivision and Clover Meadows Subdivision. A section of unopened right-of--way exists that abuts the site at the east boundary of the park and the west boundary of Clover Meadows Subdivision where Green Meadow & Meadow Wood streets terminate. Either additional right- of-way should be provided for the construction of a street to link these two streets together or cul-de-sacs should be constructed on the site for turnarounds. In either case, the remaining portion of unused right-of--way, if any, should be vacated. A stub street (N. Tweedbrook Avenue) also exists at the north boundary of the park site from Redfeather Estates Subdvision. This street should be extended into this site and connected to another public street within the development or Meridian Town Center AZ-07-012 PAGE 11 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 4, 2007 a cul-de-sac for a turnaround should be provided on the park site. The Applicant should work with the Parks Department on the design and dedication of the park. Staff is very appreciative and supportive of the proposed park donation and believes that it will serve as a great amenity to this development and the community as a whole. Staff has reviewed the overall concept plan and offers the following comments: 1) Staff likes the location of the buildings proposed directly adjacent to the transportation corridors with parking to the rear and sides of the structures; Staff would like to see more structures built in these areas to screen the parking lots from adjacent streets. Specifically, one additional building should be constructed on the north side of the access drive (labeled R-2 on Exhibit A.5) on the east side of SH 55 to mirror the building shown on the south side of the access drive (provided in DA #3). Also, more structure(s) should be added adjacent to SH 55/Eagle Road, between driveways Fl and Rland/or the proposed structure (shown as anchor 7/shops R) should be located more centrally so that there is not an expanse of parking between the building and Eagle Road (provided in DA #2); 2) Staff likes the design of the buildings around the large common area shown at the northwest corner of the site, west of SH 55; the general configuration of these buildings and open area should not change, even if access to Eagle Road is not permitted (provided in DA #2); 3) Staff likes the design of the shops around the plaza area shown centrally on the east side of SH 55 and the plaza area in front of the theatre and shops; the general configuration of the plaza areas and buildings should not change in these areas. Amenities such as water features, benches, on-street parking, vertically integrated buildings, stamped concrete crosswalks, and a mix of restaurants, retail, office and residential uses should be provided as proposed (provided in DA #3); 4) Staff likes the design of the parking shown in front of the large multi-tenant retail building along the west boundary of the site, west of SH 55 (see example in Exhibit A.4); this parking concept should be incorporated into the site/parking design east of SH 55, between the stand alone pad sites along SH 55 and the lifestyle center (provided in DA #3); 5) Staff does not support the configuration of the parking spaces shown in front of buildings that are adjacent to major access driveways. Staff is concerned about traffic flows and safety if vehicles are allowed to back out into oncoming traffic; these areas, shown in Exhibit A.6 should be revised on the concept plan (provided in DA #3); 6) Staff likes the vertically integrated residential uses proposed above the shops (provided in DA #3); 7) Staff likes that office and residential uses and a park are proposed adjacent to existing residences to the east, west, and north of the site to serve as a transition to more intense commercial uses; these uses shall not change along boundaries adjacent to residential uses (provided in DA's #1, 2, and 3). 8) Staff would like to see the large multi-tenant retail building shown along the west boundary of the site, west of SH 55, shifted to the south to the edge of the buffer along Fairview. The driveway shown in this location should be shifted further to the east to accommodate the relocation of the building (provided in DA #2). Staff is including the items discussed in this section, as well as other provisions listed below, in the Development Agreements for this project. Meridian Town Center AZ-07-012 PAGE 12 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 4, 2007 Parking Lot Layout: The concept plan depicts building pads and structures located directly adjacent to SH 55/Eagle Road. Staff is in favor of the location of these pads/structures as they allow for 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 an expanse of parking. As discussed above, there are several different parking areas shown that allow vehicles to back out into main traffic access aisles from SH 55/Eagle Road and Fairview Avenue and the main drive aisles around building frontages. The parking in these areas should be constructed so that vehicles pulling out of parking spaces are not backing out into oncoming traffic. Staff is in favor of the design of the parking area shown in front of the largest retail building along the west boundary of the site, :west of SH 55 (see Exhibit A.4 for example). This concept should also be used for parking areas on the east side of SH 55 (see Exhibit A.8). If access points to SH 55 and Fairview Avenue are approved, the Applicant should submit a plan showing pedestrian and primary access drives and parking within the site. Parking spaces cannot exceed 12 in a row without an internal planter island; the concept plan shall be revised to comply with this requirement. Staff is including Development Agreement provisions as discussed in this section. Site Design: This site is located in a highly visible intersection of the City. The importance of this location makes quality design essential. The Applicant has not submitted conceptual building elevations of what the structures on this site may look like. The Applicant shall submit architectural standards for development of the subject property prior to the City Council hearing. An oral and visual presentation should be made by the Applicant at the Commission hearing. Staff believes there are benefits to designing the sites on the east and west sides of SH 55/Eagle Road with unifying concepts such as pedestrian/vehicular access, aesthetic elements, amenities, landscaping, etc. that would tie the two sites together. Because the west side of SH 55/Eagle Road will most likely be developed by a different developer, CenterCal is not able to dictate what standards would be applied to the site design of that parcel. The City, however, would like to see certain landscaping, site design, architectural standards, and access standards applied to the parcel on the west side of Eagle Road when it develops through the Development Agreement for that site as follows: access points should mirror access points approved on the east side of Eagle Road; the quantity, species of trees, and design of landscaping should generally match/mirror each other; buildings should be constructed adjacent to SH 55/Eagle Road so that a majority of the parking is located to the sides and rear of structures. To ensure a minimum design standard, Staff is including a Development Agreement provision in DA lit for all buildings within the development and site improvements to be subject to administrative design review as defined in UDC 11-3A- 19. If the location of future buildings is not generally consistent with the submitted concept plan, as determined by the Planning Director, the Applicant shall be required to get City Council approval for a Development Agreement Modification. (Note the internal buildings shall not be subject to the 8 foot wide pedestrian pathway requirement to the adjacent sidewalk.) Access: Unified Development Code 11-3H-3B prohibits direct access to state highways except at the section line roads and the half mile mark between section line roads. A major aspect of the concept plan is the proposed vehicular access to/from the site and internal drive aisles and parking. The conceptual development plan submitted by the applicant shows 4 right-in/right-out access points, two on each side of State Highway (SH) 55/Eagle Road, and 2 right-in/right- out/left-in access points, one on each side of SH 55/Eagle Road located approximately '/a of a mile north of Fairview Avenue. The applicant is also proposing to construct/re-construct a full access, signalized intersection on SH 55 located approximately '/z mile north of Fairview Meridian Town Center AZ-07-012 PAGE 13 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 4, 2007 Avenue (River Valley Street). A variance is requested for approval of these proposed access points to SH 55. On the portion of the site that is west of Eagle Road, the plan shows lfull-access point to Eagle Road where River Valley Street currently exists (this will be a signalized intersection), 2 right- in/right-out access points to/from Eagle Road, lright-in/right-out/left-in access from Eagle Road, 2 access points to/from Fairview Avenue, 2 driveway connections to the private street along the north boundary, and 1 driveway connection to River Valley Street to the north. On the portion of the site that is east of Eagle Road, the plan shows lfull-access point to Eagle Road where River Valley Street will be extended (this will be a signalized intersection), 2 right- in/right-out access points to/from Eagle Road, 1 right-in/right-out/left-in access from Eagle Road, 3 access points to/from Fairview Avenue, and 1 signalized, full-access point (Records Road) to Fairview. Records Road is proposed to be constructed from Fairview Avenue through the site to River Valley Street at the north property boundary. River Valley is then shown as connecting to Eagle Road, as a signalized intersection. The Applicant should provide access to the properties to the north from E. River Valley Street. The location of River Valley Street shall not create a "spite strip" between this property and the properties to the north. Two driveway connections are proposed at the east boundary of the site to Venture Street for interconnectivity with the adjacent residential subdivision. In addition to Records Road, two driveway connections are proposed at the north boundary of the site to the proposed River Valley Street. Five driveway connections are conceptually shown to Records Road on both the west (commercial) side and east (park) side. Several internal drive aisles are proposed for access within the site. Due to the fact that this is only an Annexation application, ACHD has not submitted formal conditions of approval. However, due to the size of this project ACHD did submit comments on this application that are included in Exhibit B of this report. City Staff has been in contact with ITD and COMPASS Staff and is working with the Applicant's traffic engineer on a scope for a traffic study. Neither ITD nor COMPASS has submitted formal comments to the City on the subject project. Staff is recommending denial of the proposed access points to Eagle Road. Further, because ACRD and ITD are the road authorities for the existing and proposed public streets and highways, the Applicant must obtain approval from both agencies regarding approval of access points to Eagle Road, E. River Valley Street, Venture Street, and Fairview Avenue. Staff does not support the two driveway connections shown. near the northwest corner of the site, west of Eagle Road. There is an existing public street, Chateau Drive that connects to River Valley Street through the elementary school site. Staff believes that driveway connections to/from this site should only be allowed to public streets, not private property. Staff recommends that the applicant work with the School District on making the existing private access between Chateau Drive and River Valley Street, a public street connection. NOTE: Staff has not received any comments from Valley Regional Transit (VRT) but believes there is a great opportunity to plan for bus service within or alongside this development. Staff is recommending that the Applicant contact VRT prior to the City Council meeting to see if there is any opportunity for bus shelters, bus stops, bus pull-outs, or park and ride areas in this area. A stub street (N. Tweedbrook Avenue) exists at the north boundary of the park site from Redfeather Estates Subdvision. This street should be extended into this site and connected to another public street within the development or a cul-de-sac for a turnaround should be provided on the park site. The Applicant should work with the Parks Department on the design and dedication of the park. Staff is very appreciative and supportive of the proposed park donation Meridian Town Center AZ-07-012 PAGE 14 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 4, 2007 and believes that it will serve as a great amenity to this development and the community as a whole. Staff does not support the configuration of the parking spaces shown in front of buildings that are adjacent to major access driveways. Staff is concerned about traffic flows and safety if vehicles are allowed to back out into oncoming traffic; these areas, shown in Exhibit A.6 should be revised on the concept plan (provided in DA #3); A cross-access and cross-parking agreement should be required that benefits all businesses within this development. Staff is including Development Agreement provisions as discussed in this section. STAR Legislation: Currently, the Applicant is in negotiations with the Idaho Transportation Department (ITD) to construct capacity improvements on Eagle Road in accordance with the STAR (State Tax Anticipation Revenue) legislation. The STAR legislation went into effect on July 1, 2007 and is a law that provides a new method of financing transportation infrastructure projects on state highways. The law provides a mechanism by which developers of retail commercial complexes provide upfront funds for certain transportation infrastructure improvements and can recoup a portion of the cost from sales and use tax revenue generated by the commercial retail complex. The developer must expend a minimum of $8 million in transportation improvements to qualify for reimbursement under the STAR law. The maximum reimbursable amount of a given project is $35 million. The developer's retail commercial complex must cost a minimum of $4 million. If ITD does not approve of the Applicant's proposal and the Applicant is not able to complete the improvements as proposed, the timeline and construction of the project maybe affected. Staff has not required the applicant use the STAR legislation, but is supportive of the applicant pursuing the improvements to Eagle Road. Any and all sections of Eagle Road that are improved by the Applicant should be done in accordance with the Eagle Road Arterial Study. These improvements include, but are not limited to: capacity improvements, drainage facilities, landscaping, medians, and lighting. If the applicant is not able to make use of the STAR legislation for all the proposed improvements, at a minimum, they should be held responsible for those improvements along the frontage of the properties noted in this annexation request. NOTE: Staff believes that the timing of access and collector road improvements is important in the orderly development of this property. Staff supports the applicant's efforts to include Records Road and River Valley Street in the STAR legislation project. In the event that Records Road and River Valley Street are not constructed under the STAR legislation provisions, staff has added appropriate provisions in the DA agreement for both The Walter Kleiner property (DA #2) and the CenterCal property (DA #3). Staff concern is that both roadways are on the Walter Kleiner property, while the initial development is on the CenterCal property. 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. • UDC 11-2B-3 requires a 35-foot wide landscape buffer be constructed along SH 55/Eagle Road and E. Fairview Avenue, both entryway comdors, 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 both sides of Records Road, a collector roadway, in accordance with the standards in UDC 11-3B-7. Meridian Town Center AZ-07-O12 PAGE 15 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 4, 2007 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 10-foot wide landscape buffer be constructed along the west side of Venture Street (and any other local commercial street) 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 10-foot wide landscape buffer be constructed along E. Chateau Drive 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 buffer to be constructed along the south side of E. River Valley Street (north side to be constructed by the adjacent property owner) 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. • A buffer shall be constructed adjacent to ali driveways within the site that are required to be constructed as public/private streets in accordance with the standards listed in UDC 11-3B-7. The width of the buffer shall be determined by the street classification in accordance with UDC 11-2B-3. 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. • UDC 11-3H-4C.3 requires aten-foot (10') multiuse pathway to be constructed within a public use easement and streetlights and landscaping consistent with the Eagle Road Comdor Study to be installed along SH 55/Eagle Road. • 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. Meridian Town Center AZ-07-012 PAGE 16 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 4, 2007 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 facade of the structure and abutting streets, unless the principal building(s) and/or parking is/aze 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. (Note: The internal buildings shall not be subject to this requirement.) 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 azcade) within twenty feet (20') of all customer entrances. NOTE: City Staff is currently working on new design standards. If additional design standards are adopted at the time of building permit submittal, the Applicant should comply with those adopted standards. 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-SB-lA). 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: Development Agreements (DA's) will be required as part of the annexation of this property. Because there are separate proposed properties and different proposed property owners involved in this development, Staff is requesting that three sepazate DA's be prepazed. As discussed under the "Parcel Configuration" section, staff recommends that the applicant create parcels to reflect the proposed DA boundaries for each ownership prior to approving the annexation ordinance. Each owner shall enter into an agreement with the City of Meridian. The applicant shall contact the City Attorney, Bill Nary, at 888-4433, within 12 months of City Council approval to initiate this process. All of the DA's and annexation ordinances need not be on the same City Council agenda. General Provisions for all Development Agreements: Meridian Town Center AZ-07-012 PAGE 17 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 4, 2007 Please see Exhibit A.3 for a reap detailing the boundaries of land that will be incorporated into each DA. Each of the DA's shall include, at nunimum, the following provisions that will guide staff in administering the concept plan over time. With regard to DA #1, these implementation standards will be in reference to an approved park plan (forthcoming). With regard to DA #2, these implementation standards will be in reference to the concept plan that staff has requested be revised (forthcoming). With regard to DA #3, the implementation standards will be in reference to the concept plan included in this report. • The Applicant shall comply with any design standards in effect at the time of building permit submittal. If the proposed location of buildings or uses is not generally consistent with the approved concept plan, as determined by the Planning Director, the Applicant shall be required to get City Council approval of a Development Agreement Modification for a new concept plan. In determining consistency, the Planning Director may allow a plus or minus 20 % change in square footage for any building as depicted on the concept plan. Relocation of buildings shall be allowed provided that the impact to adjoining properties remains the same or is less than that depicted on the concept plan and provided that the integrity of the concept plan remains unchanged. (For example, for buildings that are placed to form a central plaza, those buildings may be relocated if the plaza amenity is as good as or better than originally depicted.) Changes in uses as depicted on the concept plan will not be allowed on structures immediately adjacent to existing residences at the time of annexation. Changes in uses elsewhere may be allowed if the general impact is the same or less than that proposed. The Director will seek advice from ACRD regarding traffic impacts associated with any proposed change in use. Specific Provisions for Development Agreement No. 1: • Development of this area shall be for a City Park. The Applicant shall coordinate the design and improvements of this site with the Parks Department and the Parks Commission. The subject park site shall contain approximately 60 acres. The park site shall be subject to review and approval by the City Council on a noticed agenda and notices shall be sent to all property owners within 300 feet of the property boundaries. • The public stub street (Tweedbrook Avenue) in Redfeather Estates Subdivision at the north property boundary shall be extended into this site and connect to a public street or a public cul-de-sac shall be constructed on the site for a turnaround. At no time shall construction traffic associated with the development of this site be allowed to access this site through Tweedbrook Avenue in Redfeather Estates Subdivision. A section of unopened right-of--way exists that abuts the site at the east boundary of the park and the west boundary of Clover Meadows Subdivision where Green Meadow & Meadow Wood streets terminate. Either additional right-of--way shall be provided for the construction of a street to link these two streets together or cul-de-sacs shall be constructed on the site for turnarounds. In either case, the remaining portion of unused right-of--way, if any, shall be vacated. • The applicant shall be responsible to obtain a Certificate of Zoning Compliance (CZC) permit, prior to all new construction, or establishing the park site on the subject property. • Construct a 20-foot wide landscape buffer along Records Road in accordance with the standards in UDC 11-3B-7. Meridian Town Center AZ-07-OI2 PAGE 18 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 4, 2007 • 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. Existing trees 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. • A park is proposed adjacent to existing residences to the east and north of the site to serve as a transition to more intense commercial uses; these uses shall not change along boundaries adjacent to residential uses. • There shall be a 26-foot height limit for any structure within 100 feet of the property line of an existing residence at time of annexation. Specific Provisions for Development Agreement No. 2: • Prior to the issuance of any building permit within DA boundaries, the applicant shall either construct and dedicate River Valley Street (on the east side of Eagle Road) and Records Road or shall make the necessary right-of--way available to construct and dedicate same. • Any retail or office use as noted on the plan that is greater than 300 feet from an existing residential property line at the time of annexation may include vertically integrated residential as part of the project without modifying the development agreement. The owner shall submit a more detailed concept plan to the Planning Department along with a Development Agreement modification application to be approved by the City Council, prior to construction of any buildings on this portion of the site. That concept plan shall be generally consistent with the conceptual site plan prepared by WRG Design, dated 9/27/07, submitted with this application and shall incorporate the following: o Development of the retail and office portions of the property shall not exceed 525,000 square feet of retail and restaurant uses and 700,000 square feet of office uses for the property depicted in Exhibit A.3. Further, residential uses should be developed on the property at a minimum square footage of what is currently shown on the concept plan (145,600 square feet). No one building on this site shall exceed 200,000 square feet. o The current concept plan shows only retail uses on the southern half of the site on the west side of SH55/Eagle Road and a mix of retail and office on the northern half of the site. The applicant should provide a better mix of uses throughout the site. Staff recommends adding office and/or residential to the southern half of the site and residential in the northern half of the site. o The Applicant shall work with the school district on making the existing private access between Chateau Drive and River Valley Street a public street connection. o At least one more structure shall be added adjacent to SH 55/Eagle Road, between driveways F1 and Rl,and/or the proposed structure (shown as anchor 7/shops R) shall be located more centrally so that there is not an expanse of parking between the building and Eagle Road. o In order to tie the sites on the east and west sides of SH 55 together, unifying concepts should be applied to development of this site as follows: Access points should mirror access points on the east side of SH 55 as approved by ITD and the City; the quantity, species of trees, and design of landscaping should generally match/mirror that on the east side of the SH 55; and buildings should be constructed adjacent to SH 55 so that a Meridian Town Center AZ-07-012 PAGE 19 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 4, 2007 majority of parking is located to the sides and rear of structures. o The large multi-tenant retail building shown along the west boundary of the site, west of SH 55 shall be shifted to the south to the edge of the buffer along Fairview. The driveway shown in this location shall be shifted further to the east to accommodate the relocation of the building. o At least eight structures (including the large multi-tenant retail building currently shown along the west boundary of the site that is required to be shifted to the south) shall be located directly adjacent to the landscaping along the west side of SH 55/Eagle Road and Fairview Avenue with parking to the rear and sides to screen the parking lots from adjacent streets. o Structures shall be situated around the common area as shown on the concept plan prepared by WRG Design, dated 9/27/07, on the northern portion of the site that is west of SH 55. Except for adding retail, restaurant and/or residential uses in this area, the general configuration and design of this area with the large courtyard area shall not change without City Council approval. (Retail and restaurant uses shall be prohibited adjacent to existing residences.) o UDC 11-3H-4C.3 requires aten-foot (10') multiuse pathway to be constructed within a public use easement and streetlights and landscaping consistent with the Eagle Road Comdor Study to be installed along SH 55/Eagle Road. o Provide 5-foot wide pedestrian connections along main access drives into the site from Fairview Avenue and SH 55/Eagle Road. o The concept plan shall be revised so that parking adjacent to main access drives into the site and along building frontages does not allow for vehicles to back out into main drive aisles (see Exhibit A.6 for locations). o Access to E. River Valley Street (on the east side of SH 55) shall be provided to the properties to the north. The location of River Valley Street shall not create a "spite strip" between this property and the properties to the north. o After access points to SH 55 and Fairview Avenue are approved, the concept plan shall depict revise the concept plan to show approved access drives and pedestrian pathways within the site. Any other direct access to SH 55/Eagle Road is prohibited. Other access points to/from the site are limited to those shown on the concept plan unless otherwise restricted/prohibited/approved by ACRD. o Office and residential uses are proposed adjacent to existing residences to the west, east and north of the site to serve as a transition to more intense commercial uses; these uses shall not change along boundaries adjacent to residential uses. o There shall be a 26-foot height limit for any structure within 100 feet of the property line of an existing residence at time of annexation. • Eagle Road along the frontage of this annexation site shall be improved by the Applicant in accordance with the Eagle Road Arterial Study. These improvements include, but are not limited to: capacity improvements, drainage facilities, landscaping, medians, and lighting. • Prior to occupancy of the first building within the DA boundaries on the east side of Eagle Road, all perimeter landscaping shall be completed. Where a final plat is recorded on the property, this provision maybe modified within the conditions of the fmal plat. Meridian Town Center AZ-07-012 PAGE 20 CITY OF MERI'''DIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 4, 2007 • Prior to occupancy of the first building within the DA boundaries on the west side of Eagle Road, all perimeter landscaping shall be completed. Where a final plat is recorded on the property, this provision maybe modified within the conditions of the fmal plat. • The Applicant shall comply with any additional design standards in affect at the time of application for Certificate of Zoning Compliance. • Across-access and cross-parking agreement shall be required that benefits all uses on west side or SH 55. A recorded copy of said agreement shall be submitted to the Planning Department prior to or concurrently with the first Certificate of Zoning Compliance application for this area. • Across-access and parking agreement shall be required that benefits all uses on the east side of SH 55 for the property bounded by the property line to the north and Records Road to the east. A recorded copy of said agreement shall be submitted to the Planning Department prior to or concurrently with the first Certificate of Zoning Compliance application for this area. • All structures on the site shall be subject to Administrative Design Review in accordance with the standards listed in UDC 11-3A-19C. (Note: The internal buildings shall not be subject to the 8 foot wide pedestrian pathway requirement from the perimeter sidewalk to the main building entrance.) Specific Provisions for Development Agreement No. 3: • All structures on the site shall be subject to Administrative Design Review in accordance with the standards listed in UDC 11-3A-19C. (Note: The internal buildings shall not be subject to the 8 foot wide pedestrian pathway requirement from the perimeter sidewalk to the main building entrance.) Prior to the issuance of the fifth building permit within the DA boundaries, a final plat shall be recorded that dedicates Records Road from Fairview Avenue to the north property line and River Valley Street from Eagle Road to Records Road. All properties within the eastern annexation area shall be included on the final plat. In the event that Records Road extends from Fairview Avenue to Ustick Avenue, the timing with regard to constructing River Valley Street may be re-evaluated by Council during the fmal plat approval process. Development of this site shall be generally consistent with the conceptual site plan submitted with this application. Commercial uses shall not exceed 1,088,970 square feet and office uses on this site shall not exceed 162,960 square feet. (These square footages represent an additiona120% of the amount currently shown). Residential uses shall be developed on the property at a minimum square footage of what is currently shown on the concept plan (209,250). Further, no one building on this site shall exceed 200,000 square feet. • The general configuration of the shops around the plaza area shown centrally on the east side of SH 55 and the plaza area in front of the theatre and shops shall not substantially change. Amenities such as water features, benches, on-street parking, vertically integrated buildings, stamped concrete crosswalks, and a mix of restaurants, retail, office and residential uses should be provided as proposed. • Across-access and cross-parking agreement shall be required that benefits all businesses within this site and the property bounded by the property line to the north and by Records Road to the east. A recorded copy of said agreement shall be submitted to the Planning Meridian Town Center AZ-07-012 PAGE 21 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 4, 2007 Department prior to or concurrently with the first Certificate of Zoning Compliance application for this site. • A plaza shall be constructed adjacent to the proposed theatre and shops as shown on the concept plan. • Vertically integrated housing shall be provided on the site above commercial uses as shown on the concept plan. The square footage (209,250) of vertically integrated housing provided shall be at least that shown on the concept plan. Additional vertically integrated housing shall be allowed without triggering the need for a DA modification. • One additional building shall be constructed on the north side of the access drive (labeled R-2 on Exhibit A.5) on the east side of SH 55 to mirror the building shown on the south side of the access drive • Per, UDC 11-3H-4C.3, a 10-foot wide multiuse pathway shall be constructed within a public use easement and streetlights and landscaping consistent with the Eagle Road Corridor Study to be installed along SH 55/Eagle Road. • Eagle Road along the frontage of this annexation site shall be improved by the Applicant in accordance with the Eagle Road Arterial Study. These improvements include, but are not limited to: capacity improvements, drainage facilities, landscaping, medians, and lighting. • Prior to occupancy of the first building within the DA boundaries, all perimeter landscaping shall be completed. Where a final plat is recorded on the property, this provision may be modified within the conditions of the final plat. • Provide parking as shown in front of the large multi-tenant retail buildings along the west boundary of the site, west of SH 55 (see example in Exhibit A.4); this parking concept shall be incorporated into the site/parking design east of SH 55, between the stand alone pad sites along SH 55 and the lifestyle center. • The concept plan shall be revised so that parking adjacent to main access drives into the site and along building frontages does not allow for vehicles to back out into main drive aisles (see Exhibit A.6 for locations). • Provide 5-foot wide pedestrian connections along main access drives into the site from Fairview Avenue and SH 55/Eagle Road. • After access points to SH 55 and Fairview Avenue are approved, the Applicant should submit a plan showing pedestrian and primary access drives within the site. Any other direct lot access to SH 55/Eagle Road is prohibited. Other access points to/from the site are limited to those shown on the concept plan unless otherwise restricted/prohibited/approved by ACRD. VAR Application: The Applicant is requesting a Variance to UDC 11-3H-4 that prohibits new approaches from directly accessing a state highway at points other than section line roads and the half-mile between section line roads. The Applicant is requesting approval for 4 right-in/right-out access points, two on each side of State Highway (SH) 55/Eagle Road and 2 right-in/right- out/left-in access points, one on each side of SH 55/Eagle Road, located approximately '/a of a mile north of Fairview Avenue. The applicant is also proposing to construct/re-construct a full access, signalized intersection on SH 55 located approximately 'h mile north of Fairview Avenue (River Valley Street). The 1full-access point to SH 55/Eagle Road on the east side of SH 55/Eagle Road is allowed per UDC 11-3H-4B.2 and does not require approval of a variance because the access point is located on the half mile mark between section line roads. Meridian Town Center AZ-07-012 PAGE 22 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 4, 2007 In researching this request, Staff acquired data from the Meridian Police Department regarding the number of collisions that police responded to on SH 55/Eagle Road this year to date (9/24/07). The number of accidents at the corner of Fairview and SH 55/Eagle Road so far this year is 51; the total number of accidents on SH 55/Eagle Road so far is 292. The intersection of Fairview Avenue and SH 55/Eagle Road had the most accidents reported on Eagle Road. There is a direct correlation between the number of access points/intersections along a roadway and the potential for accidents. Especially with the high speed limit allowed on state highways. Staff finds these results to be overwhelming and supports the need for fewer access points to SH 55/Eagle Road to help ensure a safer roadway. To grant a variance, the Council needs to make the following findings: 1. The variance shall not grant a right or special privilege that is not otherwise allowed in the district; 2. The variance relieves an undue hardship because of characteristics of the site; 3. The variance shall not be detrimental to the public health, safety, and welfare. Staff believes that granting a variance would allow a right or special privilege that is not otherwise allowed for properties that are adjacent to a state highway. Staff finds that granting the subject variance would be detrimental to the public health, safety, or welfare. While Staff recognizes that allowing right-in/right-out access points to the site from SH 55/Eagle Road would enhance traffic flow to the site, Staff cannot support access points that would/may affect the safety of the public and that go against the UDC. Further, Staff does not believe an undue hardship exists because of characteristics of the site in which the City should grant a variance. For the reasons listed herein, Staff is recommending denial of the Variance application (see Exhibit C for required variance findings). b. Staff Recommendation: Staff recommends approval of A~07-012 and denial of VAR-07-017, as presented in the staff report for the hearing date of October 4, 2007, based on the Findings of Fact as listed in Exhibit D and subject to the Development Agreement provisions proposed in Section 10. 11. EXHIBITS A. Drawings/Letters 1. Vicinity/Zoning Map 2. Conceptual Site Plan 3. Map Detailing Development Agreement Boundaries 4. Example of Parking Layout Favored by Staff 5. Plan Depicting Proposed Access Points to Site 6. Plan Depicting Parking Areas to be Revised 7. Revised Concept Plan (dated: 9/27/07) with Changes Noted 8. Parking Areas to be Reconfigured Consistent with Exhibit A.4 9. Merno from Staff Detailing Changes on Revised Concept Plan 10. Letter from Ada County Verifying Parcel Status B. Agency Comments Meridian Town Center AZ-07-012 PAGE 23 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 4, 2007 1. Planning Department 2. Fire Department 3. Police Department 4. Ada County Highway District C. Legal Description & Exhibit Map D. Required Findings from Unified Development Code Meridian Town Center AZ-07-0'12 PAGE 24 A. Drawings 1. Vicinity/Zoning Map Exhibit A PAGE 25 2. Conceptual Site Plan ~~ ~ ~~ ~~ ~~ ~~~ o~ ~~ WHHHNIWBN9D OtBNBN#NNI9HHHI919t9NHt9N1 t bNHHHHHH11HH0 0l9N911HfHM9lHNN9f9t9fMIfBtN WHNHHHHNHNI90 O~Wf9N~ WIBHNHBNBNNN190 ~NNNH#~H~NHHH~HNHf~ U11HN91NNN90 M9NWIHiINI9NHHHHHHIN9H0 m 'ONtO iml ~~ HI9NNHHI9HA 6H91HI9NIHHHIO OH61r119NHI111HH® @H9HBHHHBH9H0 ~~ i ~b 091919HHI~H10 Yom' I °1814 ~~ ~rn- are•amwet a n ~ m~aoewrw ~ R w 61~Itt9 aww~wot IMLf~ Ylis uamrwot ®~~ewT ~t ~ ' n4~V w~i Ol• 1Q~0 mocwmaswcao wet gyws' muteumo wmr eumn mtos w®nx tvos ose twannnosrm unaou~ Imw.aloe aoor ra wtmooua W1W~ wroo ovo PLUwa/ am~® olan®rrw® vmw~ ztaoula nawe~ ~meiu~wam IDUl MIa00~lAD0i magus e0eewa m•awawrt RsRSw PIISOMl6 No•I VIO aw/® Wa4Na]Y a111o6 wa~ tYaee ta~a. waa~wwwe¢ ttnaiesluamsf an mnnarmowax a~a ieawua~awaa t~nroau ~tvm uon O.Aa/wp aellae II ~oAt~ ._.._.__..__._..___l ~ .~ ~ ~ ~~ -~ ~ Jam= - - t\ ~ ~~~~~D:~ ~ ~ a ~ ~i'° -- ~ 11111niI11 Itllllllopllll CT _ WNNBI9IBH® ~ ~ ~ f-~ ~ ~ a i i~ ~ , I f a a~wwixx~ ,~ ~ _L~L , L i~_11~ ~ ~~~ '° ..1.1 .1.1 E ~~ IG ~' I.! I~ ~ ~~ ~ -- o ~-~ ~~ .~ MERIDIAN TOWN CENTER scHEMAnc Meridian, Idpho MA5TB2 PLAN CEN , CAI, a ~, m ~, si ~ano~ Exhibit A 3. Map Detailing Development Agreement Boundaries ._;. -~,_. .. . Exhibit A SCHENi.AiIC MAS.lER PIAPI. '11 AU6'pKi)~ MERIDIAN TOWN CENTER u+eridtan, tdcho Example of Parking Layout favored by Staff 4. '` ~ 1 1 r~ ~` i ~I 1~ ~~ ~~ I i r~ ~~ i i i~ i ~~ ~~ ~~ ~~ ~I 1 ~- _. -- Exhibit A 5. Plan Depicting Proposed Access Points to Site (F= full Access, R=right in/right out, L= left in) ~ ~'sR~~ ~~ ~~~ R7 F1 ~II'afW91HNWBNiD aHIHHfO~HM~NNHkNNtO t~J'uxxlreaxwreo aa~xralarxxa~xxxlal~w ~ wwrre~alxlxx~au aar~~ ox;lx~axw ox~~alwlw wl~x~awu~wNw ar~~~ WBHB191BHBNNIB m UBIBO • Rl `• °"°° -- mexwMwlla+lxw alx~lwlxx+m I----~-~ al~xxxw~xw Ll -- -- ple•aciPMd1 i~ l Dares ~ tm eaRlMSt p ~ µY tl m.~..~,. ya iiq °,~ ~ ~..,~ ~p ~p I>~ ~. tmrllumn N¢'x •lmv mati~aawmo ra o~ vVws ~asos mww~osam ameau a~nr~ os~ ~~ .~,t~~ m~ ,w.~..m~ .oe.rr ,,,.®,.s ~~, ~..o.,~ m.m.~. ~.,~ .,~,® ~ ~~ mom ~o ~~ ~~ ~~ ~U~ ~ R8 ~~ iI~~INt~E ~~ ~ ' I I ............._ f ~ of ~~~ ~~~ ~~ ~ - . ~' - ~ ~ ~ ~ ~ 'm ;, R9 II R3 ~ , M ~ , ~ , ~. ~ ~ r Haul. . elol e ~ I li W1flNHHN10 I "~~~ ~ p-~ ~ Rll ~R10 ~ I L~ ~ R4 ~ RS F2 ~ R6 ----- u -- ~ ~-=sue - ,~~ MERIDIAN TOWN CENTER SCIiEMATIC ~~ Meridian. Idaho MAST62 KLAN CENTEI ~L e ~ m p7 sinuc~w Exhibit A 6. Plan Depicting Parking Areas to be Revised am ~; rm acv ae ms .'6'.. HHHHNHN I _ .:.. s ,~ ~~ ummmun ionmmmnnu ,e nmouuuu mimoionnm a ~ ~O" nmm ~~ ~ ~1~~~ Q -- -- -- - - -- -••-------------•-- PF~IECf 9U _ ~ ~~ ~ 9tlE.ilHl1E ~~ waen l ~ OHHHNNHNMNI}Hf~IAfD i0" I lUIIDNB/ .~R~ ~~o ~: ~ OHHHHI@H6HH{NO ~~ UB190 { mrK~ '© OINHNNBN9HIHND 09f90 I 1 I ror~-or ----- --------- ~ Rnuoc I~ nua UNBHBHHNHflIHO ~IHNNHfNfBN9HHIlU I nRtic nnp~ ~~ S 70fI1Ll ~av HNIHHHIHI ^'~""'~ OHfBHBHH9k9HNH0 ~ RNWOR OHHHNHHHHtHIIfHNH10 i I ame, UIIINHHfBNNHNH~----- ------------ ~ RDQIM! ~ ; Razes l a~ ~e ~~ MHO ~ PA --------- ----- -- - ~ ioAi K-~~i-~I~_ _ \ ~i '~`~ ~-~ ~, ~ F !~~ ~~ ~ ~ _~_ .\ ~~ i ~~ ~~~ Imo; ~I~r~~-I ~ ~ ~ ~ ~i ~ , ,~.~ ------- Y. '- - - f I o= Exhibit A 7. Revised Conceptual Plan (dated: 9/27/07) with Changes Noted 1~ ~~ ---- - Changed from office _ i ~ - '~ ~ ' (SOk) to retail (40k) ~ _ Changed from office j ~I i, ~eama>< ~,~ y ° ~ i ~ ~ (27k) to retail (32k) It ` ~'^`~ '~""~ I ii =1 pa-meiiwrw, O,GOmiq mn.aeswiiw bi~q 11~~--71 I _ gp:+.. ~. ~saniow. s~moa's Increased office r~+'. I _,,,r.MIN4H 61FdNINVNE!13iff~7 ~ ~ ~ .om: "~ ~~ p wna,. omo. from 100k, 2 levels '° i ~ ~ I ~~ ~ ~61®~ ~uraua.o uu Imims to 120k. 4 levels t ~ Changed from office W ~ YID 1Of~ •-'A"'r"' , ms ~ (, (27k) t0 retail (31 k) ~ ~- ~ ~~ ~~ '®°"41 _ muao~ rornwoms+~ w~iruu 1 _ - r ~ mrarowwaua wu Vumr oraooam pen, Wq. Changed from office - ---- ~ ~ ~~ --- _ ------- ~ ~ `~ ~ ~R~ _ - (SOk) to retail (40k) ~ ~~ m~~++ µ` A +. ~_ ~ yy. ~ i ~~~ 1 mr....oo.+aa wn,rw. .r..~~ avuw°iq -~ ;~ III 4 ama m®s Increased office ~ _ _ ~ i -" ~ 1 RO°e~w~is~i~imw., oat ,m<,.m.~ .s.m~ from 30k, 2 levels Increased office from SOk, TOIKPWOIG/1,~ 41ARAW rn 45k. 4 levelc ~ m 2 levels to 60k, 3 levels .~! i ~ ' ~,',,,. s .~. i ~ ~ ~ ~,~ ~„ , ° oe w Increased office --_-- ~--_- _ `----- - -- __ ,' ~~ rnu .-..------- --. from 30.Sk to 45k 1 ~ i~ - ^~~ S ~ /0'~`D ~ ~ ' ~ , I e `~ ]ncreased office from SOk, i "-'""""""""' ~ ~ ~ O ~ ~ I I ~'` ~ • " ~ ~ 2 levels to 66k 3 levels l119~.41a38NJ ~ ~ '~' ~` I' I ~ ~ i ~ ' Ib - m~ Increased office from SOk, ' ~ ~ y ~ ~ I ~~ ~ 2 levels to 66k, 3 levels _ a niwn n muwua ~ I 1 d U9@I'dl~8q ~, ~ i- o .. -- _- --~~- NI]g11My Wk@@@pll i i i ^ ~ . `~~~CCJJJ i . i o _ I1r_i~. , i ~~~ -~ ~~1 ,~, - ~ ~ ~^-.- ~I ° - .~ ~ . ~ ~i~ Increased office from ~,I ~ ~ ~ ~ ~ I)~7~ -~ ~~ I ( ~`_ m ~~~~i cW 13.Sktol4k ~ ~ v ,,. ---- --- - -- ~ ---- -_ _ - ~ 1-- -- _ - -- - -- M E R I D I A N T O WN CENTER Increased office cH~une •um~n..~~~..wno Meridian, IdOho from 13.Sk to 14k ER PLAN o m ~ m m :o ~ 475~T20D7 Exhibit A MERIDIAN TOWN CENTER zcHEM,,,;~ aum.~..mw rt, Melidbn.'IdOhO M/ST92 Pt,AN r~,n.J"~s ci7 ggzna~w 8. Parking Areas to be Reconfigured Consistent with Exhibit A.4 :_^i ~ + ~ u s ~. at ~ et au o~uw:..o. VOVd~ H)V ~Y eaann wvw: ~ . yule, t YI MtY G u G ~trii:u •t?T6 Af4. Gbs Nn- g J1; tMxsas!e rsA• Wl ltr La ami cab w~an~. urmr e~aas ,vulno~r.iaa, tihrw.u TJiN@VINK!10'Y(~- UglCr ~ IMM11Y10 t'~ONOC.Iti •WRMi~ e:aearmrKU. .ot+,w.oasvr~.- ~ wi.a ):aawT~ «as.:,.~ 'nc..wa.rA. n~U 7~:%e~r3 !~ •MliJ) •~I~ll til lna' vmotJ~ ~ ~ tbV ndw.t. M!tl - Y71rOUilr~] nW ~ ~ f1I1)r I.W1Q 41? (yHHY! aDl1{tl PAIR' ~~..s.. .... .•a •. ~...~ gKtLt \~, Y V -$..1 I Y'~-~ 1 Exhibit A 9. Memo from Staff Detailing Changes on Revised Concept Plan INTEROFFICE MEMORANDUM TO: PLANNING & %ONING COMMISSION FROM: SONYA WA1'TERS, ASSOCIATE CI rY PLANNER SUBJECT: MERIDIr1N TOWN CENTER (A%-07-0]2) COUNCIL DARING DATE: OCTOBER 4, 2007 DATE: 10/1/2007 CC: CITY CLERK, ANNA CANNING, CALEB HOOD, BILL NARY, TED BAIRD, ASHLEY FORD, ANDY WILK On September 27, 2007, the Applicant for Meridian Town Center submitted a revised concept plan for the site. The area depicted as DA #2, in Exhibit A.3 of the staff report, has been modified to reflect changes to some of the potential land use square footages. A copy of this revised concept plan is included in the staff report as Exhibit A.7. The following changes were made in the proposed square footages of retail and office uses: Parcel west of SH SSBagle Road: • Retail uses were increased from 382,000 square feet to 525,000 square feet for an increase of 143,000 square feet or approximately 37% • Office uses decreased from 574,500 square feet to 480,000 square feet for a decrease of 94,500 square feet or approximately 20% Parcel east of Records Road: • Office uses increased from 187,000 square feet to 220,000 square feet for an increase of 33,000 square feet or approximately 18% • Residential square footages did not change No revisions were made to the retail uses (shown as 2 pad's, `Anchor 7, "and "Shops R') proposed at the north boundary of the property located on the northeast corner ojSH SS/Eagle Road. The revisions resulted in an overall increase in retail uses of approximately 37% or 143,000 square feet, and an overall decrease in office uses of approximately 2% or 61,500 square feet, for the portions of the site depicted within the boundary of DA #2. Exhibit A 10. Letter from Ada County Verifying Parcel Status .." . ADA CQJ]V DEYELO~~r ~~~,vICES t~xo~' t2as~ aaz=?soo FA7t 1208) 28?-790Q 200' W FRONT, $OISE, -IDAHO 8S'7.OS'^73t)0 june X4.,3005 ' 13avid' iCL~iree Wwllof` H ~ Fagane: M Kleriei 5841 Carr f71: '; Bis?c-4003 Seattle,l+1IA 981b3 Bellevue, IN!A 98004 RE:° ~tle ~7,1~16001G4; Parcel: # S1X043$66g3' (i'aiecel l i~C 2)15170998800 (Parcel ~) ~4c 5110544901 (~`alctel~y: Property stattiu9 itepoirts for;prgPer~es_toceredinSecctan;4 (l~i+cel 1:;.2 di P,); and Bect3en3 (Pr°g~eitg ~). ~`~N;1Z:IE; B:M, Melefdtan, Idaho: RIJT (Paa~cOl 1, 2' 6i<-4) :siiat:fiG beetn.te: (x:axcel:~~, DesaA;ppleantlOwniets: This reports t0i;~espan~ to your appliceRtoa of ]nne .1, 2006. In your appltcaEton you seek confirESdabop that the .prapcfties described ja Wa;tanty Deeds. $23744: & 8237:45 (of record on. --. Octol 18, J 9..7.2} are four distiaet~mg~ertees.astd exempt. frotioi the'County's cdntignous:pai'cels promsons (AGC g-~41~,-$). Your plans ~ to pe.~'o~rn'a FropeFh' bou~t'Y"adju~vent to creacta a t5~-acee;parcel 40: be.rimddeci separatelyto Eugene Klez~er for-dedication and developz>teot es>a pnbllc park.. - While~:t~i~:8oot~t infofirn3tion ss to ttiie ~chnin of title was provided w%ib the:applicatior~,'WenA~sty Deeds _8237.44 ~ttd.823745 are roost per6ittent to this analysis. Thcy estab~i~h~.thai the four :aeparafe pFirrels. ~ sltowp'ip Your Exlvbit A,'are cons'idened-separate parcels that ate. exempt t'omthe°County's contiguous parcels provisions. '1?ie parcels all meet cuiiertt dime~iaiotaal. standards of ire Ada t^ounty Code and are therefore legally, oonfoi~sig gels, despite tax parcel records showing, only three di.stinck parcels.. E~owei+er; Parcel.. 3 h®~ ~t~een,altered fn what appears tq'bc an ur~sanctfaii~eci.property :tiuumfxo`y ad~usnnent witl4 7'ciiAt School District No. 2: T'Eiis oacutred in two: tramsact3.ons: I't~ew.c1.3I l OS~1~7200 wed created by instsume~t X199121'750 on Maroh'3, "2000. ~'b.s' proporty.~s currently used.to provide zrocess.to RiverValley:ElerYtentary School from PaCkartl:N~. 3' Subdtv~on • Pereel:'S91054I'7210wes created_ by iastniruerrt #100033474 on June 24, 20Q.0, This parrcel!'is cuzret-tly used to provide access to River Valley Elennentmy Snhoot frtiztu Eagle lto At the fiinle that these pals nverc areaTecl. a:properry buunderY adjus~aegt applicnfion was .requited: I~IoWever, our d~ec shale raCogtii~ the .p~+ettt paecel as t~r~tg betti. x~edu~ced by gaverdm:~lactian per ACC'8-4A 1~.artd sl,+alf vxewths pargel as a legally r.ion-conforniing. 1~l?o!'tY. The•two `pXOpeeties acted-ab6vc shalt be docricd to t'sc piuf of Wo rt+ain School •bstrict ;parcel.{S:1I(55:14`4()1) io tie worth: Exhibit A please fye advised ~ltat a public pa~#t;ss alloaved W,:th ronditYOn~:I'usc permit appraValtik-the.RL7T and-RG dssiricts~.. Corcd~4io»a1,us~.:permfts.:requirc~a public heariztg~befoce the i~ianning 8c Zoning, GG~:t'1t11185~Oti. Qnce an appliCatibt is deemed;eomplete it takes a8outthree,months to go EhruugL. this.trroceas> .4pp:lic~tioa forYns are available an onr webs~tc: tee, o~tdnal pfe application; corlfeX®~tees' aide, avauiahle by can#aci~ng vuT fi~ut i;uu~~,tei staff. at (Z08)~Z87='7100, ~~the_ park prajsrxty arere •to ire, annexad to and developed itt the City of .lvteridian, you w ould-need to contact tlieis•~pt~iiicrittg dcportnient, alsout tlicir process far ccli'owng develapm~it off' a ,park. Tfyt}'shave;amy,gnt~;sfians,~pleasc do:nat~k~esitat~c to contact trie at (20$) 287-7920 or nttaone a(lad'avb~ebrttet. . Siiiccrely~~~ Steve-lvfiilotic Planner II Ad'a•~Courty Developpse"rit Servic"es CG: Raabard Coot, Planning & Zoning Administrator - - ;hT'Ti Applicant's Ex~sihit~ A Warranty U~ds,1f~37~4 & 823:745 GIS Edit ~teport~for lns~uinent 4972.1794` x;1,5 Edit Repaty. fnrlu~c Gui~~tt 1.000~34Z4, .. _ __ . _ laal;e.:#i 20d6t1bI69. ~$~e 2• David YCleiiicr Exhibit A o j_, a 0 0~ u o _ fi ~ Q`~ o n a~ ° ~ '1_ as o ~ 1j ~ }P ° ° _ ~ a ~ ~ ~' 'A o_ o O m ( l1 0 ~..~ c lI o ® o _yy G]Uo Qadp~J ~a~~a' .. ~ U 9 a 0 op ~ ° DD m ((~~ Qo p W ~~ OA ~ N ~ ° ~' (~ a ,6 a„~ o ~~ 49 `~ ~ ° '° ~m40,(~gmo l ~ ~ a ` ~g o Gay -_ ~ a 0 ' ©~ ~ ^ a ~ .W71 ~"o d 8 a ~~ a ~ o ~ 9 ow ~ a 9 `~ .~ a e o o ~°~g - } a o °q, , a° d a ~ ~a a ~ °a ay {~n'~ ~ ~ ~°'~Jf~~Oa~~ (1 a ~ '~ I, ~ 0 n p , o ~ - 1 a ., ~~ o a O 1 a ' d ~ 0 a a 9 a o 0 ~~ .~a ~o . `! o 0 0~ a a ~ e ~,o _ , ., __ ~© ~~ `l3ep ~pp~ ~ ~ ~ DS an ~~ ~ ~ ~o ~ ~9 ~~© °~ a o"hr" ~ 0 0 0~ ~ 08(~ d~4 N ' a ~ o e= if ~ Q' o ®m ~~ ~ q ~~~ ~ ~ 'a~ o as ou ~ p,~ ~ ExNreir A Exhibit A .~ ~ . :~, .~~ •. ~ ~ . ,~tb va. ,~' .ir._~;.:~.F.,., «. ~+w3~~'!'at:~ r~.p .s'^b`a - "~ . t d _ _ R.LTiyr n WAtiitBN!~'Y DF.bD For "tialv;a received, Cho E9TA9+$ bP s~dF- H. RLSII~ Qeesp~.e~DQ., ~ '~". ~' palter Herman iQeladr ane Hugane M. xlbiin~r, peYt+r~n~tl rep~tt~ ° •: sentiatives., the! gssntoiC, Btses Rczecy girane, Deryain, ifill and. . ~ ,~. Vupvoy ;u_nte lo'Ai•0$A RIInaEiaip XLLSt~p a++.7 fi1SQ¢W}T K. it{y¢i!t$Et,,•as _ d lndivAdualA„ tine granteee-, the iollbwing tleacrbea prediaae. ro, .wit r ~ • T}1a It3y et tha 5iddi pnd tha '~S of tLe SN~t and' the SV31 of ti~ttt `31+ja of the CL-~, 3n Cd.a~lee 4,. nh0 t-ia &!~ 44, *hw ~ s~ it Section S', ail in 1'ov+artiAp 3 tJOryh, Ra_ng~ 2 ~aoe of the BpsQ mesldaa, fn aea Connty~ IBaho_. 'Cp FlAVt4 A2:D 20 $OLD unto the gert3eq of the s¢dond part 48 their.sosrsctivc Wolf 2n8'seporate ptrsperay, oactr to hoi® or epnal s1s$ ui+@S'vded •3nter®ei thore~n, as .}e»ants fir. Comtoon~.- '1'illt3' DSt~D Sa bal~g de~iverad candor anB by v:ir}uo ~~ An Order ContSzsn,~rg.:Selg o4 R6n1 Property, ma@e by 'tho DSESIde~Ct Cogzt o£ the Third Jud,clal District Of tk}s ~teSe of kd¢hp, in nnd;~ot tKe•Cau,nty p! Cen.ycn, tie~gidicate bivlaion, sdatioh 1., om the-,28th.dsy of Auguac,, 19.7, vlfSeh-ain9er to by YFPerrlpq Eihetato inaee a ,pwzt h~rvraf, nn. -tnougfi 'SEiC L'~OUt11 tit lull ~~horefn. t'tiis conveyaEice is an eb$piutd canvcyatiCe of 4Qe 8itoplc tYtld; wtehout reatr-icioas pf any typo,a~ ki.na. T'O FDeve A1FD YO HOLD tlta said 2remcos; .s,itlr ih~eSX agpar- t ~ ~.. tetS~=ces unto the onld GYdntdoa, tke;~X h01ro and assagnrs EorEder. And the said Grantor 6ped hereby eovonan:t to ono vi tit the aalsD Giralritirae,, :tRat; >t io ttse eumpt in fae simple G4 swig ~yzemispa; Shat .eai,O'pt~emlann.usr Area 2can wli eneumbrwneee, snd tihAt !t m;l waaca»t eiid de£®nfl Chd 9eme Pzo® e21 lap$U1 eTem6 what- s_ oevor': ESTAx£ @p sas~v- 90. Fu:i*TNER, .daee9-setl~,: Hv ~ , .. . i~fCEIVED ~JU{~ 0 ,e 2006 ~aa cc~u~v U~11~1API~NT•6SMl/lae3 Exhibit A ~_ ,, . ~ A. .. - ,z ~~ r ~. ry ~ ,y+l - ~ ,8. +t . } sJ ' ~ 4- ~ 1 1 E~ 9' ` .. y- • ~, r ; ~n ~! ~ .~ ~~ - r ~. , ,.. ~t~d"rt ~ ~k~'Y ~csbl4:a SA ati6 foc eai~ Stntit~ t!a~-~3~"` '~% `s'~~~'by BPD' ~2ie ~ti2y ~bad4:~itsd i331d '8etiat~, poc~gaal rgp4a~ : s ~ r i v. , ~ ;~~~ ~~ !~ d ~:~ ,xG4tb;Y!?t.~ d~ ~pui~ ~. iC3ciFlg~, 3ear~ee~, RtACI a . ~ ~C'. ~ t ~~l9 +E~B4Qt6 ~~9Q'~R .Lr9~g01~$ S~Sd~C~tiiBCtlt- ~ ~ ,~'~~ ~ • a~~ ~i y h~,a ma ~ ~, ,~: >R~;B' t~FtA7i~Q7 2 'hdva ta6Tdnn~•e• aat R • isiy: of£c~al eepil, the gay aaA year in: tni6 eartifiCistic flrs~. ~~ ' ' ~ ~ ~~ rY ~ •,F 4 `. - ~ , ,~, ~~ - s- R_At~iq of New, Idaho' ': . Lei ,. .¢'. i .`I, Jf N ~. S,. T~ r ~. t •. r •, ~ • ~` T F s;, 7 :~ _ ~ ..... ~ 4 Mf,fyfi it 'ti! fN!ilf'I: 01 - , t~ Nra ~iR Gtn/O ~'U',i, iy V Uw~r'f CL"la! 1P~E.e.19?.'4 U-A :t~CC +~. PLAf1'iNtG saaEttl~4 s' R~ ~. ~. .i. ,. ~: r +. K ~~~E1VED .J:l1~1 ~ 4 20~~ ~ ~~ ~. D$VE~AFA~~~~,~e . fC~S Exhibit A ~ T V '~.~ ~ ,fir .ate. ~r_°kV_~-~''? :`%. S. t' "'a+^4•.r , , - _ r ' ~~ f ~:. ~ r.v C w Y ~ ' • ~ jj i IA 3 '~ '4~ ~'t.: ~. • - 7` ~ '' P't_~ valuC xt+oeiVed, Lhe ~S~'l1T6 0~ J. if. 1Ci.8Itt8R, dnitob.$FA~ ~~' j bx' ~T31t0F 1SeJCmaf1 K1H#:nr oilsl DugeliC bG KT"ateiei, ga+r~~tiai l'~Y!-~ seutceti9vg9; Ltie gtant6Y,. does hereby grant, Again, ;earl a7ta „ .. ~ eejnvey unto NRLTER' K~RMpN KLE3ii5K dn9 &lIG}.E'eE: N. K1:BZA~,. 88 ~~AfvlAuR15;; the .Qzantfine~, +he fvilowiriq' deacri'ID©d'• pri*,al~ises~ ; ,.. t0~t1k'tl ' x`he GLj oP t!'~r 44P}j And ,oho Hit of eha $1d~ .pact *ha p~ op ttie Sii}~ oP the 9Ei~:, ~h section, 4„ and; this &~ bf lhe: : ' SEas Sn SeC.tioa S, :tt11 in Tv+PtiahYp 3 morl:h, Range 1 :~aet , eE ~Ao Boise s~sfdais, in 7t8a Coititty, 3da1-o. Ti0 3i]!VE 1~ND T8. }IOLO tirtEo ehe paLhe"a d4 the §OConfl part ~.u sis fhbit .respective ,ao.lc ~l1Ra ee~ar.at~ gso~cfy, and each to 4 Npxd nn ogval Arid tit~tivded ~,"ntaiea;t theislh, se:~ tepents in ~ coiceiDlti, L. ~x7.s ne~n• ~.R be~'rip• dolitrered unQer aed by t7frC¢rt as en Uxdcr Ccn:flrmnq Sale o! heal Property, medv by the•Digtsict Cqurt O~ the Th~r<ti Jttdltisti aldgrloi; ux 6[ro Otote oi~ Zeoaho, in and' £or eba GouTity ,,of' C$ny~n;, `b;aviatx-eke •lS1V:l:d'lcA. 'S2,CtfAt1: T; •On the 29t~i day o#' pU~~s^.; d9"12,: ;4b3Ch oc~mY 19 byrafaeYfaa [hereto mar72 a heart ,hE1'so~, As th#tgh rob •~orth in full harv'1t~. Thie Cb"nvaydncc is .ah :abavltttc coriveyangc of iee aAnipTe ~itla, w! huu'L e';}rcr cbic43 uf_nny type.. or firtd_ 'TO' fi~-tifE :141D 9`a KGLD th6 Said premises, aikti ie~~fa ay~pur.- teeaan6aa vntti Llfa a`ai~d G;radtetlo~,, th'slr hetzs and acsfgiie toreveir. Aesd the5,3d G=antor does hefelsy covenant to :and with ,the said .Gxsptoor,; .t~yAt -!~t is the caner in. fee ai~opxc pf .a+~id' ~~rbmaosq that sa'~1 f~rami;vev t~~e free .xx'Gts, a13 'Rncv~brsneAs:, Ak~d: t1+at ~t wilx yarka'tik a11d defen0 the same i.ront a21. 18'vftel [iB m~ vhg~r'soeves:. Z6'fATB t1P J . !t. !(La25tE8, deee~a~; _ _ - , R E C E I V E D ~v_ ,, ; Ee ail to v;ae. +t n q n V'IL V ~ .60U6 /1DA ROUtYTY ~tVitff3;IT ~4VIC.E! Exhibit A 1 • ,Jn _ • - ~ __,. ~• a ~,+ ~ ~ ~ , !. .. _ ,r,~r 5~~-yyy~a o . • . ~'' 1 ~ , j .nQ . .4 .~ • 4 • ~ • ) ' ' ~ n ,ry`_. 9 y, a # `- l ;r.,;~ ~~Y~+~ d~. C~17#i1' R ~~'16ao"'~ ~1$ ~ X'l[' ° $ '~ .. g,, .L~O :9t y~ '' ;~ 95~ - ~. 1SY8~ ~~ ~p ~ +' { ~! ~' •li , Y Sl and SLt~E •. ~ - ~ ~H9."~d. ~~'~"~ ' a'eLY~7 ~~g°n31 ,XQ~ '' ", tyiaties: 'sera aaeasacct, ~. tsi+e~, t.'' ;~ ~~ ESxate oY J• 'N': ir-stxVme~YG egoinq {` g~ tns fo~ ay ~ ~ aPf~xe.~' • ~1AG ti11C Hs~sSQ 8+1G4J~W. t ~ . . t^~ CtYs 2 tiaae hcre+~ato ae a ~ , 'XSl[ p~!LTE89 ptyBREOP ~ ire! tp ~ ~' Cd ~ ~~ . gyp, ydat id 'C11i9 GCa.CC ~Ttc 'daV ~ • ~ ~` ' `, ay oq~i.cL.d1 seal.. ~ b Fi, . ~ ~. ~ di ~ Q ... U YR ~?L ~t~mp~,~ Setaho . t' 8e~i _ ~$ ~ ~^~ ,~ .. ~,. t' . e ~, yR try malts u~ 11~ teM t..r ~ 4t.£ `.~-'-~%•t "y' ~ ~ U~ A k, fr+zl9~~ pG. ~a..s ,L~?- *„n> ra~-J_ ~Af',t ti Pik. r ./ ~•'~. RECEEV~ JVt~ ~ i 2005 ,~oA.odUxr oEV~:ap's~nnc~s Exhibit A Exhibit A B. Agency Comments 1. PLANNING DEPARTMENT 1.1 The annexation legal description submitted with the application (prepared on August 20, 2007, by Michael Byrns, PLS) shows the property adjacent to the existing corporate boundary of the City of Meridian. 1.2 Prior to annexation ordinance approval, the owners} of the subject property shall enter into three separate Development Agreement's with the City. Said Development Agreements shall be signed within 12 months of the City Council's approval of this application. Please see Exhibit A.3 for a map detailing the boundaries of land that will be incorporated into each DA. Each of the DA's shall include, at minimum, the provisions listed in the Analysis section in the Staff Report. 2. PUBLIC WORKS DEPARTMENT 2.1 Sanitary sewer service to this development is being proposed via extension of mains in Eagle Road. At the Developers cost the applicant will be responsible at to connect to the manhole located on the west side of Eagle Road and E Leslie Dr to bring a 12 inch main south to serve the west side of this project. The east side of this project can serve two different ways depending or the plans and profiles to be submitted to the Public Works Department, One to the 12 inch line to be installed in Eagle Road and Two could possibly flow to the 8 inch line located in N Chandra Way. The applicant shall install mains to and through this subdivision; applicant shall coordinate main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2 Water service to this site is being proposed via extension of mains in Eagle Road. The East side of this project will need connections for fire flow to Venture in the south east and Tweedbrook in the north east. The West side of the project will need connections for fire flow to Fairview in the south and Chateau Drive in the north west. 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 fmalized 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 apre-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 Exhibit B water for the primary source. If a surface source is not available, asingle-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the 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 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 necessary applications with the Idaho Department of Water Resources regarding Shallow Injection Wells. 2.9 A letter of credit or cash surety in the amount of 110% wild 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. 2.10 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 2.11 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. 2.12 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. 2.13 Applicant shall be responsible for application and compliance with and NPDES Permitting that maybe required by the Environmental Protection Agency. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.15 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. 2.16 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. 2.17 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. 2.18 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 Exhibit B 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. 2.19 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 2.20 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9-4-$. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 2.21 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. 3. FIRE DEPARTMENT 3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 ''/z" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on corners when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10' and horizontal obstructions within 3'. 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 Private Alleys and Fire Lanes shall have a 20' wide improved surface capable of supporting an imposed load of 75,000 lbs. All roadways shall be marked in accordance with Appendix D Section D103.6 Signs. 3.6 Fire lanes, streets, and structures including the canopy height of mature trees shall have a vertical clearance of 13'b. 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 Exhibit B based on the back of curb dimension. The roadway shall be able to accommodate an imposed load of 75,000 GVW. 3.9 Commercial and office occupancies will require afire-flow consistent with the International Fire Code to service the proposed project. Fire hydrants shall be placed per Appendix D. 3.10 The proposed residential structures consist of an estimated 180,475 square feet (number of dwelling units not specified). 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 office/commercial lots lot will have an unknown transient population and will have an unknown impact on Meridian Fire Department call volumes. The Meridian Fire Department has experienced 2612 responses in the year 2004. According to a report completed by Fire & Emergency Services Consulting Group our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010. 3.12 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. 3.13 The Fire Dept. has concerns about the addressing of the future structures in this development and the addresses being visible from the streets which the projects are addressed off of. Please contact the Addressing Specialist at 898-5500 to address this concern prior to the public hearing. 3.14 All aspects of the building systems (including exiting systems), processes & storage practices shall be required to comply with the International Fire Code. 3.15 All portions of the buildings located on this project must be within 150' of a paved surface as measured around the perimeter of the building. 3.16 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 rn). 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..17 All R-2 occupancies with 3 or more units shall be required to be fire sprinklered. 3.18 Buildings over 30' in height are required to have access roads in accordance with The International Fire Code Appendix D Section D105. 3.19 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) Exhibit B 3.20 The Fire Department is not supportive of the left-in turn lanes on Eagle Road with or without medians. 4. POLICE DEPARTMENT 4.1 The Police Department is not supportive of the left-in turn lanes on Eagle Road with or without medians. 5. ADA COUNTY HIGHWAY DISTRICT 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 ACFID did submit comments on this application that are included below. AA~~}~ ~1 G'o.w+wv~al~ Sor~ico John S. Franaen, v~inent Rebeo~ W. Arndil, VIcQ Presld2nt Sherry R. Hubs; C'anvnL4Wner Gave BhRns, Gxnml~iOner Card A. P9t1(ee, CormnlSSioner 'September 28, 2007 ~70: City of Meridian, Planning Department ti60 E. [Natertower Lane;'SuRe 202 Meridian, Idaho 83642 Supjed; CenterCai Development ;MA'Z-07-012 Ne[cand n/w/c of Eagle Road/Fainriew Avenue Intersection The Ada County Highway Disfrict .has received. the annexation and zoning, application for the proposed CenterCal Development project located at both the northeast and northwest comers of ae intersection of State Highway 55 (Eagle .Road) and Fairview Avenue. T'he Distract has .been working with the, applicants traffic engineer to'identify an appropriate scope for the necessary traffic 'impact study. The Distract haS not yet received the required tratfic impact study for this development. It is tAe District's "understanding that the scheduled Meridian Planning and Zoning :meeting .may move forward prior to the Highway District receiving. and commenting on the traffic Study. Therefore, staff is submitting, these preliminary commons based on the conceptual site Plan for the Guy's consideration of the annexation and' zoning application. Additional comments and recommenCations will be Submitted once the Uistrid has recehred the traffic impact study.. Also, some of the submitted comments may be altered depending-on the findings and recommendations of the traffic impact study. Existing Conditions The State Highway 55/Fairyiew Avenue intersection is the busiest intersed'eon within the state of ;Idaho. The District recently reviewed the Pinebridge $ubdivlsion orated further south of this. site„ and the projected traffic volumes and level of service are identified below. 'Roadway 'Functional 'Traffic Count Level of Projecbed level of Spaed Classifibation Servlce• Service at Pinebridge Limit euud-0ut(2o15) (t)oes not Include traffic from fenterCal ro eet .-- 'Fairview. Principal Arterial 37;198 east of "E" °C° 40 MRF Locust Grove in (assumes 7-lanes. ati build- Ma 2006 out Pine Minor Arterial 2,376 west of Better than Better than "C° Eagle Road'in "C" tYtarch 2006 SH 55_ Prinitipal Arterial 51;580 south of °F' (See "F" 50 MPF (Eagle Road)- Fairview In Note below) octaber Zoos Exhibit B "Acceptakile_level' o1'service fdr a five Lan®_ principal'arferiai roadway (Fairview). is °.E° (37,000 ADT). "i4CCeptable Tavel of sarvica~ far a fve tare minot arterial roadway :(Locust Grave and Pine assuming completed improvements) is`°D° (33',000 ADT). *Aoceptable level of service for seven. Jana principal~arterial roadway (Eagle,.Road north of i'ine) is "E" (50,000 ADT):. Note: This is based on the :CAMPASS i'Ianning Thresholds. Thee District recognises that the existing and projected level 01` serviice at the EaglelFa%nriew intersection is atiove~ an accep~ble planning level capacity. Previously this Intersection was id®ntified as s future urban interchange. In the last update to the long-range transportation plan prepared by COMP.ASS,.thls urban interchange improvementwas removed from tt~e plan. Eagle `..Road.,is a state highway, artd the-Idaho Transportation Department has limited plans for improvemelrts to this corridor (i.e. canter islands _for access control). There are no planned capaclty'improvementsfgr this corridor. Th® applicant is pursuing. options to utilize the STARS funding mechanism to add. an sdditionat thnu lane in each direction 'of travel to Eagle Road from River Vall®y (approximately:'/:mite north of Fairview Av®nue) to trrte(gtate-'B4': The Ofstrict is sWpporHve of this effoitF as the transportation impacts of this development are significant to the regionaitrartsportatiorteystem. In addition, the District would encourage the applicant to review int®rsection design aiternaCrves with ACRD, ITD, and COMPASS in light. of the current High Volume Intersection Study currently being conduct®d by ITD, This study; currently in draft phase, identiif~res iintersection alternatives for those intersections that~carry ~tlie highest volumes of traffic.. The stcrdy is scheduled to be complete in December 2007. ff the: stuiiy recommends .alternatives to the traditional intersection at. Eagle t2oad and Fairview Avenge, the Dstrict.reFOmmends that the appticaM .pursue funding of this ~improvement~in conjunction with the.otherproposedSTARS'road improvements to Eagle Road, Comments on Projected Traffic and Site Design PROJECTED TRAFFIC While the traffic impact study is not yet complete, the applicant's traffic engineer has provided an estimated trip generation far the entire project based on the applicant's conceptual plan. At full 'build-0ut, the project could generate approximately 37,000 vehicle`trips daily. This estimate Could change f.the type or irrtensity of the proposed .land uses are altered, NORTHEAST CORNER t=airvaw Avenue Access: The applicant has .proposed three driveway accesses to Fairview Avenue between Eagle Road and Records Orive. T:he applicant has propo ed. extending Records Drive.fhrough the site to this. north property sine, as a collector roadway. The applicant has proposed oils driveway access on Fairview Avenue between Records Avenue and Venture Street, The _applicant'has proposedf connecting tv Uanture Street.. 'Staff. Comment District staff is not supportive :of the proposed driveway on Fairview Avenue. loeated; t~osest ~to the intersection of Eagle Road. The proposed driveways between Eagle Road 'and RecordsRvenue may be restricted to right-iNright out. River Valley Exteitslorr; The.:applicant is proposing to build River Valley along: the north property dine to Create.:,a signalized intersection witl't Eaglo Road: at. approximately the'h mile between .Fairview Avenue and Ustick Road:. The applicant i proposing a. slight shift (approximately 30-feet} ~toahesouthfor'this roadway alignment Exhibit B Staff Comment; This .roadway was identified as a future collector roadway, and the District would require tfie construction ofthis roadway with tte development application. If the roaduvay is proposed ,to be shifted south, the applicant will be required to provide access to River Valley to the properties to the, north. In addition, the proposed-shift to the south wilt impact ttte existing River Valley on the west side of State Highway 55. Records Avenue:. The applicant is proposing to extend' Records Avenue as a collector roadway through the site#o the north property line, :Staff Comment. This roadway was: idenf~red as a future collector roadway; and the District would require the construction of this roadway with the>development application.. This roadway is planned to'be extended to~Allys Way (which is currently under construction for the first''/.mile south of Ustick Road} and constructed as c!®vetopment owwrs north of this she. The connection to Allys W.ay is. critical to-ttie vehicular circulation within this area: This roadway will .provide a parallel and alternative route to Eagle Road: The applicant does not control the property that will enable the oorinection of Allys'Way to Records Avenue, twt the connedion should be a requirement of this. developmenE. ACHD; the City of Meridian,. and. the developer shaultl-work with adjacent property owners to achievethe necessary riglrt-ofway dedication: Greeriwoad Delve. and Meadow Wood .Drive: The applicant has not proposed any .improvements or oonneCtiorts to these. existing. residential streets: Staff Comment: The applignt will be required to provide cul-de sac tumarourds for these roadways or construct a local street connection within the unopened right-of-way between these streets. The District fs not supportive-of"tying these rvrat restdential streets.inta the proposed commercial development, The District is supportive of:providing the exi5tirig residences access to the proposed park. NORTHWEST CORNER Faln-Iew.Avenue Access;. The applicant has'proposed'two driveway accesses to Faiririew Avenue between Eagle Road and the life's west property line.. Staff Comment_ If no access is gained to Hickory Avenue, one of the proposed driveways to Fairview Avenue should be full.access. The full access driveway should be located as far from the FairvewlEagle,intersection as is .possible. The second driveway should be restricted to rigtit- in/right only: Hickory Avenue: The site has no frontage on .Hickory Avenue, a collector street with a signalized intersection with f=airviQw Avenue, The pistrict be[ieyos that a connection to Hickory Avenue could provide necessary circulation and access to Fairview Avenue. The. District~encourages the applicanYto discuss these possibilities with the adjaoent1and awrrer (a church). Raver Valley.: Tire applicant has proposed exfending River Valley only partially into the site.. Staff'Comment: The- applicant has not adequately addressed the continuation of River Valley into the western quadrant of this development This area of the development will require some rede$ign by the appltcarit. ACCESS TO EAGLE ROAD- Ttreapplicant-has proposed rlght~ininght-out driveways on both the east and west sides of Eagle Road. located approximately 118 mile~north of Fairview Avenue. The applicant has proposed.% driveways on-Moth the east and west sides of Eagle Road located approximately 1/4 mile nptth of Fairview Avenue. The applicant is; proposing rigtrt-inlright-out driveways on both the east and the west side of Eagle Road 1/$ mile south of the proposed % mite signal at River Valley. The Exhibit $ applicant is proposing a signalized' Infersection with ~agte Road of the. Y mile location (River Valley Street). Staff Comment; District staff is not supportive of any of the proposedl/8 mile right-inlright~ut driveways. The Dist~ct.recognizes 4hat ultimately the decision.. fo€, ahe acx.~ss poir~is on Eagle Road wifl be made by the City of Meridiarn and: RD. Wowe~er, the District pursued the designation and the requirement for the ~/ mite cpllector streets (River Valley,and Allyn Way/Recoeds Avenue) in order:to provide alternatives .for•access, rather than granting additional acxess points to the State Highway system. These cammerrts: are preliminary in nature,. anti the District a~cipates submitting a more complete analysis.-after the applicant has, provided the necessary traffic inrpactstudy. Ff`you have. any questions; please feel free to confect me at 208-387-6171. Sincerely, Lori aen Efartog Planning, Review Supervisor Right=of-lNay & Development Services CG: Project fife Exhibit B C. Legal Description & Exhibit Map I ~ ~® ~ O' ':E ^u~ { 6. N 1 iN C . • I ..~-,.. s._..1. .. ... ' Boundary Description Merldlnn Town Center Rezone Jo61`'0: 6077070:00 A parcel of'laad situate in rite east half of the southeast quarter ot` Section 5, Township3 North, Range :1 East, ttie southwest quarter and the west .half ba the southr~est quarter. of the :southeast yuartex of Section 4,1'ocvnship 3 ~lorth, Range I East, Boise Mcxidian; Ada. €~ ~ County,ldahQ, and being more particularly described as follows: ,i ~`"~ Commencing at a brsiss cap maraangthe sou8teast comer of Section 5, Township 3 North, P~:»~~~_ ' Manse f East, Boise 11+leridian, the POINT OF )~>rGTt~i1~1L\t3i ' ~~5~`~i~ ~~ r~~ ~~.~. E~!Oi1r,n 8NIM6 i' 1 '~~~ ; : ~ c.,,o~~,.a~ ARG Nf~LCtY PE ''x ~ ;f~4~ 1 L.Nn . sunvcr -~ ~j Lt93fds1 W.i'neirg fiaeekCilve faplo. (p •636]6 rr+xoalra6s3oo Fz za~t246:a3m virrn,+~rp9eayas?ean Www;wrgte~gn;tom Thence S89°4ti"SCE"W, ,13.22.1.1 feet along the south line of the east ltal~'of the southeast quarter of Section 5. to the southwest corner iif rite east:half of the :southeast quartos of Section 5; 'T'hence ~N00°OG'S6"E; 45:2.8. feet along the west'line of the oast half of ihc. southeast yuarer of%Section 5 to,a SB inch rebar 6n the north right-of-way lino of East Fairview Avenue; Thence N00°06'SG"E, 7265.40 feet along the west tineof the east half of the southeast quarter of Section 5 to: a 518 inch rebar marking the southeast cornet of Packard Subdivision No.. 4, Book 82 of Plats at Page 9064, records of.Ada. County;. 'fhencc 1300°0T i 3"13, Ti l .ti9 feet along the east line of Packard "Subdivision No. 4, to "a 5i8 inch rebarmarking tho southeast comer of Packard Stibdivsign No. 3, Book $0 ofPIats at Page 8ti87, recozds ofAda Countys 'T'}tence lYt)f?°t?7'13"E, 239.3:1 feet along the east line of,Packard Subdivision No: ~, to the south right-of--.way line of East Chateau Ihive,• Tlience,N89°Sl'06"~?; 91.55 feet along the southrig~t-of.-way line of.EastChateau :Drive;. Thenoa 709:96 fees qii a curvo to the Left having a radius 70.QQ feet; a certral angle of 90°Ot)°00", a chord bearing ofN44°51.' Otz"E; and r- chord length of 98.99 feet, along said rigfit=oftuay line; Thence N00°08'54"VJ, 289:87 feet along the said east right-of way sine to the north line offhe east half of the southeast qufuter of Section S.t Thence. N$9°55'28"E; 721.26 Meet along the north line ot't}te east half of. the southeast quarter of Section. 5; Thence S20°34.':1.4"11;:4$:04 feet; Page i. oft"": l _ ~ Exhibit C _Vleidan Town C:entcs; ltezonc continued..: .ARP VAt_ ~t:V .. , BY ~ 2:3 "~' ,. ~rn:V~j~cFr `T'hence N89°55'2$"E, 356.73 teet parallel with the north line of the east lialfof the southeast quarter ofSection 5 to the west righigf--way Iioe of North. Eagle Road; Thence .iV89°35'28" l?, 7G.U0 feet parallel with the north line of. the east 1~aIf of the southeast. quarter of Section. 5 to the West line of the, southwest quarter of Secrion 4; Thence iY00°90'43'"E; 45:At) feetalong. the west line of"the soutltcvest quarter of Section ~{ to a brass cap tnarling the west quarter-section: comer ofSection-4; Thence N89°ST'Ol "~, 70.00 :feet along the north line o£ the southwest quarter of Section 4 to a brass cap right-of way •monument, Station 142-h26.5,:on ,the east xight- of:~vay Iine of I~oith Eagle Road.; 'Thence.I~;89°Sl'Ol "F, .9258.28.' fleet along the _north Line o£the southwest quartet of Section, A~ to a 518 inch rebar marking. the neater=west sixteenth-section corner; Thence N89°50'47"E, 133Q.6$ feet-along the north Iine of tI?e "southwest quarter of Section 4 to a 3/8 inch rebar iuarking'the. northeast cort-er of the svntliwest quarter. of Section 4; Thence $OQ°10'49"W, 1314.93 feet al_ang the east line of the southwest quarter of Section 4 ~to a 1/2 inch, rebar marking the southwest comer of Clover Ivleadaws Subdivision. No. 3, Book 2Q of Plats iti Page 152'4, records of tlda Count}, Thence N89°5$'3!1"E,, 662.g7.fcet along'the south line of Cloverlvleadows Subdivision No. 3, to a 112 inch rebar marking the northwest corner of Venture Subdivision, Book 2T of, Plats at Page. l 704,. records of Atla County; Thence St)0?04'25"6J; 12tii6.52 feet along the west line of Venture'Subdivision to the north right-of-way line of East t~airviev~ Avenus; Thenco ccmtinuing Sd0't)4'23"W, 59.74 feet to 'the loath line of Section 4,; T'heitce.N89°46'39"W f~9.76 feet along the south lineof the west baif of the southwest quarter of the southeasE: quarter of Section 4 to a• 5/$ inch rebar marlaug the south.quarter=sectiion corner of-Section 4; T'tteitceN89°4b'I7'=V-r, 26S9.S1 feet` along the south.line of the.southwest quarter Section 4 to the POINT OF .13}?GIN4~;ti`IG. 'Ihcobove-described :parcel cwntains 25$.39 acres, more or less: Subject to any. existing easertrencs grights'=of-way of record or. appat~cnt. ®~~~~ ,liege 2.sAf 2. u .1= s . ~ ,s =a _ ".~ n e. Exhibit C RE!l,1,, PP VAl aY ~iEi21L.tAN btJCtF. KS ~. '~ rs m ~, 4 Y• 5~ .N ~= :~ t.B GItftVE T CURVE. eNGiH .RADIUS ABLE. 0£ltA ' t3;.,AR?~C' CHARq' C1 t09>96 20.00 - ~ 0'00' -NK- t sJ0:89 ~E fanve+v .Ave 8osis Of &80r~4, 'itJ3 E wh!tdi~i cr¢aa CtF. Ee~le, oii+s 8SSf6 T,et'm&2468900 Fac.2,g8~8EJ2D ANNEXAT1aN EXH481T -Se:sian Comer p~ -Quattin-SetSonCamet . ~ -Beitdaryl:ine _- - $17C1TOfl~t% i~tAVYt bl0auows St~d.:-tl3icn PRO.lECT N0.60770~O.OB DATE= OSft6/Q7 sr= ows SCAI:E• 4' • 600'' SHEET NO. 1 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. 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 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. Staff 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, Staff finds that the proposed commercial district will be in compliance with the specific district regulations. Staff 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, Staff finds that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare. Staff recommends that the Commission and Council rely on any oral or written testimony that maybe provided when determining this finding. d. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; and, Staff finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. e. The annexation is in the best of interest of the City (UDC 11-SB-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. Staff finds that all essential services are available or will be provided by the developer to the subject property and will not require unreasonable expenditure of public funds. Ian accordance with the findings listed .above, Staff finds that Annexation and Zoning of this property to C-G would be in the best interest of the City, if the applicant enters into a Development Agreement (DA) with the City, as mentioned in Section 10 of the Staff Report. Exhibit D CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 2, 2006 2. Variance Findings: The City Council shall apply the standards listed in Idaho Code 67-6516 and all the findings listed in Section 11-SB-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: If the City Council grants the variance for the requested access points to SH 55/Eagle Road, it would grant a right or special privilege that is currently prohibited not only in the C-G zone but for all new development adjacent to state highways. Public access points are available to this site from Fairview Avenue, River Valley Street, and Venture Street. Therefore, Staff does not find that the request is consistent with UDC 11-SB- 9E-l, as it would grant a right or special privilege that is not otherwise allowed in the C-G district. However, due to the size of this site and the intensity of land uses proposed, Staff believes that without at least some of the proposed access points to SH 55, it would be very difficult for this site to develop as proposed. b. The variance relieves an undue hardship because of characteristics of the site; Staff finds that no physical characteristics of the site exist which demand access points be constructed on SH 55/Eagle Road. As previously stated, the subject site has other access points to public streets adjacent to the property. c. The variance shall not be detrimental to the public health, safety, and welfare. 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 only a few locations. Frequent access points do increase congestion and limit efficiency. And as traffic congestion increases, so does the likelihood of traffic conflict and the potential for accidents. Staff finds that granting the proposed access points to Eagle Road would contribute to the existing congestion problems on SH 55/Eagle Road. This maybe detrimental to public safety. Exhibit D