HomeMy WebLinkAboutStaff ReportCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF 1 202007
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STAFF REPORT Hearing Date: November 1, 2007
TO: Planning & Zoning Commission
FROM: Bill Parsons, Associate City Planner
(208) 884-5533
SUBJECT: Strada Bellissima
• CPA-07-012
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Comprehensive Plan Map Amendment to change the land use designation
from Low Density Residential to Commercial, by the Strada Bellissima
Commercial, LLC
• RZr07-013
Rezoning of 1.76 acres from L-O (Limited Office) to C-N (Neighborhood
Business District)
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The subject Comprehensive Plan Amendment (CPA) application proposes to amend the Future Land Use
Map of the Comprehensive Plan. The applicant, Strada Bellissima Commercial, LLC, is proposing to
change the existing "Low Density Residential" Map designation to the "Commercial" designation for
1.76 acres. Concurrent with the CPA request, the Applicant has applied for rezoning (RZ-07-013) of 1.76
acres from L-O (Limited Office) to C-N (Neighborhood Business District). The applicant is requesting
the rezone to allow retail and restaurant uses adjacent to the existing residential development. As part of
the Strada Bellissima approval, the City Council approved a 20% land use exception for the commercial
(office) portion of the development. The subject out parcel was not part of the original Final Plat
approval; however it was annexed and zoned L-O in 2006.
The property is located on the northwest corner of Meridian Road and Victory Road in Section 24,
Township 3 North, Range 1 West, B.M. The property currently lies within Meridian City limits and is
zoned L-O (Limited Office).
The commercial (office) portion of the Strada Bellissima development is primarily along Meridian Road.
The parcels subject to the rezone are located off of Victory Road just west of the office lots adjacent to
Meridian Road. Currently there is a dentist office on Lot 4 and Lot 5 is under construction with an office
building. This rezone is contingent upon approval of the concurrent map amendment (CPA-07-012) to
"Commercial." If approved, this amendment would not change the Future Land Use Map designation for
any other parcels or for any other features of the Comprehensive Plan.
Per Idaho Code, Comprehensive Plan Map Amendments are allowed only every six months. It has been
more than six months since the Comprehensive Plan Future Land Use Map has been amended. The
previous recommendation of an amendment to the land use map by the Commission occurred on Apri15,
2007. This time frame exceeds the minimum six month requirement between the last and the current map
amendment request.
Strada Bellissima -CPA-07-012 & RZ-07-013 Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007
2. SUMMARY RECOMMENDATION
Staff has provided detailed analysis of the applications below. Staff supports the Comprehensive Plan
Amendment and rezone requests. Staff believes "Commercial" Land Use Map designation and zoning
designations for the subject property would be in the best interest of the City. Staff recommends
approval of the request to amend the Comprehensive Plan Future Land Use Map to the
"Commercial" land use designation and rezone the subject property to C-N, as presented in the
staff report for the hearing date of November 1, 2007.
3. PROPOSED MOTION
Approval
I move to recommend approval to the City Council of File Numbers CPA-07-012 and RZ-07-013, as
presented in the staff report for the hearing date of November 1, 2007.
Continuance
I move to continue File Numbers CPA-07-012 and RZ-07-013, to the hearing date of (insert date), for
the following reason(s): (You should state specific reason(s) for continuance.)
Denial
I move to recommend denial to the City Council of File Numbers CPA-07-012 and RZ-07-013, as
presented in the staff report for the hearing date of November 1, 2007, for the following reasons:
(You should state specific reasons for denial.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address /Location:
Northwest corner of Victory Road and Meridian Road
Section 24, Township 3 North, Range 1 West, B.M.
b. ApplicandOwner:
Strada Bellissima Commercial, LLC
9560 W. Pebblebrook Lane
Garden City, Idaho 83714
c. Representative: Michael Crawford, Pinnacle Engineers, Inc.
d. Present Zoning: L-O (Limited Office)
e. Present Comprehensive Plan Designation: Low Density Residential
f. Applicant's Statement /Justification:
The Applicant requests a CPA of the property from a low density residential designation to a
commercial designation to allow for restaurant and retail uses. The subject parcels were zoned L-
O as ause exception with the previous approval of the Strada Bellissima Planned Development. It
is our contention with the addition of these services, the potential is there to reduce vehicle trips
and provide services within walking distance of the surrounding residential subdivisions. Please
see the Applicant's narrative for more information.
Strada Bellissima -CPA-07-012 & RZ-07-013 Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007
5. PROCESS FACTS
a. The subject application will, in fact, constitute a Comprehensive Plan Amendment as determined
by City Ordinance. By reason of the provisions of the Idaho Code, Title 67, Chapter 65, and UDC
11-SA-2D, a public hearing is required before the Commission and the City Council on this
matter.
b. The subject application will, in fact, constitute a rezone as determined by City Ordinance. By
reason of the provisions of UDC 11-2A-2D, a public hearing is required before the Commission
and the City Council on this matter.
c. Newspaper notifications published on: October 15, 2007; October 29, 2007
d. Radius notices mailed to properties within 300 feet on: October 5, 2007
e. Applicant posted notice on site by: October 22, 2007
6. LAND USE
a. Existing Land Use(s): Vacant land.
b. Description of Character of Surrounding Area: A mix of developed and undeveloped commercial
uses along the Meridian Road Corridor and residential uses surrounding the proposed and
existing commercial uses.
c. Adjacent Land Use and Zoning:
1. North: Single-family residential, Strada Bellissima Subdivision No. 1, zoned R-4
2. South: Vacant Land, zoned RUT (Ada County)
3. West: Single-family residential, Strada Bellissima Subdivision No. 2, zoned R-4
4. East: Retail and Landscape Nursery, Mussell Corner and Emerson Park, zoned C-G
d. History of Previous Actions: In 2004, City Council granted approval for the annexation and
zoning (AZ-04-028) of approximately 43.8 acres to R-4 (medium Low Density Residential) and
L-O (Limited Office); preliminary plat (PP-04-038) approval of 90 residential lots and 14 office
lots; and conditional use permit for a mixed use planned development of residential and
commercial (office) uses.
The office lots were final platted (FP-OS-022) in 2005 as part of Phase 1 for the Strada Bellissima
Subdivision No. 1.
In 2006, the City council approved the annexation and zoning (AZ-06-002) of 0.43 acres to L-O
(Limited Office) for an out parcel.
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: W Galvani Drive
Location of water: W Galvani Drive
2. Vegetation: N/A
3. Floodplain: N/A
4. Canals /Ditches /Irrigation: The Ridenbaugh Canal transverses along Victory Road south of
the subject property.
5. Hazards: Staff is not aware of any potential hazards on this site
Strada Bellissima -CPA-07-012 & RZ-07-013 Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007
6. Proposed Zoning: C-N (Neighborhood Business District)
7. Size of Property: 1.76 acres
£ Summary of Proposed Streets and/or Access (private, public, common drive, etc.): No direct Lot
access is permitted onto Victory Road. Access to Victory Road will be from S. Alfani Way and
access to the subject property will be from W. Galvani Drive. All internal streets and access
points are already constructed for the subject property.
6. COMMENTS MEETING
On October 12, 2007, Planning Staff held an agency comments meeting. The agencies and departments
present included: Meridian Fire Department, Meridian Police Department, Meridian Parks Department,
and the Meridian Public Works Department. Staff has included all comments and recommended actions
in the attached Exhibit B. However, because this is only a CPA and RZ, comments are for informational
purposes only.
7. CITY OF MERIDIAN COMPREHENSIVE PLAN POLICIES AND GOALS
This property is currently designated "Low Density Residential" on the Comprehensive Plan Future Land
Use Map. The applicant is requesting a map amendment to "Commercial" to allow retail and/or restaurant
uses for the subject property. The requested "Commercial" designation is meant to provide a full range of
commercial and retail uses to serve area residents and visitors.
Idaho Code 67-6508 states that "the plan shall consider previous and existing conditions, trends, desirable
goals and objectives, or desirable future situations for each planning component." Staff has reviewed the
subject CPA and RZ applications and offers the analysis and recommendations contained herein for the
Commission and Council's consideration. Please see Exhibit D for detailed analysis of the required
findings for a Comprehensive Plan Map Amendment and Rezone.
Staff finds the following Goals, Objectives, and Action items contained in the 2002 Comprehensive Plan
to be applicable to these applications (Staff analysis is in italics below policy):
• Chapter VII, Page 105 -Definition of "Commercial":
"This designation will provide a full range of commercial and retail to serve area residents and
visitors. Uses may include retail, wholesale, service, and office uses; multi-family residential; as
well as appropriate public uses such as government offices. Within this land use category,
specific zones may be created to focus commercial activities unique to their locations. These
zones may include neighborhood commercial uses focusing on specialized service for residential
areas adjacent to that zone."
Due to the size of the property (1.76 acres) and its adjacent location to commercial and
residential lots, Staff believes this is a viable location for some limited retail and restaurant uses
for the residents and future employees in the area.
• Chapter V, Goal III, Objective D, Action 5, Page 43 -Require all commercial and industrial
businesses to install and maintain landscaping.
The site is already improved with street buffer landscaping on W. Galvani Drive, Victory Road,
and S. Alfani Way; internal parking lot landscaping; and perimeter landscaping that is adjacent
to vehicular use areas.
Strada Bellissima -CPA-07-012 & RZ-07-013 Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007
Chapter VII, Goal I, Objective B, Page 109 -Plan for a variety of commercial and retail
opportunities within the Impact Area.
Under the current L-O zoning district, the site is prohibited from having retail uses and requires
CUP approval for restaurant uses on the site. The GN zoning district allows both retail and
restaurant uses (among others) as principally permitted uses. Therefore, if the subject rezone is
approved, Staff believes that the potential retail, restaurant and associated office uses do, in fact,
contribute to the variety of services located within the area and will complement the existing and
anticipated commercial and residential uses adjacent to the site.
• Chapter VII, Goal III, Objective A, Action 1, Page 111 -Ensure that adequate public services,
including transportation, for existing and future development are provided.
City services are currently available to the subject property.
• Chapter VII, Goal IV, Page 112 -Encourage compatible uses to minimize conflicts and
maximize use of land.
As noted above, there are residential uses to the north and west and office uses to the east. The
subject site is separated from any adjacent residential use by a public street. Further, Staff
believes that the proposed "Commercial " land use designation of this property will be
compatible with the existing L-O zoned properties east of the site. Currently the subject property
is zoned L-D which is one of the four commercial zones allowed with a Commercial Land Use
Designation. Both the L-O and the GN zoning districts are considered transitional zoning
districts and either should have minimal impact on the surrounding residential uses.
• Chapter VII, Goal N, Objective D, Action 5, Page 114 -Require appropriate landscaping and
buffers along transportation corridors (setback, vegetation, low walls, berms, etc.).
The property is currently vacant; however a 35 foot wide street buffer has already been installed
along Meridian Road. Additionally, a 20 foot landscape buffer is required adjacent to Victory
Road, as previously approved with the final plat of the Strada Bellissima Subdivision No. 1.
9. STATE REQUIRED COMPREHENSIVE PLAN ANALYSIS
Idaho's counties and cities are required by law, Idaho Code 67-6508, to prepare, implement, review, and
update a comprehensive plan which outlines goals and policies for land use. Fourteen elements which
must be addressed in the plan are listed in the Code. It is the detailed ordinances that then spell out how
these policies are to be achieved.
The order in which the following policies are presented implies no order or priority.
a. Community Design
The purpose of this element is to ensure a pattern of planned growth resulting in orderly and
attractive developments within the City of Meridian. As is applicable to the subject application,
the City should encourage the clustering of commercial development at or near existing arterials
and collector roads and require landscaping of new development to provide beautification. All
future construction and establishment of new uses on the subject site will require Certificates of
Zoning Compliance. Staff will ensure that future development on this site will comply with any
and all applicable design and landscaping standards, as provided for through the Unified
Development Code.
b. Population
The City of Meridian must ensure that population growth is accommodated in an orderly pattern.
Residential and commercial developments must be easily served by City infrastructure and public
services. Staff believes that all necessary services are currently available to the subject site.
Strada Bellissima -CPA-07-012 & RZ-07-013 Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER I, 2007
c. Housing
The City of Meridian is charged with ensuring adequate and attractive living environment which
meets the needs of City residents of different ages, family sizes, lifestyles, and income levels. As
the site is currently designated for commercial uses, and proposed for commercial uses, Staff
finds that this element is not applicable to the subject application.
d. Economic Development
Meridian's economic base has been gradually shifted over the last 20 years from afarming-based
economy to a retail, service, and manufacturing-based economy. During this time, local policy,
with regard to the types of lands needed to support the economic and employment needs of the
community, has also changed. The 2002 Comprehensive Plan forecasts the need to continually
adjust the provision of commercial lands in order to gradually broaden economic opportunity
throughout the City.
The subject property is currently zoned for commercial uses. The applicant is requesting the
rezone to C-N to accommodate retail and restaurant uses within the development. Staff believes a
mix of commercial uses adds to economic viability of the City.
e. Public Services, Facilities, and Utilities
The property involved in this request has access to existing public facilities and services that are
sized at commercial levels.
£ School Facilities and Student Transportation
The purpose of this element is to direct new residential development to areas with adequate
school facilities and student transportation. Therefore, the subject application does not apply here.
g. Transportation
The purpose of this element is to promote an efficient and safe transportation system within the
City. Staff believes the proposed plan amendment will not negatively impact transportation
within the City of Meridian. The subject site does not have direct lot access to Victory Road. The
intersection at Victory Road and Meridian Road has been improved as a signalized intersection.
Staff believes these changes can accommodate the increased road traffic that will be generated
from retail, restaurant, and office uses.
h. Natural Resources
The purpose of this element is to promote conservation of areas of natural significance, where
appropriate. Staff does not believe that the use of this property, as proposed, will significantly
pollute or degrade the natural environment.
i. Special Areas
The subject amendment does not directly impact any lands zoned for open spaces, natural
resources, or scenic areas, nor does the parcel contain any known significant natural resources.
j . Hazardous Areas
The purpose of this element is to ensure regulation of development in hazardous areas, such as
floodplains, unstable slopes, etc. The subject property falls within Flood Zones "X" of the
Ridenbaugh Canal, to the south of the site.
Strada Bellissima -CPA-07-012 & RZ-07-013 Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007
k. Recreation
Recreation resources within Meridian include seven City parks totaling approximately 210 acres.
The City is in process of developing new park facilities. The City also maintains several
pathways. A ten foot multi-use pathway has already been constructed on the site in accordance
with the City's Pathway Network.
1. Land Use
The policies of this element are presented in the Comprehensive Plan Land Use Map. The Map is
a graphic representation of the policies and goals of Meridian's Comprehensive Plan. The Map
has been prepared to identify suitable areas for future residential, commercial, and industrial
development. The Map is designed to be a projection of growth patterns for the City. Therefore,
the Map is to be used as a guide for decisions regarding request for land use changes. The subject
site has already been approved for commercial (office) uses. By changing the land use
designation to Commercial, the property will be in conformance with the Comprehensive Plan.
However, Staff fmds the proposed retail and restaurants are more intense than professional office
uses. Due to the size of the property, staff believes it should not negatively impact the
surrounding residential neighborhoods.
m. Implementation
The City provides the necessary staff and facilities to administer and enforce the policies and
goals of the Comprehensive Plan. The City of Meridian Planning Department will administer the
Comprehensive Plan and its policies, under the direction and supervision of the Meridian City
Council. The Planning & Zoning Commission is also authorized by the Council to review,
approve and make recommendations on proposals affecting the public's interest in land use.
n. Property Rights
The purpose of this element is to ensure that the land use policies, restrictions, conditions, and
fees do not unconstitutionally violate private property rights, and establish a consistent review
process that enable the city to ensure that any proposed actions will not result in an
unconstitutional taking of private property without due process of law. Staff believes that the
Comprehensive Plan Land Use Map change would not unconstitutionally deprive the property
owner of economically viable uses of the subject property, as the request was initiated by said
owner, Strada Bellissima Commercial, LLC.
10. UNIFIED DEVELOPMENT CODE ANALYSIS
The Applicant is requesting that the property be rezoned from L-O to C-N. If the concurrent CPA
application is approved and the Comprehensive Plan Future Land Use Map designation is amended to
"Commercial," the requested rezone to the C-N zoning district would comply with the new Map
designation for this property. It also important to note the current L-O zoning district would also comply
with the proposed Commercial land use designation.
The rezone legal description prepared by Kevin N. Sorensen, PLS, dated June 4, 2007, is accurate and
meets the requirements of the City of Meridian and State Tax Commission.
All future uses on this property should not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general welfare by reason
of excessive production of traffic, noise, smoke, fumes, glare or odors, and should be constructed in
accordance with City of Meridian ordinances in effect at the time of development.
a. Zoning Schedule of Use Control: UDC 11-2B-2 lists uses that are principal permitted (P),
accessory (A), conditional (C), or prohibited (-) within the proposed C-N district. The proposed
Strada Bellissima -CPA-07-012 & RZ-07-013 Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007
restaurant and retail stores to be located on-site are principally permitted within the C-N zone.
(See UDC Table 11-2B-2 for a complete list of allowed uses in the C-N zone.)
In consideration of the applicants request, Staff reviewed the allowed uses in both the C-N & L-
Ozones contained in UDC Table 11-2B-2 and determined the following: day care (group),
churches, educational institutions, financial institutions, personal or professional services and
healthcare or social services are examples of uses that are permitted in both the C-N & L-O
zones; art studios and retail stores are permitted uses in the C-N zone and outright prohibited in
the L-O zone; outdoor recreational facilities, building supply stores, drinking establishments,
drive-through establishments and fuel sales facility are conditional uses in the C-N zone and
outright prohibited in the L-O zone; animal care facilities, indoor recreational facilities,
laundromats and restaurants are a conditional use in the L-O zone and principally permitted in
the C-N zone. Other conditional uses required in both the L-O and C-N zoning districts
include: nursery, residential care facility, civic centers and vertically integrated residential
project. Further, the UDC requires a 20-foot wide landscape buffer to adjoining residential land
uses in the C-N and L-O zone and both districts are considered transitional zoning districts to
residential developments. After reviewing the allowed uses in each zoning district, staff
believes the proposed retail and restaurant uses are compatible with the nearby office and
residential uses and will provide a mix of commercial uses within the Strada Bellissima
Development.
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 (4)
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. Special Considerations
1. UDC 11-SB-3D2 provides the Planning & Zoning Commission and City Council the
authority to require a property owner to enter into a DA with the City of Meridian that
may require some written commitment for all future uses. Due to the small size of the
subject property, staff believes that a DA is not necessary in this instance. However,
if the Commission or Council feels that a DA is necessary to ensure that this property is
developed in a fashion that is consistent with the Comprehensive Plan and does not
negatively impact nearby properties; Staff recommends a clear outline of the
commitments of the developer being required.
d. Access: Per the conditions of approval for the final plat, no direct access on Victory Road is
permitted. Access points have been previously approved with the fmal plat.
e. Landscaping: No landscaping improvements are necessary at this time, as all applicable
landscaping requirements have previously been met. All the necessary landscaping was approved
with the Strada Bellissima Final Plat (FP-OS-022). Any future development or change in use on
the subject site may require installation of additional landscaping. Staff will evaluate this at the
time of submittal for Certificate of Zoning Compliance.
f. Certificate of Zoning Compliance (CZC): The Applicant shall be responsible to obtain a CZC
permit from the Planning Department for all new construction or a change in use on the site prior
to issuance of building permits. NOTE: If any future building(s) on this site are greater than 7,500
square feet, they will be required to go through the design review process.
11. RECOMMENDATION
Strada Bellissima -CPA-07-012 & RZ-07-013 Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007
City Staff supports the subject CPA and RZ applications, as proposed. Staff recommends approval of
the request to amend the Comprehensive Plan Future Land Use Map to the "Commercial"
designation and rezone the subject property to C-N, as presented in the staff report for the hearing
date of November 1, 2007.
12. EXHIBITS
A. Drawings
1. Vicinity Map
B. Agency Comments
1. Planning Department
2. Fire Department
C. Rezone Legal Description
D. Required Findings from the Unified Development Code
Sh-ada Bellissima -CPA-07-012 & RZ-07-013 Page 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007
A. Drawings
1. Vicinity /Zoning Map
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007
B. Agency Comments
1. PLANNING DEPARTMENT
1.1 The rezoning legal description submitted with the application (dated June 4, 2007 stamped by
Kevin N. Sorensen, PLS) shows the property as contiguous to the existing corporate boundary of
the City of Meridian.
1.2 The Applicant should comply with all UDC requirements.
1.3 The Applicant should comply with all previous requirements of this site associated with
annexation, development agreement (instrument #106064913) and platting, as well any other
applicable permits or regulations that may be in effect for the Strada Bellissima Subdivision.
Staff's failure to cite specific ordinance provisions or terms of the Strada Bellissima Subdivision
does not relieve the Applicant of responsibility for compliance.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains in W Galvan
Drive. 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 W Galvan Drive. The
applicant shall be responsible to install water mains to and through this development, coordinate
main size and routing with Public Works.
2.3 The applicant shall provide a 20-foot common lot for all public water/sewer mains outside of
public right of way. The common lot shall be covered with a blanket easement to the City of
Meridian.
2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, 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.
2.5 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Plans shall 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.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
2.6 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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007
2.7 Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures
and inspections (208)375-5211.
2.8 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building permits.
2.9 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water.
2.10 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved 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 per Resolution 02-374.
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 any Section 404 Permitting
that maybe required by the Army Corps of Engineers.
2.14 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.15 All grading of the site shall be performed in conformance with MCC 11-12-3H.
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 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage
facility within this project that do not fall under the jurisdiction of an irrigation district or the
ACHD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
2.19 At the completion of the project, the applicant shall be responsible to submit record drawings
per the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
2.20 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical
locations are at street intersections and/or fire hydrants. Final design locations and quantity are
determined after power designs are completed by Idaho Power Company. The street light
contractor shall obtain design and permit from the Public Works Department prior to
commencing installations.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007
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'.
£ 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 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
3.6 Commercial and office occupancies will require afire-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.7 The 2 office/commercial lots will have an unknown transient population and will have an unknown
impact on Meridian Fire Department call volumes. The Meridian Fire Department has experienced
2612 responses in the year 2004. According to a report completed by Fire & Emergency Services
Consulting Group our requests for service are projected to reach 2800 in the year 2005 and 3800 by
the year 2010.
3.8 The Fire Dept. has concerns about the addressing of the existing house and the address being visible
from the street which the project is addressed off of. Please contact the Addressing Specialist at
898-5500 to address this concern prior to the public hearing.
3.9 All aspects of the building systems (including exiting systems), processes & storage practices shall
be required to comply with the International Fire Code.
3.10 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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007
3.11 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped throughout
with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or
903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183
m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet
(183 m).
3.12 Buildings over 30' in height are required to have access roads in accordance with The International
Fire Code Appendix D Section D105.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007
C. Legal Description
EXHIBIT "A"
RE-ZONE DESCRIPTION
A parcel of land, for the purpose of rezoning, being a portion of the SE1/4 of the SE1/4 of
Section. 24, Township 3 North, Range 1 West, Boise Meridian, City of Meridian, Ada
County, Idaho and Lots 2 and 3, Block 2, of Strada Bellissima Subdivision No. 1, as
recorded in Plat Book 93 at Pages 11265 thru 1.1268 records of Ada County, Idaho and
situated in said SEl/4 of the SE1/4 and mare particularly described as follows:
Commencing at an aluminum cap monument mazking the southeast corner of said
Section 24, from which, an aluminum cap monument marking the northeast comer of the
SEl /4 of said Section 74 bears N00°39' 10"E a distance of 2660.89 feet, thence along the
South line of said SEl/4 N89°20'52"W a distance of 480.13 feet to a point, thence
leaving said South line N00°43' 18"E a distance of 143.04 feet to 5/8 inch rebaz marking
the center line of West Victory Road and the POINT OF BEGINNING;
Thence leaving said centerline N00°43'18"E a distance of 59.25 feet to a 1/2 inch rebaz;
Thence slang the azc of a curve to the left having a radius of405.00 feet, an arc length of
63..58 feet, a central angle of 08°59'42", a chard bearing N73°33`48"W a distance of
63.52 feet to 1/2 inch rebaz;
Thence N09°35'10"E a distance of 155.39 feet to a point on the centerline of West
Galvani Drive;
Thence along said centerline S$9°20'50"E a distance of 246,87 feet to a 5/8 inch rebaz;
Thence leaving said centerline S00°39'10"W a distance 25.00 feet to a 1/2 inch rebaz;
Thence S89°20'50"E a distance of 19.50 feet to a 1/2 inch rebar;
Thence S00°39' 10"W a distance of 337.94 feet to a paint on said centerline of West
Victory Road;
Thence along said centerline and the arc of a curve to the right having a radius of 313.31
feet, an arc length of 137.80 feet, a central angle of 25° 12'01 ", a chord bearing
N62°27'49"W a distance of 136.10 feet to a 518 inch rebaz;
Thence continuing along said centerline NSO°11'15"W a distance of 34.59 feet to a S/8
inch rebar;
Thence continuing along said center line and the arc of a curve to the leR having a radius
of 350.00 feet, an azc length of 94.83 feet, a central angle of 15°31'31", a chord bearing
N57°57'01 "W a distance of 94.55 feet to the POINT OF BEGINNING.
Said parcel contains 76,809 square feet ar 1.76 acres more or less and is subject to all
existing easements and orrights-of--ways of record or implied.
Attached hereto is "Exhibit $" and by this reference is made a part hereof.
~~
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007
EXHIBIT "A"
REZONE EXHIBIT
A POR770ti OP T$8 881/4 6F 7'88 881/4 OF SECTION 24
T01'NBHZF S NORTH, BANGS 1 11ES7', 80188 3i8RID1AN
CITY OF 1[ERIDLIN, ADA COUH2Y. IDAHO
2007
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LINE TABLE -- - - SECnoN uNE
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CURVE TABLE "°""`-"-'- TiE uNE
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007
D. Required Findings from the Unified Development Code
1. Comprehensive Plan Amendment 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 amendment to
the Comprehensive Plan, the Council shall make the following findings:
a. The proposed amendment is consistent with the other elements of the Comprehensive
Plan.
Staff fmds that the proposed change to the Future Land Use Map does not conflict with other
elements of the Comprehensive Plan. (Please see Sections 8 and 9 for detailed analysis.)
b. The proposed amendment provides an improved guide to future growth and
development of the city.
The subject property was approved for commercial uses as part of a use exception granted by
City Council. The overall concept of the Strada Bellissima Subdivision was designed around
a mixed use community. Staff finds the C-N zone is appropriate for the site and will provide
more variety of commercial uses and contribute to the mixed use character of the
development. (Please see Sections 8 and 9 for detailed analysis.)
c. The proposed amendment is internally consistent with the Goals, Objectives and
Policies of the Comprehensive Plan and the Comprehensive Plan Land Use Map.
Staff finds that the proposed amendment is internally consistent with the Goals, Objectives,
and Policies of the Comprehensive Plan (please see Section 8 for detailed analysis). Staff
recognizes the existence of other commercially zoned properties inclose proximity to this
property and believes that the proposed commercial use of the property will complement the
existing uses in this area.
d. The proposed amendment is consistent with the Unified Development Code.
Staff finds that the proposed amendment is consistent with the Unified Development Code.
e. The proposed amendment is in the best interest of the City of Meridian.
Staff finds that the proposed Map amendment is in the best interest of the City.
2. Rezone Findings
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive
Plan;
The Applicant is proposing to rezone the subject property to C-N. Staff fmds that the
proposed zoning map amendment will comply with the applicable provisions of the
Comprehensive Plan if the CPA request is approved to the "Commercial" designation. Please
see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report for more
information.
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 1, 2007
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds that the proposed restaurant and retail uses are permitted uses within the requested
C-N zone. Staff finds that any future use and / or development of this property should comply
with the established regulations and purpose statement of the C-N zoning district.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning amendment should not be detrimental to the public
health, safety, or welfare. Staff recommends that the Commission and Council rely on any
oral or written testimony that may be provided when determining this finding.
d. The map amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the City including, but not
limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact upon
the delivery of services by any political subdivision providing services to this site.
Exhibit D