HomeMy WebLinkAboutMeridian Town Center AZ-07-012CITY OF MERIDIAN (E IDIAN�-
FINDINGS OF FACT, CONCLUSIONS ID A H o
OF LAW AND
DECISION &ORDER
In the Matter of the Request for Annexation and Zoning of 258.39 Acres from RUT & R6
(Ada County) Zoning Districts to the C -G (General Retail and Service Commercial) Zoning
District, for Meridian Town Center by CenterCal Properties, LLC.
Case No(s). AZ -07-012
For the City Council Hearing Date of: January 8, 2008 (Findings on the January 22, 2008
City Council agenda)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of January 8, 2008,
incorporated by reference)
2. Process Facts (see attached Staff Report for the hearing date of January 8, 2008,
incorporated by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of January
8, 2008, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the
hearing date of January 8, 2008, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code
codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of
Meridian has, by ordinance, established the Impact Area and the Amended
Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002,
Resolution No. 02-382 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code §
11-5A.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ -07-012
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4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not
impose expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which
shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon
the applicant, the Planning Department, the Public Works Department and any affected
party requesting notice.
7. That this approval is subject to the Legal Description, Conceptual Site Plan, and the
Conditions of Approval all in the attached Staff Report for the hearing date of January 8,
2008, incorporated by reference. The conditions are concluded to be reasonable and the
applicant shall meet such requirements as a condition of approval of the application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and
based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
1. The applicant's Annexation and Zoning request as evidenced by having submitted the
legal description and exhibit map, prepared by Michael Byrns, dated 8/20/07, is hereby
approved per the provisions in the Development Agreement;
2. The property described in the Annexation & Zoning legal description shall be zoned C-
G as recommended by Staff and approved by the City Council; and
3. A Development Agreement is required with approval of the subject annexation &
zoning application and shall include the provisions noted in the attached Staff Report
for the hearing date of January 8, 2008, incorporated by reference.
D. Attached: Staff Report for the hearing date of January 8, 2008.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ -07-012
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22``d
By action of the City Council at its regular meeting held on the day of
2008.
COUNCIL MEMBER DAVID ZAREMBA VOTED
COUNCIL MEMBER JOE BORTON VOTED
COUNCIL MEMBER CHARLIE ROUNTREE VOTED
COUNCIL MEMBER KEITH BIRD VOTED
TIE BREAKER
MAYOR TAMMY de WEERD VOTED
o
B AL
Copy served upon: v pplicant
Pianning Department
—5blic Works Department
City Attorney
Bji
Dated: ► -2�i
ity Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ -07-012
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008
STAFF REPORT
HEARING DATE: January 8, 2008 IAN*
,--
TO: Mayor & City Council
FROM: Sonya Watters, Associate City Planner
208-884-5533
SUBJECT: Meridian Town Center
• AZ -07-012
Annexation and Zoning of 258.39 acres from the RUT & R6 (Ada County)
zoning districts to the 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. (This is the annexation area, the actual property is approximately 244 acres.) 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 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 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.
After the original concept plan was transmitted to agencies, the Applicant submitted a revised
concept plan (dated September 27, 2007, included as Exhibit A.6), which added floors to proposed
Meridian Town Center AZ -07-012 & VAR -07-017 PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008
structures but did not change the layout of the structures. These changes are documented in a memo
attached as Exhibit A.8.
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 November 15, 2007, based on the Findings of Fact as listed in
Exhibit 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/COUNCIL 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 fixture
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 noted 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 a square -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 may be appropriate.
The Meridian Planning & Zoning Commission heard the AZ request on November 15, 2007. At
the public hearing they moved to recommend approval of the subiect AZ request.
a. Summary of Commission Public Hearing:
i. In favor: Ashley Ford, WRG Design (Applicant's Representative); Jean Paul
Wardy, CenterCal Properties (Applicant), Andy Wilk, CenterCal Properties
(Applicant); Lars Anderson, Bach Builders; Chris Brand, Petra Inc.; Michael
Ballantyne (representing the Kleiner's)
ii. In opposition: None
Meridian Town Center AZ -07-0'12 & VAR -07-017 PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008
iii. Commenting: Victor Villegas (representing Blue Cross of Idaho); Scott
Stanfield, Mason Stanfield Engineering (representing Bach Builders)
iv. Written testimony: None
V. Staff presenting application: Sonya Watters
vi. Other staff commenting on application: Anna Canning
b. Key Issue(s) of Discussion by Commission:
i. Pedestrian and vehicular traffic between the sites across Eagle Road;
ii. The extension of Records Road from Fairview Avenue north to River Valley
Road and the extension of River Valley Road from Eagle Road east to Records
Road;
c. Key Commission Change(s) to Staff Recommendation:
i. None
d. Outstanding Issue(s) for City Council:
i. The owner of the parcel west of Eagle Road questions the need for three
Pedestrian systems (the multi -use pathway along Eagle Road, the multi -use
pathway along the west property boundary, and the sidewalk associated with
the public/private street through the center of the site) on the property.
;.
Bruning & Andy Wilk, CenterCal Properties; Jim Rehberg-, Mike BaHanlym
(representing the l0eingriam1W
ii. In opposifime None
iii. Commenting* John Ringert, Traffic EnjjneerjUKjttjcson & Associates); Christy
Richardson : ill Scott Stanfield, Mason - ! I ' _ n"-..1
Bach Builders); JoAnn Butler (representing Developer
1 (representing
1iversi
-
Written i. J_I 1 1
V. Staff presenting appUcatione Anna Ca
Other _ _ staff - 1 I I_ I I_ • I a- I- ' on applicafime Steve _ - 1 1 1
Key _ ' of Discussion 1 1 .. _I_
i. The necessity 1_ all 1- the proposed a 1 1 1 1__ 1 II_ the/ '
R- 1 : 1
ii. Concern pertaining to the queuing of traffic using -the left -in access point to the
site from Eagle Road at thequa
The desire to obtain ACHD's 1( ITD's-mTrments 1n the
their analysis of the Traffic Impact Study priox to making a
1 Key Council o StafflCommission Recommgndafian
i. Include Development AgreemenLVxp.3jsions in DA :._ : DA #3, per :_ t l_I
letter dated January 8, 2008, as followso 1) "The applicant is required
with :_ .11 and _ _ D conditions prior 1 recei/ I ' : ! 1 1 :I forany 1 (. I '
permit an the site, Further, the CjU will not sign off on any occupancy car&
without f-. ving ACHD's signature1_!sign-off,:_
-!!. •all 1I 1is
_.
site are subject to ACHD's projed - .-
nents, regardless of th
application conditional permit, -ofzoning compfiance
2) "No details related to access to the site are approved with the subject AZ
application. The proposed 1 1 I on the major rerials should-h
Meridian Town Center AZ -07-012 & VAR -07-017 PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers AZ -07-
012 & VAR -07-017 as presented in the staff report for the hearing date of January 8, 2008, with the
following modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers AZ -07-012
& VAR -07-017 as presented during the hearing on January 8, 2008, 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 Numbers AZ -
07 -012 & VAR -07-017 to the hearing date of (insert continued hearing date here) for the following
reason(s): (State specific reason(s) for a continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
The subject properties are generally located on the northwest and northeast corners of SH 55/N.
Meridian Town Center AZ -07-012 & VAR -07-017 PAGE 4
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3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers AZ -07-
012 & VAR -07-017 as presented in the staff report for the hearing date of January 8, 2008, with the
following modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers AZ -07-012
& VAR -07-017 as presented during the hearing on January 8, 2008, 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 Numbers AZ -
07 -012 & VAR -07-017 to the hearing date of (insert continued hearing date here) for the following
reason(s): (State specific reason(s) for a continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
The subject properties are generally located on the northwest and northeast corners of SH 55/N.
Meridian Town Center AZ -07-012 & VAR -07-017 PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008
Eagle Road and E. Fairview Avenue, in the southeast Y 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: S1105449011; S1104346603; and S1104438800
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 1", 2007
(Commission); December 17, 2007 and December 31, 2007 (City Council)
c. Radius notices mailed to properties within 300 feet on: September 7"', 2007 (Commission);
December 14, 2007 (City Council)
d. Applicant posted notice on site by: September 21, 2007 (Commission); December 7, 2007 (City
Council
Meridian Town Center AZ -07-012 & VAR -07-017 PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008
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, Tweedbrook, 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 Irrigation: 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 may be 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
f. 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 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 '/2 mile north of Fairview 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 1 full -access point to Eagle
Meridian Town Center AZ -07-012 & VAR -07-017 PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008
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 1 full -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, 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 ACHD 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.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject site is designated `Mixed Use -Regional' on the Future Land Use Map. In Chapter VII of
Meridian Town Center AZ -07-012 & VAR -07-017 PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008
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 of non-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 of public 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 3S 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 set backfrom 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 of public recreation, commercial and residential uses. Staff
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
Meridian Town Center AZ -07-012 & VAR -07-017 PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008
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 IV, Objective A, Action 6: Require screening and buffering of commercial and
industrial properties and residential use with transitional zoning.
Upon development of the property, a 25 foot wide land use buffer will be required along the
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 complement 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 of Idaho. 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 IV, 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.
• 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
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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 55. 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 55, west of
the future Records Road and south of the northernmost access point shown to SH 55, 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 office 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 55. On the portion of the site that
is east of SH 55, 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 office, residential uses, and a 60 -
acre public park.
• 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
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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-2 lists the permitted, accessory, and
conditional uses in the C -G zoning district. Retail Stores, restaurants, financial institutions, fuel
sales facility, personal & professional services, 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 landscape buffer in feet
Local
10
Collector
20
Arterial
25
Landscape buffer to residential uses in feet)*
25
Maximum building height in feet
65
Maximum building size without design standard
approval as set forth in 11-3A-19 in sq are feet
200,000
Parking requirements
See Chapter 3 Article C OFF-STREET PARKING AND
LOADING REQUIREMENTS
Landscaping requirements
See Chapter 3 Article B LANDSCAPING REQUIREMENTS
*All setbacks shall be measured from the ultimate right-of-way for the street classification as shown on the
adopted Transportation Plan.
**minimum setback only allowed with reuse of existing residential structure.
***Where the adjacent property is vacant, the Director shall determine the adjacent property designation based on
the Comprehensive Plan designation.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
AZ Application: Please see Exhibit D for detailed analysis of the 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
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,
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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
A.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.6; Staff prepared a memo dated 10/10/07, included as
Exhibit A.8 that describes the revisions. Staff is including a provision that allows a change of
plus or minus 20% of the square footage of any individual retail/office/commercial building
or collection of buildings shown on the revised concept plan. Further, residential uses
should be developed on the property at a minimum total square footage of that currently
shown on the plan, not as a maximum, subject to market demand. If the applicant chooses
to remove the residential uses completely, they should get a modification to the DA. 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 may be 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. Because of
this, 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 1/Phase 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
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
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shops shown near the theatre location. Staff strongly supports the vertically integrated
residential/commercial 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 l/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 broken into six retail stores ranging from 20,000 square feet
to 60,000 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 a north -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
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
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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.
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. Staff would like to see an amenity like this
included in any future concept plan;
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 wherever possible and where consistent
with the design concept (provided in DA #3);
5) Staff likes the vertically integrated residential uses proposed above the shops (provided in
DA #3);
6) 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).
Staff is including the items discussed in this section, as well as other provisions listed
below, in the Development Agreements for this project.
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. 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 AA 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
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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, and architectural standards
applied to the parcel on the west side of Eagle Road when it develops through the
Development Agreement for that site as follows: 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 in compliance with entryway corridor design standards. To ensure a
minimum design standard, Staff is including a Development Agreement provision in DA
#2 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-313 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
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 1 full -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 1 full -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
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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 ACHD 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 Subdivision. 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
and believes that it will serve as a great amenity to this development and the community as a
whole.
Staff does not generally 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. Staff has included a DA provision
that requires the Applicant to demonstrate that there are safe and efficient drive aisles that do not
encourage speeding and cut through traffic (provided in DA #3).
A cross -access 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 may be 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
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accordance with the Eagle Road Arterial Study. These improvements include, but are not
limited to: capacity improvements, drainage facilities, landscaping, medians, and
pedestrian -level 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 corridors, 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.
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 11-313-7. 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 all 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 11-313-9.
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• UDC 11 -3H -4C.3 requires a ten -foot (10') multiuse pathway to be constructed within a
public use easement and pedestrian -level streetlights and landscaping consistent with the
Eagle Road Corridor 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
fagade, roof line recesses and projections along a minimum of twenty percent (20%) of
the length of the facade.
b. Primary public entrance(s): The primary building entrance(s) shall be clearly defined
by the architectural design of the building. Windows, awnings, or arcades shall total a
minimum of thirty percent (30%) of the facade length facing a public street.
c. Roof lines: Roof design shall demonstrate two or more of the following: a)
overhanging eaves, b) sloped roofs; c) two (2) or more roof planes; d) varying parapet
heights; and e) cornices.
d. Pattern variations: At least two (2) changes in one (1) or a combination of the following
shall be incorporated into the building design: color, texture and/ materials.
e. Mechanical equipment: All ground -level and rooftop mechanical equipment shall be
screened to the height of the unit as viewed from the property line.
2. Color and materials: Exterior building walls shall demonstrate the appearance of high-
quality materials of stone, brick, wood or other native materials. Acceptable materials
include tinted or textured masonry block, textured architectural coated concrete panels,
tinted or textured masonry block, or stucco or stucco -like synthetic materials. Smooth -faced
concrete block, tilt -up concrete panels, or prefabricated steel panels are prohibited except as
accent materials.
3. Parking Lots: No more than seventy percent (70%) of the off-street parking area for the
structure shall be located between the front fagade of the structure and abutting streets,
unless the principal building(s) and/or parking is/are screened from view by other
structures, landscaping and/or berms.
4. Pedestrian walkways:
a. A continuous internal pedestrian walkway that is a minimum of eight feet (8') in width
shall be provided from the perimeter sidewalk to the main building entrance. The
walkway width shall be maintained clear of any outdoor sale displays, vending
machines, or temporary structures. (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.
Meridian Town Center AZ -07-012 & VAR -07-017 PAGE 18
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008
d. The walkways shall have weather protection (including but not limited to an awning or
arcade) 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. The Applicant may submit design guidelines to
be included in their DA or in a modified DA. Any such design guidelines included in
an approved DA would guide the development of this area.
Certificate of Zoning Compliance: The purpose of a Certificate of Zoning Compliance (CZC)
permit is to ensure that all construction, alterations and/or the establishment of a new use complies
with all of the provisions of the UDC before any work on the structure is started and/or the use is
established (UDC 11-5B-1 A). 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 (DAs) 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 separate DA's be
prepared. 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.
Development Agreements:
Please see Exhibit A.3 for a map detailing the boundaries of land that will be incorporated into each
DA.
Specific Provisions for Development Agreement No.1 (Park):
• Agricultural use including production of crops, shall continue to be allowed after
annexation as an urban farm use, which is a principal permitted use under UDC 11-
4-3-28 and 11-211-2.
• 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
Meridian Town Center AZ -07-012 & VAR -07-017 PAGE 19
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008
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 11-313-7.
• 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;. this use shall not change along the
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.
• The following provisions that will guide staff in administering the concept plan over time.
This references the long term implementation of the concept plans and guides the Director
in how to determine consistency. 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. \
o In determining consistency, the Planning Director may allow a plus or minus 20%
change in square footage for any building, or collection of buildings, as depicted on the
concept plan.
o 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 substantially equal to or better in size and character than originally
depicted.)
o 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 without the
Planning Director's determination that the proposed use will be less of an impact on
adjacent residences. 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. 2 (I(leiner Ownership):
Background. The Applicant has shown a concept plan with 3 parcels to be retained by the Walter Kleiner
family ("Owner") following the closing of the transactions with Center Cal Properties and The Julius M.
Kleiner Memorial Park Trust:
1. Approximately 37 acres east of Eagle Road and north of the proposed CenterCal Properties
lifestyle center (the "North Parcel");
2. Approximately 20 acres north of Fairview Avenue, east of the proposed lifestyle center and
Records Avenue, and south of the proposed park (the "East Parcel"); and
Meridian Town Center AZ -07-012 & VAR -07-017 PAGE 20
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008
3. Approximately 72 acres north of Fairview Avenue and west of Eagle Road (the "West Parcel")
The concept plan for these three parcels is preliminary in nature and is likely to change given that
development may not occur for 5 to 10 years or even longer. Owner intends to select a quality
developer(s) for these three parcels. The proposed development agreement terms are designed to allow
the development of these 3 parcels to respond to future market conditions while assuring that the future
development is limited to appropriate uses and executed according to quality standards suitable to this
location.
Definition. -All references to "Owner" herein include a purchaser or other transferee of the Owner's
interest in part or all of the Owner's land (North Parcel, East Parcel, and West Parcel), unless the terms or
the context of the agreement suggests otherwise.
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Records Road and River Valley Road east of Eagle Road) Dedications. Prior to any other
land use approvals on the subject property, Owner shall dedicate the right-of-way to extend
Records Road from Fairview Avenue north to River Valley Road and to extend River
Valley Road from Eagle Road east to Records Road as an ACHD public street. Owner
shall make such dedication within the time required for CenterCal to construct the roadway
and related improvements. If right-oU-wayirecdw adjacent to the
northern propeM boundary of the site, cross -access shall be provided to the property
to the north so that a spite strip is not created_ Construction of River Valley -Street
and Records Road shall take place with the initial phase of the project.
• Zoning district and use limitations. The North Parcel, East Parcel, and West Parcel shall be
zoned C -G, general retail and service commercial.
o Owner is entitled to develop the following uses on the North Parcel, the East Parcel,
and the West Parcel, subject to the conditions of this agreement.
o Total retail gross floor area, shall be limited to 1,293,700 gross square feet. The uses
noted in Exhibit E are allowed as retail uses as provided in UDC 11-2B-2, as defined in
11-1A-1, and subject to any conditions or requirements provided by the special use
standards in 11-4-3-1 through 11-4-3-43.
o Total office gross floor area, shall be limited to 700,000 gross square feet. The uses
noted in Exhibit E are allowed as office uses as provided in UDC 11-2B-2, as defined
in 11-1A-1, and subject to any conditions or requirements provided by the special use
standards in 11-4-3-1 through 11-4-3-43.
Meridian Town Center AZ -07-012 & VAR -07-017 PAGE 21
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008
o Uses otherwise allowed in the C -G zone but prohibited by the agreement may be
allowed subject to Council review, approval and modification of agreement.
o As noted in the Comprehensive Plan, multi -family is appropriate in the Mixed Use
Regional designation. Therefore, multi -family development would be appropriate
within this DA boundary. (Multi -family is allowed as a conditional use in the C -G
zoning.) If Owner desires to do residential development other than multi -family, Owner
may request a rezone to a residential designation at a later date.
o Residential units may be constructed over retail or office buildings/floors (subject to
the vertically integrated residential standards of the UDC), in addition to the allowed
retail or office square footages, provided the building location does not violate the
residential buffer rules provided herein.
Exchange of Square Footage between Retail and Commercial and Vice -versa. Owner may
elect to increase the total allowed office square footage and reduce the total allowed retail
square footage in a 2:1 ratio. For example, Applicant may increase allowed office uses by
200,000 square feet and reduce allowed retail uses by 100,000 square feet. Owner may
elect to increase the total allowed retail square footage and reduce the total allowed office
square footage in a 1:2 ratio. For example, Applicant may increase allowed retail uses by
100,000 square feet and reduce allowed office uses by 200,000 square feet.
• Division of west parcel. The subject property shall be eligible for the short plat process.
Certificate of zoning compliance. Owner may apply for a certificate of zoning compliance
for development of the North Parcel, East Parcel, West Parcel, or any legally divided
portion of such parcels, or for a building or use. The application for the first CZC for the
applicable parcel or lot shall include a detailed site plan, a copy of the latest allocation plan,
and supporting documentation, as necessary, with sufficient detail to enable the Director to
verify that the applicable terms of this agreement are satisfied. The Director shall not
withhold a CZC provided that Owner presents a valid allocation plan and a detailed site
plan that does not exceed the office/retail square footages provided for such parcel/lot on
the allocation plan (see below, Allocation of retail and office square footage), and provided
the detailed site plan complies with the applicable terms of this agreement and all UDC
provisions as to matters not otherwise specified by this agreement.
Detailed site plan layout. Owner is not required to develop the North Parcel, East Parcel,
West Parcel, or legally divided portion of such parcels according to the initial concept plan
as submitted with the request for annexation; and shall be entitled to develop each legal
parcel or lot according to a detailed site plan provided by Owner including drive aisle
locations, walkways or pathways, building locations, building sizes, building uses allowed
by this agreement, parking lot design, and landscaping design, as designated by Owner
subject to the conditions of this agreement. The Director shall approve the detailed site
plan provided the site plan complies with the applicable terms of this agreement and all
UDC provisions as to matters not otherwise specified by this agreement. Owner shall
supply a copy of the detailed site plan, as necessary, to any potential buyer or lessee
seeking CZC approval.
• Allocation of retail and office square footage_ Concurrent with the DA approval, Owner
shall provide the Director an initial allocation plan showing Owner's allocation of the
Meridian Town Center AZ -07-012 & VAR -07-017 PAGE 22
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008
allowed retail and office square footages to the North Parcel, East Parcel, West Parcel,
and/or to any legally divided portion thereof. The initial allocation plan or a revised
allocation plan shall be valid provided the sum of the retail and office square footages
allocated to all such parcels or lots does not exceed the retail and office square footages
originally allowed to Owner by this agreement. Owner, with the consent of any transferee
or subsequent transferee of a parcel or lot who is affected thereby, may provide the Director
a revised allocation plan that changes the allocation of retail and/or office square footages
shown on the initial allocation plan.
o If a revised allocation plan reduces the a retail or office square footage allocated to a
parcel or lot for which a CZC had already been approved, then the Owner or transferee
shall be required to apply for and obtain approval of a new CZC prior to proceeding
with development of such parcel or lot.
• Where and/or when an applicant has an approved detailed site plan, the Director may allow
up to a 20% increase in square footage for any building, or collection or buildings shown
on the approved detailed site plan, without requiring a revised allocation plan for such
increased use. This only applies where applicant has provided an approved detailed site
plan; and may not be used to increase the overall square footage of the allocation plan.
• Buffers to residential use. In applying these buffer rules, a residential lot line shall be those
designated on Exhibit F.
o Owner shall provide a 25' wide landscape buffer, as required by UDC 11-3B-9 and 11-
2B-3, along the contiguous lot line joining the west boundary of the West Parcel and
the residential lot line of the Packard Estates Subdivision.
o Owner shall construct a 20' wide landscape buffer along the west side of Venture Street
beginning at a point that is due west of the west boundary of the Venture Subdivision
that is zoned residential and that lies closest to Fairview Avenue, and, except for access
streets or drives from Venture Street to the East Parcel, shall continue to the north
boundary of the East Parcel. This buffer includes the 10 foot wide street landscape
buffer required by UDC 11-3B-7 and 11-2B-3, plus an additional 10' buffer width,
with fencing on the west edge of such buffer, and a sidewalk or pathway allowing
access to the Kleiner Memorial Park.
o Development within 100 feet of the Packard Estates Subdivision residential lot line
shall be subject to the 25' landscape buffer and shall be further limited as follows.
Retail building or parking shall be prohibited within 100 feet of said lot line unless
Owner obtains conditional use approval. Office and residential development shall be
allowed, provided that residential development shall be subject to conditional use
approval. A perimeter drive aisle connected with retail or other uses, an approved
public or private road, curb, sidewalk, and/or buffer or perimeter landscaping may also
be placed in and count toward said 100 foot setback to retail use. No part of a private
or public road, including any sidewalk, shall be placed less than 60 feet from the
residential lot line of such subdivision, unless Owner obtains conditional use approval.
o No building over 26 feet in height shall be placed within 100 feet of the Packard
Estates Subdivision residential lot line contiguous with the West Parcel.
Meridian Town Center AZ -07-012 & VAR -07-017 PAGE 23
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008
• Off-street parking. Owner shall provide a minimum of one (1) parking space for every five
hundred (500) square feet of gross floor area of nonresidential uses, as provided by 11 -3C -
6.B. Required minimum residential parking ratios shall also be determined as provided by
UDC 11-3C-6.
o Upon review of the detailed site plan submitted with application for certificate of
zoning compliance, Director may request additional evidence from applicant regarding
parking coverage and may, subject to the standards of 11 -3C -6.B and if not satisfied,
subject to Council review, require revision of the site plan to provide additional parking
spaces for nonresidential uses, with a required ratio not to exceed four (4) per 1,000
square feet retail gross floor area, , and three (3) per 1,000 square feet office gross floor
area,. Owner shall prepare the revised site plan, as provided above, which shall comply
with the increased parking ratios as determined herein.
o The minimum parking stall width and depth and drive aisle width, and other design
requirements, shall be as provided in UDC 11-3-C-5, or in the alternative provided by
11-3C-7. The wheel restraint specified in UDC 11 -3C -5.B.3 shall not be required for
internal parking spaces not adjoining a property boundary, landscape islands, sidewalk
or pathway, building, or any similar development feature.
• Parking lot landscaping_ Owner shall provide minimum parking lot perimeter landscaping
and internal landscaping as required by UDC 11-3B-8, 11-3B-5 and 11 3B-6. Landscaping
shall be installed prior to occupancy for the applicable parcel or legally divided portion
thereof, as required by UDC 11-3B-14, subject to any extension provided under 11 -3B -
14.C.
• Building size. Placement of any building with over 200,000 square feet in retail gross floor
area shall require Council approval of a Development Agreement Modification.
• Building height limit. No building shall exceed a height limit of 65 feet, as provided and
defined by UDC 11-2B-3, except for additional height allowed according to the terms of
11-2B-3 Note 3, but shall increase in the event the UDC is amended to allow a greater
building height in the C -G zone.
• Eagle Road improvements. To the extent not constructed by CenterCal, Owner shall
construct improvements, as specified in the Eagle Road Arterial Study, along the west
boundary of the North Parcel, prior to occupancy on such parcel; and along the east
boundary of the West Parcel, prior to occupancy on such parcel. Owner shall not be
responsible for road capacity improvements or road medians, but shall be responsible for
the 10' multi -use pathway, landscaping, and pedestrian -level lighting. Street landscaping
shall also be provided prior to occupancy of the applicable parcel, either the North Parcel or
West Parcel, and shall be provided according to the specifications detailed below.
• Street landscaping and setbacks. Owner shall install street landscaping along any side of the
road that is contiguous with Owner's property and with minimum widths as specified in the
UDC, with exception of private roads; street landscaping shall not be required.
• Open space and amenities. Open space and amenities are required for residential uses only,
as provided by UDC 11-3G-1 through 11-3G-3, and shall not be required for nonresidential
uses, except as otherwise provided herein. Owner may provide open space in exchange for
additional height as allowed by Section 11 -2B -3A3.
Meridian Town Center AZ -07-0I2 & VAR -07-017 PAGE 24
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008
Pathways and walkways. Bike paths shall be provided if required by the terms of UDC 11-
3A-4 and/or if mandated by the applicable city code (UDC) and/or road agency, either ITD
or ACHD, along Eagle, Fairview, Records, and River Valley Roads. Sidewalks, walkways
or pathways shall be provided if required by the terms of the UDC and/or if mandated by
the applicable city code (UDC) and/or road agency, either ITD or ACRD, along public or
private roads.
Avenue to 'ver Valley Road in addition to the
10' multi -use pathway along 1 ag
Road on the west parcel. Owner shall not be required
to construct a third north --
south pathway for the West Parcel This second
pathway shall serve as the multi -use
pathway required by the Pathways Plan and shall
be generally situated in the western
one half of the West Parcel, from the general vicinity
of Ea
of the 1/&Mile line west gle
Road, with allowance made for the final location
of the 1/8 mile access on Fairview.
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in connection with the road. The pathway may be constructed as a detached 5'
sidewalk with 5' landscape strip or as a 10' multi -use pathway
Site internal drive aisles.
o North Parcel: The extension of Records Road shall be deemed to satisfy the
requirements of UDC 11 -3H -4.B.3. In addition to providing Records Road right-of-
way, Owner shall provide a minimum of two private or public north/south road or drive
aisles (drive # 1) connecting the north boundary of the CenterCal development to River
Valley Road. Owner shall connect to the CenterCal development at a minimum of two
locations and shall extend such connections to two separate access points at River
Valley Road. Owner shall sign a cross access agreement with CenterCal Properties and
shall submit a copy to City Staff prior to development of the North Parcel. Owner shall
sign a cross access agreement with Bach Homes allowing Bach access to River Valley
Road.
o East Parcel: Owner shall provide a minimum of one private or public road or drive aisle
connecting Venture Street with Records Road.
o West Parcel: River Valley Road (on the west side of Eagle Road), currently enters the
property and then turns north. Chateau Drive also enters the property and then turns
north. The school district has private drive lanes that connect to River Valley Road and
to Chateau Drive. The Owner shall be required to work with the City, ACHD and the
School District to develop a vehicular and pedestrian circulation plan (public and/or
private roads) that not only allows for connectivity of the residential neighborhood to
the school and successful development of the West Parcel, but that discourages cut
through traffic from Eagle Road. The City anticipates that development this property
will rely heavily on the extension of connection to River Valley Road. The City
strongly supports this connection in concept (as consistent with UDC 11 -3H -4.B) but
realizes that the details will need to be worked out when there is a detailed site plan to
evaluate. Any approval shall involve a public hearing with notice to surrounding
properties. The public hearing shall discuss the manner of the connection/extension, not
whether such connection/extension of River Valley is appropriate. Such access is a
Meridian Town Center AZ -07-012 & VAR -07-017 PAGE 25
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008
given, subject to any ACHD requirements for additional right-of-way and/or widening
of River Valley Road. The City shall accept a private road that generally runs
north/south that connects Fairview Avenue and River Valley Road, including any
approved extension of such road, as meeting the requirement of UDC 11 -3H -4.B.3.
This does not preclude the Owner from requesting a public road to satisfy UDC 11 -3H -
4.B.3 in this area.
Additional site and building design standards. Additional site and building design standards
shall be formulated and agreed to by the parties, preferably prior to annexation and zoning,
but no later than Owner's closing with CenterCal Properties. Owner, a transferee, or
subsequent transferee, of any portion of Owner's property, may elect to the follow Code
site design review standards of UDC 11-3A-19 or successor provisions in effect when a
certificate of zoning compliance is applied for in lieu of the additional design standards
agreed to herein.
Future Applications. All future approval requests (including but not limited to preliminary
plats, short plats, final plats, certificates of zoning compliance, rezones, property boundary
adjustments, alternative compliance, conditional use permits, and/or variances), on North
Parcel, East Parcel, and West Parcel shall be evaluated consistent with the terms and intent
expressed in this Development Agreement and/or as modified. Where this Development
Agreement has expressed specific standards related to use limitation, allocation of retail
and office gross floor area, buffers to residential use, off-street parking, parking lot
landscaping, building size, building height limit, Eagle Road improvements, Street
landscaping and setbacks, open space and amenities, and pathways and walkways such
standards shall apply as stated and shall not be subject to future UDC amendments unless
specifically stated within the DA.
Specific Provisions for Development Agreement No. 3 (CenterCal Ownership):
• 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)
Residential uses shall be developed on the property at a minimum square footage of what is
currently shown on the concept plan (209,250). Such uses may be moved to a different
location as depicted on the conceptual site plan and may be modified to meet actual market
demand at the time of development. If the Applicant chooses to remove all of the
residential from the project, they will need to obtain approval from City Council for a
modified DA. Because the City believes that this project could support more vertically
integrated residential, additional vertically integrated housing shall be allowed without
triggering the need for a DA modification.
• The general configuration of the shops around the plaza areas shown centrally on the east
side of SH 55 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.
• A cross -access 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 Department prior to or
concurrently with the first Certificate of Zoning Compliance application for this site.
Meridian Town Center AZ -07-012 & VAR -07-017 PAGE 26
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008
The applicant is required to comply with ACHD and ITD conditionsrip or to
receiving approval for any building permit on the site. Further. the City will not sign
off on any occupancy cards without first receiving ACHD's signature and sign -off.
All applications on this site are subiect to ACHD's project specific comments,
regardless of the type of application (i.e. conditional use permit, certificate of zonine
compliance, etc.)." 2) "No details related to access to the site are approved with the
subject AZ application. The proposed access locations on the major arterials should
be an roved by ACHD and ITD and cannot be evaluated until a traffic impact study_
has been completed.
• Right -of -Way shall be dedicated for the extension of Records Road (and E. River
Valley Street, if CenterCal's ownership expands to the North Parcel of DA#21_
Construction of Records Aoad (and E. River Valley Street i, f applicable) shall take
place with the initial phase of the project.
• Structures and parking areas shall comply with the entryway corridor design standards, per
UDC 11 -3A -19C.
• UDC 11 -3H -4C.3 requires a ten -foot (10') multiuse pathway to be constructed within a
public use easement and pedestrian -level streetlights and landscaping consistent with the
Eagle Road Corridor Study to be installed along SH 55/Eagle Road.
• The internal circulation system for the development shall included one or more north/south
connections from Fairview Avenue to generally the northern boundary of the CenterCal
property. These can be a public or private roads. The road should provide a safe pedestrian
route (5 -foot wide sidewalk). The road should also safely move traffic throughout the site
and discourage speeding through the parking areas. The internal circulation system may be
phased as appropriate to provide adequate access and circulation for the structures being
constructed.
• Staff is very much in favor of the proposed parking 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 wherever possible
and where consistent with the design concept.
• Prior to Certificate of Zoning Compliance approval, the Applicant shall submit a plan
showing safe pedestrian routes at regular intervals within the site. These routes should
extend east/west as well as north/south. The pedestrian system may be phased as
appropriate to provide adequate pedestrian access for the structures being constructed.
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 final plat approval process.
The Applicant has offered to construct certain off-site road improvements to Eagle Road,
subject to the express condition that the Applicant be allowed, on conditions acceptable to
the Applicant, to obtain full reimbursement pursuant to the STARs legislation, Idaho Code
Section 63-3641 ("STARs"). In the event the Applicant is not permitted to obtain full
reimbursement pursuant to STARs, or elects not to make such improvements, Applicant
shall not be required to construct any off-site improvement except as necessary to provide
Meridian Town Center AZ -07-012 & VAR -07-017 PAGE 27
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008
access to the Development Agreement #3 area and may submit an alternate access plan for
approval by the City Council. This does not negate the Applicant's obligation to improve
the frontage of the annexation site as noted below.
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 and any related drainage facilities, landscaping, medians,
and pedestrian -level lighting. The specific improvements to be constructed shall generally
be in accordance with the Kittelson and Associates drawings, shall be delineated in an
exhibit to be attached to the DA #3.
• The aQplicant should work with the adiacent developers to the south (Developers
Diversified)regarding their offer to share traffic and general knowledge of the area.
• The following provisions that will guide staff in administering the concept plan over time.
This references the long term implementation of the concept plans and guides the Director
in how to determine consistency. 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. \
o In determining consistency, the Planning Director may allow a plus or minus 20%
change in square footage for any building, or collection of buildings, as depicted on the
concept plan.
o 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 substantially equal to or better in size and character than originally
depicted.)
o 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 without the
Planning Director's determination that the proposed use will be less of an impact on
adjacent residences. 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 ACHD
regarding traffic impacts associated with any proposed change in use.
b. Staff 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 November 15, 2007, based on the
Findings of Fact as listed in Exhibit D and subject to the Development Agreement provisions
proposed in Section 10. The Meridian Planning & Zoning Commission heard the AZ request
on November 15, 2007. At the public hearing they moved to recommend approval of the
subiect AZ request. The Meridian City Council heard these items on January R 2008 At the
public hearing the Council apmv d the subject AZ request, (The VAR -was con inuedto
February 19.2008_ therefore, staff has deleted all analy is and findings related o the -YAR
from this document.)
11. EXHIBITS
A. Drawings/Letters
1. Vicinity/Zoning Map
2. Conceptual Site Plan
Meridian Town Center AZ -07-012 & VAR -07-017 PAGE 28
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008
3. Map Detailing Development Agreement Boundaries
4. Example of Parking Layout Favored by Staff
5. Plan Depicting Proposed Access Points to Site
6. Revised Concept Plan (dated: 9/27/07) with Changes Noted
7. Parking Areas to be Reconfigured Consistent with Exhibit A.4
8. Memo from Staff Detailing Changes on Revised Concept Plan
9. Letter from Ada County Verifying Parcel Status
B. Agency Comments
1. Planning Department
2. Fire Department
3. Police Department
4. Ada County Highway District
5. Idaho Transportation Department
C. Legal Description & Exhibit Map
D. Required Findings from Unified Development Code
E. Table of Proposed Uses
F. Residential Properties at Time of Annexation (DA #2)
Meridian Town Center AZ -07-012 & VAR -07-017 PAGE 29
Illlr�■��.
2. Conceptual Site Plan
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Exhibit A
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Exhibit A
8. Memo from Staff Detailing Changes on Revised Concept Plan
INTEROFFICE MEMORANDUM
TO: PLANNING & ZONING COMMISSION
FROM: SONYA WA"I"TERS, ASSOCIATE CITY PLANNER
SUBJECT: MERIDIAN TOWN CENTER (A%-07-012)
COUNCIL HEARING DATE: OCTOBER 4, 2007
DATE: OCTOBER 10, 2007
CC: CI"TY 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 55/Eagle Road:
• Retail/restaurant uses were increased from 730,500 square feet to 873,500 square feet for an
increase of 143,000 square feet or approximately 20%
• 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 proposed at the north boundary of the property located on the
northeast corner of SH SS/Eagle Road in DA #2.
The revisions resulted in an overall increase in retail uses of approximately 20% 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.
(Revisions were made to the original memo dated 10/1/07 based on the adjustment of the DA ownership boundaries;
the original boundaries were shown incorrectly)
Exhibit A
9. Letter from Ada County Verifying Parcel Status
ADA COUNTY
o•>$ cxasr, 7-?soo DEVELOP AIENT SERVICES
FAX"*BY 282.7*S :200 W. PR013T, 26189, IDAHO 88.7,M78,00
June 1,4, 2006
David ICleirier millvt'H M Kleinei
'3M Carr: Pl. PN. F0 Box 4003
Seattle, WA 98163, . Bellevue,,WA 98009
RE: Me tk2006W164, Parcel # 51104346603 (Parece 1 &2), S1104438800 (Parce43) ea
5110544901a (1'accel4}
ted
PropErty status xeports foz ;properties locaart 5ecelon 4 (Parcel
1, 2 & 3)., and 5ecEfon5.(i'ror eity ), T,3.N, R.'1% 8.M., Meitfdiaxt, Idahv'; R. UT (Parcel 1, 3
&4) and'R6 Disukta.(roccel•31.
Dear.. Applicant/Ovmers:
This "ort Js in teispor sw to your, application of tithe 1, 2006 In your application you seek
oonfinlno0ob thatthe properties dSacnibed,,in Warranty Deeds 823744 & 823745. (of record or:
October 1 g' 1.972) are four distinct properties,and exeMpt.from thwcounty's contiguous pateels
piovisions (ACC 8 4A.=$). Yourplar�s are to..peribim a,gmpelh' boundary a4justment to create 8
60-acre,patecl to be dgWW separ4tety to Eugene ICleirter f6r dedication and development as>a
public pak.
VJhilo signifloart i;nfamoation as to the chain of title was provided with, application. Warranty
Deeds 823144 ani 823745 are most pettiatent to this analysis Thby establi. that rho, four
separatg pdtceis. na: showii'n your F.xhibit.A. are considered separate paece13t1iat.2►rc exempt
horn the Go�uity°s conbiguotts par cels provisions. Thd parcels all meet current dimensib tial
standards„of the Ada County Code and arc thodore legally oonfonning parcels, despite tax
parcel records: showing -only three distinct parcels:
Moweve4 Furcal 3 bas becn cliched' in. What appears to be an unsenctioned property bowt� ury
adjusttneat. with Joint School 1Ji ct No. 2, This occurred' iii two t uosactions
.. . Parccl S110541.7260 waacrcatcd'by ins-humept (199121750 on March'3;2000- This
property is currently used .to. p_ rovide access to River Valley .Elementary. School from
`AacicardNa. 3 Sulidivisiori:
• Parcel S1.105417210 was ct�eated'$y iastriirraerrt#', f;UU03347.4' on Banc 29, 2000, Ibis
parcel, is currently used,to provide-aecessto Alive, Valley Elebmtmy School from Eagle
Road:
.At the taMe7dW these parcels Wert: created, a property boundary Adjustment application was
required. H6wevei, our o'.ttice 81mll recogW n the,pareitt=patrol as having bean reduced by
government actibri pet ACC 84A -19:anjshallview this parcel as a legal[y non-clrniornt ng.
iuvpelty. The,two _properties noted above abaft :bG dccencd to be pent of tiro xaain _School District
parcel (S':11:U51#19-1)iotl e.tkorth:
M
Exhibit A
Please be advised that a public park; is Allowed with conditional usc,permit approval in: -the RUT
44& 6 dj$iI ct9. C0441ionat .use Witi.ts require apublis hearing before. the' Planning &.Zonima
COxntnissori: OgCO an Application is deemed; complete it takes about Ehree mrntchs to go tttru ugli
this pi ocess. Application forms &6 available on out website. Frog, optional pre-applicatiOA
confer®Hees' ane avaiiaisle b_ y coatar,4q. - ur fronti:uttt�ter staff at (208) 267;1-900, If the parr
property wiere to be, annexed td and developed in the City. of Meridian, you would need to contact
then pls�nziieg deptu anent; aboat their process for attowi!�g developnionf of a- park,
Wynn have a iy, question - -please do not k�.esitate to contact me at (20$) 257-7920' or
smai'one c�edaw�eb:rlet,
S.iaccrely„
S�eve.11!falonG
Planner Ii
Ada, Cot r y Developosent. Services
CC-, Richard Cook, Planning & Zoaing Administrator
A'I"1" Applicant's Exbibit A
WarKanty i)eaeds 8231-A4 &.823745
GiS `Edit Report for Instrument 9912.1750
0T,5 Edit Report forliwtf,uujpji 00031474.
#i
Exhibit A
EXHIBIT A
Exhibit A
Exhibit A
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by Walter -He MCA jabiner wO Bugdne M. Klainet, perja*lft leetft4
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unte" WAg.%1f;3t M2.**'Zap10l mmm 'wq k=Vvz M.
indiviAualai the grantees, the follmoLng described pre24ovs,
Tha R of the SW4, jond. the 01 of the Swk .add * the 141, of
tutu **Aj of il�. dik, Iii 9-0'abion 4, £k£k.f t-110%
9 tWo
Settj�h � all i
SA in n Tbimorhip 4 qQftjj' fto" l ;;'jQt
at the soiS6 Her, an, in kda'coianty, 1daLhc.
TO HAVE AND TO HOW unto the partlea of the secattd part as
their r6j;pactive cole and separate ptaferty, each to hold an
equal .and uNIVIded -Intek-Gat thoreiftr, as toh6otar in CcMMOM.-
T1 - 116 DSrOD to being dqXivcrcd undor avka tyy virtvA of an
Ordeir 'coof.-Arth'ing 41110 of R1601 Property, made by +ho JPiStX*Ct
Court of the ItkUrd Judicial Dictrxct of the. State of Idaho,
!a 4!." for the c4unty of Canyon, MagiStCatO DiViai*O, 340tiOft
on the, 28th. dopy of w9apt, im. ^I eh order la by 'vefeir-e.Acc
tftcL&&t,6 iNnae apart h4ror,20, mA tfmu(ph S13t foeth it, 6111 hazel.n.
Tbia covivaya"ce is at absolute conveyance of file Simple tttidj
*Jthout reatrictio'-m of any type or 40d.
TO HAVE AND TO HOLD the said preMi,604-, With thole Bppmr-
tenancee unto Cha oaYd'Grantac' , their hoica and aSSISna foMuer-
And the Oid GrentOr Boca hereby d6vannAt to 000 with. -the Oald
ftauktcism. that it Im the ourief, In ked -S*Mp4:q Of said, -VF0440z.
that .Oa.30! 4je' tree fr4a all arvcum.branafta. and tb364: It
*,III warraAt. And daf6nd the "Pe from all 18*ful cLtims VhOt-
coever.
tsTkTt Or EMA i4. KUEtFMR, dccckkqO,a
Ay
RECEIVED
JON 0; 1 2006
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. si+ �f1;6h"kfAWr'Ctp, 2 kdd® ff�ax+iiuntn aiahe �!Y hRTtifl 'atfcl
iny, of£ic1al semi. the day and year in tIU 9 cattiticatc ffxs� -' �'
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. si+ �f1;6h"kfAWr'Ctp, 2 kdd® ff�ax+iiuntn aiahe �!Y hRTtifl 'atfcl
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rh
MOM
law Val4e xoQ*ivt
Wo Oie A0A18 OF J
wtitak kic an 4ptm& ani Dugan*, He Y -nair, Pakh6ft4•i
se*tatiV.cs., the grantor,. dekir tia"OY grant. tar#Ain, .*611 :htd
coiwaV unto WALTER HERMAN X.LTUNCK And SUGEk 14. RUSINVA, as
the qzmbttw;, the tollawir4 dipacribod• prftLssv,
the '02. of U.'- dV4 and fthe wl of th0 orl +hb Wig Of
rl�
the Owk.cr the SEhj� in stetioln 411 4d -.4th of
SSh in Settl6h sl, bli in Townah1p, 3 'Stirth; ltan%q I Sm**
.4, th
lda'ho.
TO HAVE AND 70 HOLD lifitO the Oattle's Of the '4�0104 P"t
an W)it respective - nald lkild seoardtli %WPP
""ty, and each tio
held on appal and-undiv 9Qa jntaeo4t theralo, sm• -tenbntS in
eoi=bw.
T -H1'5 n,;tkn..J.R berifig dolivi6red, undez sad by VLriug at On
Ord4 r, ConfirmlTw $mjo, of Real Property, made by the District
Coutt Of the I Third JudiClAl Dj'gstriul; v-9 Ltm Qtfttft of zdl*bbl
in and for tSQ colk#4tY of CtAn#6ft. *Sgistle,'Ot'M -Aivilsxoo. $S.etiott
1. an the 28th day 4; AUgUs-, 3:4112, %thiCh aedci Le by rnfeYebCa
thereto waoo., a part htreofi Oka jhaA$gh rob with Jrj iull heroLn.
Phis: t6nveypnrc J-4 an abikolUt& conveyance of foe jYlhi$ilO t*+494
Wltfi4vt c"teiettoti-s d.f 6ny 4t��, or*§."LAcj_
To AND IV goLr) the said ptt*jS0,q fil,til, their sPpur-
tena.hoonunto thi* &aid Grahteids', thalt heirs and akfilgWS
forever. And the said Grantor dots hetebY.covenant to'and with
the &AO Graslt4cs. th_4t, A -t is. the emnar in f** jRitupl�,*g..0.3ald
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B. Agency Comments
1. PLANNING DEPARTMENT
1.1 The annexation legal description submitted with the application (prepared on August 20, 2007, by
Michael Byms, PLS) shows the property adjacent to the existing corporate boundary of the City
of Meridian.
1.2 Prior to annexation ordinance approval, the owner(s) 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 finalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
2.4 The applicant shall provide a 20 -foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants).
2.5 The applicant has not indicated who will own and operate the pressure irrigation system in this
proposed development. If it is to be maintained as a private system, plans and specifications will
be reviewed by the Public Works Department as part of the construction plan review. A "draft
copy" of the operations and maintenance manual will be required prior to plan approval with the
"final draft" being required prior to final plat signature on the last phase of this project.
If it is to be owned and maintained by an Irrigation District then a letter of plan approval shall be
submitted prior to scheduling of a pre -construction meeting.
2.6 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3A-6). The applicant should be required to use any existing surface
Exhibit B
water for the primary source. If a surface source is not available, a single -point connection to the
culinary water system shall be required. If a single -point connection is utilized, the developer will
be responsible for the payment of assessments for the common areas prior to signature on the
final plat by the City Engineer.
2.7 Meridian Public Works specifications do not allow any large landscaping within a five foot radius
of water meters. The applicant shall make the necessary adjustments to achieve this separation
requirement and comply with all landscape requirements.
2.8 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% will be required for all uncompleted
required improvements prior to signature on the final plat. These include but are not limited to,
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, and water.
2.10 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
may be 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 9-4-8. 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 13'6.
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 a fire -flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.10 The 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
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).
3.17 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 ACHD did submit
comments on this application that are included below.
.lot NV -1
A
if1
tod�o 6&
'September 28, 2007
To: City of Meridian, Planning Department
660 E. WatertowecLane, Suite 202
Meridian, Idaho 83642
Subject CenterCal Development
III /tAZ-07-012:
nle/c and n/w/c of Eagle Road/Fairview Avenue Intersection
John S. Randen, President
Reeeaca W. kndd, viae President
Sherry P. Huber, Commissioner
Dave Givens, Commissioner
Carol A. Mo (ee, Commissioner
The Ada County Highway District has received the annexation and zoning application for the
proposed CenterCal Development project located at both the northeast and northwest comers of
the intersection of State Highway 55 (Eagle Road) and�Fairview Avenue. The District has been
working with the applicant's traffic engineer to Identify an appropriate scope for the necessary traffic
impact study. The District has not yet received the required traffic impact study for this
development. Itis the DistncVs 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 preliminarycomments based on the conceptual site plan
for the City -s consideration of the annexation and zoning application. Additional comments and
recommendations will be submitted, once the District has received the traffic impact study. Also,
some of. the submitted comments may be altered depending on the findings and recommendations
of 1he traffic impact study.
Existing Conditions
The State Highway 551Fairview Avenue intersection is the: busiest Intersection within the state of
Idaho. The District recently reviewed the Pinebridge Subdivision located further south of this site,.
and the projected traffic volumes and level of senlice are identified below.
Roadway
Functional
Traffic Count
Level of
Projected Level of
Speed
Classification
Service
Service at Pinebridge
Limit
Build-Out(;015)
(Does not Include traffic
from CenterCal project)
Fairview
Pnncipal'Artenal
37;198 east of
"E'
C.
40 MPI -
Locust Grove in
(assumes 74anes at build -
May 2006
out ..
Pine
Minor Arterial
2,376 west of
Better than
Betterthan `C"
Eagle Road' in
C.
Mardi 2006
SH 55`
Principal Arterial
51,580 south of
'i''( Me
"F'
S0 MPF
;(Eagle Road)
Fairview in
Note below)
October 2006 .
-
Exhibit B
"Acceptable level of :service for a five lane. principal arterial roadway (Fairview) is °E" (37,000 ADT).
"Acceptable level of service for a five lane minor arterial'roadway �Lecust Grove and Pine- assuming
completed improvements) is`V (33;000 ADT).
*Acceptable level of service for seven lane principal arterial roadway (Eagle Road north of pine) is "E"
(50,0010 ADT), No This is based on the COMPASS Planning Thresholds.
The District recognizes that the existing and projected: level of service at the EaglefFairview
,intersection Is above an acceptable planning level capacity. Previously this Intersection was
identified. as a future urban interchange. In the last update to the long-range transportation plan
prepared by COMPASS, els urban interchange improvement -was removed from tate plan. Eagle
Road "ls a stater highway, and the Idaho Transportation ,Department has limited plans for
improvements to this corridor (i.e. center islands for access control). There are no planned
capacity` improvements for this corridor.
The- applicant is pursuing options to utilize the STARS :funding mechanism to addan additional
'thru lane in each direction of travel to Eagle Road from River Valley (approximately'/i mile north
of Fairview Avenue) to Interstate 84. The District its supportive of this effort as:the transportation
impacts of this development are significant to the regional transportation system. In addition, the
District would encourage the applicant to review intersection design alternatives with ACRD, ITD,.
and COMPASS in lightof the current High Volume intersection Study currently being conducted_
by ITD. This studyi currently in draft phase, identifies intersection alternatives for those
intersections that carry the highest volumes of traffic. The study is scheduled to be complete In
December 2067. if the study recommends alternatives to the traditional intersection at Eagle
Road and Fairview Avenue, the District recommends that the applicant pursue funding of this
improvement ,in conjunction with the other proposed STARS road improvements to Eagle Road.
Comments on, Proiected Traffic and Site 'Desian
PROJECTED TRAFFIC
While the,traffic impact study is not yet complete, the applicant's tr+affis engineer has provided an
estimated trip generation for the entire project based on the applicant's conceptual plan. At full
build -out, the project could generate approximately 37,0.00 vehicle trips daily. This estimate could:
change if the type or intensity of the --proposed land uses are altered
NORTHEAST CORNER
Fairview Avenue Access: The applicant has proposed three: driveway accesses to Fairview
Avenue between Eagle Road and Records Drive. The applicant has proposed. extending Records
Drive ,through the site: to .the. north .property line, ase collector roadway. The applicant has
proposed one. driveway access on. Fairview Avenue between Records Avenue and Venture Street.
The applicant'has proposed connecting to, Venture' Street,
Staff Comment District staff is not supportive of, tbe proposed driveway on Fairview Avenue
located, closest to the intersection of'Eagle Road. The proposed driveways between Eagle Road
and Records Avenue may be restricted to right-inftight-out.
River Valley Extension: The applicant is proposing to build River Valley along: the north. property
line to create a signalized intersection with Eagle ,Road at approximately the 'A mile between
Fairview Avenue and Ustick Road. The applicant is proposing_ a slight shift (approximately 30 -feet)
to.the south forthis roadway alignment:
Exhibit B
Staff Comment: This roadway was identified as a future collector roadway, and the District would
requirethe construction of'this roadway with the development application. If the roadway 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 shifi to the south will impact the 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 to the -north property line.
:Staff Comment_ Thisroadwaywas. identified as a future collector roadway, andthe 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 development occurs north of this site. The connection to Allys
Way is critical to the 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.
connection of Allys'Way to Records Avenue, but the connection should be a requirement of this
development. ACRD; the City of Meridian, and the .developer should. worm with adjacent property
owners to achieve the necessary •right-of-way dedication:
Greenwood Drive and Meadow Wood Drive: The applicant has not.proposed any improvements
or connections to these existing residential streets.
Staff Comment: The applicant will be required to provide cul-de-sac turnarounds for these roadways
or construct a local street connection within'the unopened right-of-way between these streets. The
District is 'not supportive of tying these rural residential: streets: into theproposed commercial
development, The District is supportive of .providing the existing residences access to the proposed
park.
NORTHWEST CORNER
Fairview Avenue Access: The applicant has proposed two driveway accesses to Fairview
Avenue between -Eagle Road and the sites west property line..
Staff Comment: If no access is gained to Hickory Avenue, one of the proposed driveways to
Fairviewi Avenue should be full .access. The full access driveway should be located as far from. the
Fairview/Eagle intersection as is possible. The second driveway should be restricted to elght
in/right only.
Hickory Avenue: The site has no frontage on .Hickory Avenue, a collector street with a. signalized
intersection with Fairview.Avenue, Tho District believes that a connection to Hickory Avenue could
provide necessary circulation and access to Fairview Avenue. The District encourages the
applicant to discuss these possibilities with the adiacent land owner (a church).
RiverValley: The applicant -has proposed extending River Valley only partially into the site.
Staff Comment: Theapplicant has not adequately addressed the continuation of River Valley into
'the western quadrant of this .development. This area of the development will require some redesign
by -to applicant.
ACCESS TO EAGLE ROAD.
The applicant has proposed right-iNcightout driveways: on both the east and west sides of Eagle
Road. located approximately 1/8 mile north of Fairview Avenue. The applicant has proposed'/,
driveways on both the east and west sides of Eagle Road located approximately 1/4 mile north of
Fairview Avenue. The applicant is. proposing right-in/right-out driveways on both the east and the
west sided Eagle Road 118 mile south of the proposed % mile signal at River Valley. The
Exhibit B
applicant Is proposing a signalized, intersection with Eagle Road at the % mile location (River Valley,
Street).
'Staff Comment: District staff is not supportive of any of the proposed 1/8 mile right-in/right-out
driveways,, The Distdctrecognit�es that ultimately the decision for the access pol 6ts on Eagle Road
will be made by the City of I Meridian and ITD. However, the District pursued the designation and
therequlremeht for the. 'A' mile collector streetsWay/Records Avenue) in
order:(River Valley and Allys Way/Recor
to provide alternatives for access, rather than granting additional aocess points to the State
Highway systo.m.
These comments are preliminary In nature, and the District anticipates submitting a more i:omplete
analysis after the applicant has provided the. necessary traffic raffic Impact study. 11"you have any questions,
please, feel free to contact me at 208-387-6171,,
Sincerely,
Lori;Den Hartog
Planning, Review Supervisor
Right-of-W-Oy & Development SeNices
Project file
Exhibit B
5. IDAHO TRANSPORTATION DEPARTMENT
AM, RANSPORUTIOM DEPARTMENT
PC
Box 6098
Boise., ID 83707-2028
XDA:HorAT1ID
ON ObQPN
Qe6ember 6, 2007007
City of Meridian
Planning Department
660, E. Watertower Lane Suite 202
i\4c ridian, Idaho 83642
FAX 888-6854
Re; Location: NWC &INEC of N. Eagle'Road E
oad and . Fairview Ave.
Route: SH -515 MP 13-095
C.
�Name: entercal Properties, LLC
CascNo. VAR 07-017
Hearing Date.* January., 8, 2,008
Dear 7A)ning.Admihisiratqr,
0
kc
(208) 834-8:300
Rd.idaho.gov
Thank you for the opportunity to comftzeiit on this application.. We are requesting that this variance
appljcation be -denied,
Access. to -Eagle Road should be at locations (hat (.?imply with the ITQ access policy and the Eagle Road.
Infrastructure Plan only. Any and all access points.. and any other amenities sue], as landscaping within the.
right ght of -way will re
quire a permit from IT.D. Access issues should'be resolved as won, as possible
Any work done on the SL
tate Right of Way will require a-permiPermit, applications are available. from this
of i ce. Please haVcthe, applicant contact Matt Wardat9150 Chinden R-14 93,714 in Boise or call '(208) 334-
8341 �to obtain a permit application.
If yoti-haye any questions please call me at 33478901,
Sincerely,
Phil Choate
Senior Planner
Exhibit B
C. Legal Description & Exhibit Map
Boundary Description
Meridian Town Confer Rezone
Job No. 6077070.00
A parcel of land situate in'tbe east half of the southeast quarter. of Section 5, Township 3
North, Rangel East, the southwest quarter and the west half of thesouthwest quarter• of the
southeast quarter of Section 4, Township 3 North, Range I East, Boise Meridian; Ada
l County, ldaho, and being more particularly described as follows:
Corritnencing at a brass cap mar angthe southeast comet of Section 5, Township 3 North,
Range I East, Boise Meridian, the POINT OF BEGINNING:
Thence 8-89°46'.56 W, 1322.11 feet along the south line of the east half of the
southeast quarter of Section 5 to the southwest corner of the east half of the southeast
quarter of Section 5;
Cvl�
EkKr.'M16 RIN C.
Thence •1400°061 56"E, 45.28: feet along the west line of the oast half of the southeast
quarter ot-Section 5 to a 51$ inch rebar on the north right-of-way line of East
;r l Fairview Avenue;
1EL
Thence N00°06' 56"E, 1265.40 feet.along the west tine of the east half of the
AACW;' E"U ME southeast quarter of Section.5 to a'5l8 inch rebar; marking the southeast corma of
Packard Subdivision No.. 4, Book 82 of. Plats at Page 9064, records of Ada. County;
L Thence 1400607' l YE, 711.65 feet along the east line of Packard. Subdivision No. 4,
i Y � to a 5I8 inch rebar marking the southeast corner of Packard Subdivision No. 3, Book
80 of Plats at Page 8687, records of Ada County;
SUgvc.r
Thence N00°.07`13"E, 2.39.3.1 feet along the east line of Packard Subdivision No. 3,
to the south right-of-way line of East Chateau Drive;
1173 EaseW,004-Viek0*6
EaPIC'M
'0616
PH 208/246.6300
FX 200J246:8320-
' WA?'*r0> 0Qfl.CbM
pRtv;wrp9e,iprt.;om
Exhibit C
Thence N89°51'06"E, 91.55 feet along the south right-of-way line,of East Chateau
Drive;
Thence '109.96 feetona curve to the left having a radius 70.00 feet, a centrat angle of
W00'001, a chord bearing of N440$ 1:'06"E, and a chord length of 98:99 feet, along
said right-of-way line,•
Thence N00008'54"W, 289.87 feet along the said east right -,,of -.way line to the north
tine of, the east half of the southeast quarter of Section 5,;
Thence N89055'28"E, 721.26 feet along the north Iin . of the •east half of the
southeast quarter of Section 5;
Thence S20°34' l4"T, 48;04 feet;
Page 1. of.2
Exhibit C
Meridian Town Cent(T Rezone continued...
Thence N891155'28"E, 356.73 feet parallel witlr the north line of the east halfof the
southeast quarter of Section 5 to the west right -of --way -line of North. EA& Road;
Thence.N89°55'28" E, 70.00 feet parallel with the north line of the east half of the
southeast quarter of Section 5 to the West line of the southwest quarter of Section. 4
Thence NOO° 10'43"E, 45:00 ,feet along the west. U'ne of'the,southwest quarter of
Section 4 to a brass cap marking the west quarter -section. comer of Section 4;
Thence-N89'51'01"E, 70;0. o :feet along the north line of the southwest quarter of
Section 4 to a brass cap tight -of -way monwnent, ,$talion 142 ► 26:S,:on. the eastright-
of rorty line of North Eagle Road;
Thence I489°5l''O t"F, 1258.28 feet along the north line of the southwest quarter of
Section 4 to a 5/8 inch rebarmarking the center, =west sixteenth -section corner;
Thence N89050'47"E, 1330.68 feel: along the nortlr line of the southwest quarter of
Section 4 to a 5/8 inch rebar marking the northeast corner of the southwest quarter of
Section 4;
Thence 800°10'49"W, 1314.73 feet along the east line of the southwest quarter of
Section 4'to, a 1/2 inch, rebar marking the southwest corner of Clover Meadows
Subdivision No. 3, Book 24 of Plats at Page 1524; records of Ada County;
Thence N89"58'34"E, 662.97 feet along the south line of Clover Meadows
Subdivision No.. 3, .to a 1/2 inch rebar marking the northwest corner of Venture
Subdivision, Book 27 of Plats at Page 1704, records of Ada County;
Thence SOO"04'2S"W, 1266.52 feet along the west lute of Venture'Subdivision to the
north right -of --way line of East Fairview Avenue;
Thence continuing $00004'2511'W, 57.74 feet to the south line of Section 4.;
Thetce.N89'46'39"W; 664.76 feet along the south line of the west half of the
southwest quarter of the southeast quarter of Section 4 to a 518 inch rebar marking the
south quarter -section corner of Section 4;
ThenceN89°46'17Vk, 2659.5.1 feel along the,south line.of the southwest quarter
Section 4 to the POINT OF.BEGINNMO.
The above-described parcel contains 258.39 acres, more or:less.
Subject: to any existing easements orighta=of--way-of record or, apparent.
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ANNEXATION EXHIBIT
PROJECT NO. 6077070M
N: N. c : DATE= 08/16/07
tnAIIERIDIAN TOWNCENTER ar Dws
s E Wi ndipT C" Clio
ECri
arle le SMSTot 2aei+aaAAoo pati 21g2s66322u CE081
CAL -LM SCALE 1"-600'
wr,{ .o,ehe q: ecu. innccu- AMDIAN':CAM SHEET NO. I
Exhibit C
'CUR LENGIIi
.RADI[iS
' OfLTA Bi:AR1ivC Ci�oRD
C1 109;96 '.
70:00
'4 0.00- NN- I'0 98,89
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 2, 2006
D. Required Findings from Unified Development Code
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to zone all of the subject property to C -G. The City Council finds
that the proposed zoning map amendment complies with the applicable provisions of the
Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the
Staff Report for more information.
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
No development is proposed concurrent with the zoning snap amendment. The City Council
finds that there are several uses that are allowed and conditionally allowed within the
requested zoning district of C -G. If the applicant complies with the conditions outlined in the
development agreement, the City Council finds that the proposed commercial district will be
in compliance with the specific district regulations. The City Council finds that future
development of this property should comply with the established regulations and purpose
statement of the C -G zone.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
If the applicant enters into a Development Agreement and complies with the provisions, the
City Council finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. Staff recommends that the Commission and Council rely on any
oral or written testimony that may be provided when determining this finding.
d. The map amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the City including, but not
limited to, school districts; and,
The City Council finds that the proposed zoning amendment will not result in any adverse
impact upon the delivery of services by any political subdivision providing services to this
site.
e. The annexation is in the best of interest of the City (UDC 11-511-3.E).
The C -G zoning amendment will provide commercial area that is similar in nature to existing
and proposed commercial development in the vicinity. The City Council finds that all
essential services are available or will be provided by the developer to the subject property
and will not require unreasonable expenditure of public funds. In accordance with the
findings listed above, the City Council finds that Annexation and Zoning of this property
to C -G would be in the best interest of the City, if the applicant enters into a
Development Agreement (DA) with the City, as mentioned in Section 10 of the Staff
Report.
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 2, 2006
E. Table of Proposed Uses
Code
Financial institutionl
X
Type
Use
Flex spacel
P
Animal care facility)
P
P
Artist studio)
P
Arts, entertainment or recreation
P
facility, indoorsl
X
Building material, garden
P/C
P
equipment and suppliesl
X
P
Church or place of religious
P
worshipl
X
X
Civic, social or fraternal
P
C
organizations)
X
Retail Office Residential Other Comments
X
X
A/C Daycare centerl X X
A/C Drive-through establishment) X
P Education institution, privatel X
P Education institution, publicl X
Equipment rental, sales, and
C services X
P
Financial institutionl
X
X
P
Flex spacel
X
P
Fuel sales facilityl
X
P
Healthcare or social services
X
C
Hospitall
X
P/C
Hotel and motell
X
P
Industry, informations
X
P
Laundromatl
X
P
Laundry and dry cleaning
X
C
Multi -family development
X
P
Nursery or urban farms
X
P
Parking facility
X
P
Parks, public and private
X
P
Personal or professional service
X
P
Public or quasi -public usel
X
X
P
Restaurant
X
P
Retail store
X
Vertical integrated residential
P
projects
X
LEGEND
permitted (P), accessory (A), and conditional (C)
1 at end of use title implies specific standards for the use exist in UDC chapter 4
Exhibit E
home daycare is residential; otherwise
daycare is office. Home daycare is
actually daycare, family or daycare, group.
includes home/household, personal use,
and office equipment businesses;
excludes farm, industrial, and heavy
equipment or machinery businesses
a bank is retail; a mortgage or security
broker or other financial institution
is office
We generally consider this accessory to
the use.
classification depends on general nature
of use
housing portion. Integrated non-residential
uses count as retail or office as appropriate.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 2, 2006
ADDITIONAL
Accessory uses allowed in C -G zone but not shown above are permitted if the primary use is allowed.
Uses not listed above but otherwise allowed in C -G zone may be considered by modification of DA.
Uses classified as "Retail' or "Office" above count against total allowed retail or office square footages; "Residential" and "Other"
uses shown above do not.
Exhibit E
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 2, 2006
F. Residential Properties at Time of Annexation (DA #2)
Exhibit F