HomeMy WebLinkAboutEducation Campus RecsCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4, 2008
STAFF REPORT
HEARING DATE: March 4, 2008
TO: Mayor & City Council E 1
FROM: Sonya Watters, Associate City Planner
(208) 884-5533 ~ $ 20~~
SUBJECT: Education Campus Conunercial City Of Meridian
City Clerk Office
• RZ-07-021
Request for Rezone of 27.89 acres from the R-4 (Medium Low Density
Residential) zoning district to the C-N (Neighborhood Commercial) (2.75
acres) and L-O (Limited Office) (25.14 acres) zoning districts
• PP-07-025
Request for Preliminary Plat approval of 7 commercial building lots on 25.87
acres in proposed C-N and L-O zoning districts
• MI-08-002
Modification of the existing Development Agreement to remove the
restriction for education type only uses on the site
Note: Since the time the RZ & PP application was submitted and heard by the Planning & Zoning
Commission, the applicant submitted a request for a Development Agreement modification (MI). Staff
has provided additional analysis and revised the report to reflect the MI application.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Joint School District No. 2, has applied for a Rezone (RZ) of 27.89 acres from the R-4
(Medium Low Density Residential) zoning district to the C-N (Neighborhood Commercial) (2.75
acres) and the L-O (Limited Office) (25.14 acres) zoning districts. A Preliminary Plat (PP) is also
proposed for 1 neighborhood commercial-zoned building lot and 6 office-zoned building lots. The
proposed plat is a re-subdivision of Lots 1 and 2, Block 1, of Education Campus Subdivision. A
Development Agreement modification (M)7 is also requested to remove the restriction for education
type uses only on the site to allow for office and retail uses, along with education uses, as permitted in
the UDC per the approved zoning district.
The site is located on the southeast corner of N. Locust Grove Road and E Leigh Field Drive,
approximately 'h mile north of E. Ustick Road.
There are currently two charter high schools on the site, an alternative school, and an area leased
by the Meridian Fire Department and the Meridian Rural Fire Protection District for use as a fire
safety teaching facility. A portion of the remaining vacant area was planned for much=needed new
administration offices for the District. When the former Jabil facility (on Central Drive, north of
the freeway and west of Locust Grove) became available, the District was able to buy the facility at
a favorable price, rendering the subject land of this proposal surplus for the District. For this
reason, the applicant is proposing to rezone and plat the property to make the lots more marketable
for sale. Approval of a Development Agreement modification would allow the surplus property to
be developed with uses other than education type uses, as allowed by the zoning district in the
UDC. The subject property is currently located within the Urban Service Planning Area and the
corporate boundaries of the City.
Education Campus Commercial RZ-07-021 PP-07-025 MI-08-002 PAGE 1
CITY OF MERIDIAN PLANNING DEPARTM-ENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4, 2008
2. SUMMARY RECOMMENDATION
The subject applications (RZ, PP, & MI) were submitted to the Planning Department for concurrent
review. Below, staff has provided a detailed analysis and recommended conditions of approval for
the requested Rezone, Preliminary Plat, and Development Agreement modification applications.
Staff is recommending approval of the proposed Education Campus Commercial application
(RZ-07-021, PP-07-025, & MI-08-002) with the conditions listed in Exhibit B of the Staff
Report.
The Meridian Planning & Zoning Commission heard the RZ and PP items on January 17 2008
At the public hearing they moved to recommend approval of the subject RZ and PP request
a. Summary of Commission Public Hearing•
i. In favor: Shari Stiles, Engineering Solutions (Applicant's RepresentaHve)•
Wendell Bigham (Applicant)
ii. In opposition: None
iii. Commenting: John Courtwright
iv. Written testimony: None
v. Staff presenting application: Sonya Wafters
vi. Other staff commenting on application• None
lz. Key Issue(s) of Discussion by Commission•
i. None
~. Key Commission Change(s) to Staff Recommendation•
i. Strike Public Works comment #2 3 pertaining to the provision of a 20 foot wide
common lot for water/sewer mains outside of the public right-of--way
ii. Strike Public Works comment #2.6 in Exhibit B pertaining to existing structures
being removed prior to signature on the final plat
sl. Outstanding Issue(s) for City Council•
i. The applicant is requesting a Development Agreement modification to remove
the restriction for education type uses only on the site (see Exhibit A 4)
3. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers RZ-07-
021, PP-07- 025, and MI-08-002, as presented in staff report for the hearing date of March 4, 2008
with the following modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers RZ-07-
021, PP-07- 025, and MI-08-002, as presented during the hearing on Mazch 4, 2008 for the
following reasons: (You should state specific reasons for denial. You should state what the
applicant could do to gain your approval of the RZ & PP in the future.)
Continuance
I move to continue File Numbers RZ-07-021, PP-07-025, and MI-08-002 to the hearing date of
(insert continued hearing date here) for the following reason(s): (You should state specific reason(s)
for continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
This site is located on the southeast corner of N. Locust Grove Road and E. Leigh Field Drive,
Education Campus Commercial RZ-07-021 PP-07-025 MI-08-002 PAGE 2
CITY OF MERIDIAN PLANNING DEPARTM-ENT STAFF REPORT FOR TH£ HEARING DATE OF MARCH 4, 2008
approximately 'h mile north of E. Ustick Road.
Parcel No.'s: 82122110100 and 82 1 22 1 1 0200
SW '/ of Section 32, Township 4 North, Range 1 East
b. Owner:
Joint School District No. 2
1303 E. Central Drive
Meridian, ID 83642
c. Applicant:
Same as Owner
d. Representative:
Becky McKay, Engineering Solutions, LLP
1029 N. Rosario Street, Suite 100
Meridian, ID 83642
e. Present Zoning: R-4 (Medium Low Density Residential)
f. Present Comprehensive Plan Designation: Public/Quasi-Public
g. Description of Applicant's Request:
"Joint School District No. 2 (District) hereby applies for the rezoning of 2.75 acres from R-4 to
C-N and 25.14 acres from R-4 to L-O with a preliminary plat for 71ots ...Required sidewalks
and landscaping are already in place. The preliminary plat provides for one neighborhood
commercial lot and six limited office lots. No variances are being requested as part of this
application.
The land currently has two charter high schools on the site, an alternative school, and an area
leased by the Meridian Fire Department and the Meridian Rural Fire Protection District for use as
afire safety teaching facility. A portion of the remaining vacant area was planned for much-
needed new administration offices for the District. When the former Jabil facility (on Central
Drive, north of the freeway and west of Locust Grove) became available, the District was able to
buy the facility at a favorable price, rendering the subject land of this proposal surplus for the
District. Rezoning of the property is necessary to secure entitlements, making the lots more
marketable."
The applicant is also requesting a Development Agreement modification to remove the restriction
for education type uses only on the site to allow for office and retail uses, along with education
uses, as permitted in the UDC per the approved zoning district. (See Applicant's letter for more
detail.)
1. Date of Preliminary Plat (attached in Exhibit A): 11/8/07
2. Date of Landscape Plan (attached in Exhibit A): 1/21/03
5. PROCESS FACTS
a. The subject application will in fact constitute a Rezone as determined by City Ordinance. By
reason of the provisions of UDC 11-SA-2, a public hearing is required before the Commission
and City Council on this matter.
b. The subject application will in fact constitute a Preliminary Plat as determined by City Ordinance.
By reason of the provisions of UDC 11-SA-2, a public hearing is required before the Commission
and City Council on this matter.
Education Campus Commercial RZ-07-021 PP-07-025 MI-08-002 PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4, 2008
c. The subject application will in fact constitute a Development Agreement modification as
determined by City Ordinance. By reason of the provisions of UDC 11-SA-2, a public hearing is
required before the City Council on this matter.
d. Newspaper notifications published on: December 31, 2007 and January 14, 2008 (Commission);
February 11, and 25, 2008 (City Council)
e. Radius notices mailed to properties within 300 feet on: December 21, 2007 (Commission);
February 8, 2008 (City Council)
£ Applicant posted notice on site by: January 5, 2008 (Commission); February 23, 2008 (City
Council)
6. LAND USE
a. Existing Land Use(s): There are currently two charter high schools on the site, an alternative
school, and an area leased by the Meridian Fire Department and the Meridian Rural Fire
Protection District for use as a fire safety teaching facility.
b. Description of Character of Surrounding Area: The general area surrounding this site consists
primarily of residential uses, with a few commercial uses (zoned C-N and L-O) to the west across
Locust Grove Road.
c. Adjacent Land Use and Zoning:
1. North: Single-farruly residential properties, zoned R1 in Ada County
2. East: Single-family residential properties in Setter Cove Subdivision, zoned R-4 and Joint
School District property, zoned R-4
3. South: Single-family residential properties, zoned R-4
4. West: Commercial properties (offices), zoned C-N and L-O, and a rural residential property,
zoned RUT in Ada County
d. History of Previous Actions:
• This property (40.55 acres) was annexed by the Joint School District No. 2 in 1999 with an
R-4 zoning district designation. A Development Agreement was required and recorded as part
of the annexation (Instrument No. 99050961). A provision of the Development Agreement
states, "That the subject annexation and zoning be limited to school education use and
specifically exclude residential subdivisions." The applicant is requesting a DA
modification as part of this application to remove the aforementioned restriction.
• A preliminary plat (PP-02-023) was approved in 2002 that included 2 building lots, one other
lot, and a new public road on 39.23 acres of land in an R-4 zoning district.
• A conditional use permit (CUP-02-035) was also approved in 2002, with the plat, for the
development of a new elementary school, 2-3 new charter/professional high schools, and a
school district administration building, in an R-4 zoning district.
• A final plat (FP-02-026) was approved in 2002 for 2 building lots and 1 other lot on 39.23
acres in an R-4 zoning district.
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: E. Leigh Field Drive
Location of water: Three existing 8 inch stubs from a 12 inch line located in E. Leigh Field
Education Campus Commercial RZ-07-02I PP-07-025 MI-08-002 PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4, 2008
Drive
Issues or concerns: None
2. Canals/Ditches Irrigation: NA
3. Hazards: None known
4. Proposed Zoning: NA
5. Size of Property: 27.89 acres
f. Landscaping
1. Width of street buffer(s): A 25-foot wide street buffer is required along N. Locust Grove
Road; a 10-foot wide street buffer is required along E. Leigh Field Drive. All street buffers
shall be constructed per the standards listed in UDC 11-3B-7C.
2. Width of buffer(s) between land uses: A 20-foot wide buffer to adjoining uses is required
along the south and east property boundaries adjacent to existing residences, in accordance
with the standards listed in UDC 11-3B-9C.
3. Parking Lot Landscaping: Internal parking lot landscaping is required with future
development of the commercial lots. Landscaping will be reviewed for compliance with the
standards listed in UDC 11-3B-8C with each individual Certificate of Zoning Compliance
application for future buildings on the site.
g. Off-Street Parking: NA (Off-street parking will be reviewed at the time of Certificate of Zoning
Compliance application for each future building on the site.)
h. Summary of Proposed Streets and/or Access: Access to the site will be provided from E. Leigh
Field Drive, an existing public street. Direct access to N. Locust Grove Road is prohibited except
for the existing driveway to the school that aligns with E. Heritage Park Street on the west side of
Locust Grove Road. There is one existing north/south internal driveway to/from E. Leigh Field
Drive and one existing east/west internal driveway to/from N. Locust Grove Road that provides
access to the charter high schools and the alternative school. For addressing purposes, Staff is
requesting that the existing driveways be converted to private streets (see comments and
conditions stated in Section 10, Analysis, and Exhibit B of this report.)
7. COMMENTS MEETING
On December 28, 2007, a joint agency and department meeting was held with service providers in
this area. The agencies and departments present include: Meridian Fire Department, Meridian Parks
Department, Meridian Public Works Department, Meridian Police Department, and the Sanitary
Services Company. Staff has included comments, conditions and recommended actions in Exhibit B
below.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Public/Quasi-Public" on the Comprehensive Plan Future Land Use Map.
The Applicant is proposing to rezone the property to L-O (25.14 acres) and C-N (2.75 acres).
Public/Quasi-Public areas are defined in the Comprehensive Plan as follows, "Areas are designated to
preserve and protect existing private, municipal, state, and federal lands for area residents and
visitors. This category includes churches and public lands (excluding parks and schools) within the
Area of Impact. Upon redevelopment of such properties, a change in designation and use may be
appropriate. The redevelopment of these areas should be guided by the intensity of the existing use,
the underlying zoning of the property, the surrounding land uses, the location of the property, and
transportation issues associated with the proposed development of the property. The appropriate land
Education Campus Commercial RZ-07-021 PP-07-025 MI-08-002 PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TH£ HEARING DATE OF MARCH 4, 2008
use designation and accompanying zoning for these areas will be determined by City Council on a
case by case basis."
Staff believes that the proposed L-O and C-N zoning is appropriate for this property and complies
with the Public/Quasi-Public land use designation for the following reasons: 1) a large portion of the
site is utilized by the school district (20+/- acres) and only a small portion may be sold off and
redeveloped (6+/- acres). The primary use of the property as an education campus complies with the
public/quasi-public land use designation; 2) education institutions are a principal permitted use in the
proposed L-O and C-N zoning districts; 3) the property is located on Locust Grove Road, an arterial
street, at the half Hole, which generally is a good location for commercial businesses; and 4) light
office/commercial uses would be compatible with the existing education campus and commercial
(office) uses across the street on the west side of Locust Grove.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed development (staff analysis in italics below policy):
• Require that development projects have planned for the provision of all public services
(Chapter VII, Goal III, Objective A, Action 1, page 111).
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The subject property is already within the corporate boundaries of the City
and the existing buildings are already serviced. The City of Meridian plans to provide
municipal services to the lands proposed to be developed 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 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 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.
• Require all commercial and industrial businesses to install and maintain landscaping (Chapter
V, Goal III, Objective D, Action 3, page 43).
Internal parking lot landscaping will be reviewed with each individual Certificate of Zoning
Compliance for future buildings on the site. All internal parking lot landscaping must
comply with the standards listed in UDC 11-3B-8C.
Require appropriate landscaping and buffers along transportation corridors (setback,
vegetation, low walls, berms, etc.) (Chapter VII, Goal IV, Objective D, Action 5, Page 114)
The required street buffer landscaping along Locust Grove Road and E Leigh Field Drive
was installed with the previous plat. Staff has reviewed the landscaping depicted in these
buffers on the landscape plan and found it in compliance with the standards listed in UDC
11-3B-7C. However, there is a small section along Leigh Field, south of the Fire Department
teaching facility where there is no street buffer. Staff is recommending that the applicant
install a street buffer in this location (see Section 10 Analysis below for more information).
Education Campus Commercial RZ-07-021 PP-07-025 MI-08-002 PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4, 2008
• Plan for a variety of commercial and retail opportunities within the Impact Area (Chapter VII,
Goal I, Objective B, Page 109)
Staff believes that the proposed office and commercial lots will complement the existing
education campus and existing commercial uses across Locust Grove Road. The proposed
commercial use of a portion of the property will also provide a variety of commercial
opportunities in this area of the City.
• Encourage compatible uses to minimize conflicts and maximize use of land (Chapter VII,
Goal IV, Page 112)
Staff believes that the future office and commercial uses will be compatible with the existing
education campus to the south and east and the C-N zoned properties to the west across
Locust Grove. The residential properties to the north of the property proposed to be zoned L-
Oand C-N will be buffered by E. Leigh Field Drive and a 1 S foot wide landscape strip. The
proposed L-O and C-Nzones are the least intense of the four commercial designations, which
will limit or require conditional use approval of certain more intense uses adjacent to the
neighboring residential properties.
The Commission and City Council should determine if the proposed L-O and C-N zoning
districts and existing and proposed use of the property comply with the Public/Quasi Public
land use designation for this property.
9. UNIFIED DEVELOPMENT CODE
a. Schedule of Uses: UDC Table 11-2B-21ists the principal permitted, accessory, and conditional or
prohibited uses in the L-O and C-N zoning districts. The current use of the property as an
education campus is a principal permitted use in the proposed L-O and C-N zoning districts.
Please see UDC Table 11-2B-2 for a complete listing of allowed uses in the proposed L-O and C-
Nzoning districts.
b. Purpose Statement of the Commercial Districts: Per UDC 11-2B-1, 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.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
REZONE (RZ): The applicant is requesting to rezone the subject property from R-4 to L-O
(25.14 acres) and C-N (2.75 acres). There are currently two charter high schools, an
alternative school, and an area leased by the Fire Department as a fire safety teaching facility.
When this site was originally annexed, the school district planned to build administration
offices for the Joint School District on the property. Since that time the District obtained the
old Jabil site where the administration offices are now housed. Because the District now has
surplus property that will not be used as planned, the District wishes to eventually sell-off
that portion of the property. The District believes that rezoning the property is necessary to
secure entitlements, making the lots more marketable.
UDC 11-SB-3D2 provides the Planning & Zoning Commission and City Council the
authority to require a property owner to enter into a Development Agreement (DA) with the
City of Meridian that may require some written commitment for all future uses. Staff does
not believe that a new DA is necessary in this instance as there is a concurrent plat
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4, 2008
application on which conditions of approval may be placed pertaining to future
development of the property. However, the applicant is requesting approval of a
modification to the existing DA to remove the restriction for education type uses only on
the site to allow uses allowed by the UDC in the proposed L-O and C-N zoning districts
(see below for more information). If the Commission or Council feels additional
development agreement requirements are necessary, staff recommends a clear outline of the
commitments of the developer being required.
Based on the policies and goals contained in the Comprehensive Plan and the Future Land
Use Map designation of Public/Quasi-Public and the primary and current use of the property
as an education campus, Staff believes that the requested L-O and C-N zoning districts are
appropriate for this property. Please see Exhibit D for a detailed analysis of the required facts
and findings for a rezone and Section 8 above for more information pertaining to compliance
with the Comprehensive Plan.
The rezone legal descriptions submitted with the application (stamped on November 9, 2007
by Steven T. Haug, PLS) are accurate and meet the requirements of the City of Meridian and
Idaho State Tax Commission.
The applicant did not submit a conceptual development plan or building elevations depicting
how the northern portion of the property may develop in the future with the rezone
application. The applicant states that they do not know how the property may develop if it is
sold but envisions one structure on each of the lots depicted on the plat as Lots 3, 4, and 9;
Lot 5 may possibly redevelop in the future after the lease is up with the Fire Department for
the fire safety teaching facility. Staff is not requiring the applicant to submit a concept plan
because of the size of the proposed lots [1.5-2.2 acres or 64, 641-95, 692 sf. (the lot the fire
department is leasing is 4.3 acres or 186, 754 sf.J and the building size limitations in the L-O
and C-Nzoning districts. The maximum building size without design standard approval in the
L-O district is 10, 000 square feet and 7, S00 square feet in the C-N district. If a structure over
the aforementioned square footages is proposed, design review in accordance with the
standards listed in UDC 11-3A-19C will be required.
2. PRELIMINARY PLAT (PP): The Applicant is requesting preliminary plat approval of 6
commercial office building lots and 1 neighborhood commercial lot on 27.89 acres of land in
proposed L-O and C-N zoning districts. The preliminary plat was prepared by Engineering
Solutions, dated 11/8/07, labeled as Sheet 1 of 1 PRE.
Dimensional Standards: This site is required to comply with the dimensional standards of
the L-O and C-N zoning districts listed in UDC Table 11-2B-3 as follows:
DIMENSIONAL STANDARDS C-N L-0
Front setback in feet 20 20
Rear setback in feet 25 20
Interior side setback in feet 0 10/52
Street landsca a buffer in feet
Local 40
Collector 20
Arterial 25
Ent a corridor 35
Interstate 50
Landscape buffer to residential uses
in feet 3 20 20
Maximum buildin hei ht in feet 35 35
Education Campus Commercial RZ-07-021 PP-07-025 MI-08-002 PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4, 2008
DIMENSIONAL STANDARDS C-N L-0
Maximum building size without design 7,500 10,000
standard approval as set forth in
11-3A-19 of this title ins uare feet
Parking requirements See Chapter 3 Article C. off-street parking and
loadin re uirements
Landsca in re uirements See Cha ter 3 Article B. landsca in re uirements
All setbacks shall be measured from the ultimate right-of-way for the street classification as
shown on the adopted Transportation Plan.
2Minimurn setback only allowed with reuse of existing residential structure.
3Where the adjacent property is vacant, the Director shall determine the adjacent property
designation based on the Com rehensive Plan designation.
Existing Structures: The site currently contains two charter high schools, an alternative
school (in portables), and an area leased by the Meridian Fire Department and the Meridian
Rural Fire Protection District for use as a fire safety teaching facility. Ali existing structures
are contained within lots and comply with dimensional requirements of the L-O zone.
Sidewalk: A 5-foot wide detached sidewalk currently exists on the subject property along N.
Locust Grove Road and E. Leigh Field Drive. The sidewalk along Locust Grove shall be
placed within a public pedestrian easement depicted on the final plat. The sidewalk along
Leigh Field is currently depicted within a 40-foot wide sidewalk easement on the plat.
Landscaping: The applicant has submitted a landscape plan, dated 1/21/03., prepared by
Leatham-Krohn-VanOcker Architects that depicts the existing landscaping on the site that
was installed with the previous plat. The Staff has reviewed the following items for
compliance with current UDC standards:
- Per UDC Table 11-2B-3, a 25-foot wide street buffer is required along N. Locust
Grove Road, an arterial street, and a 10-foot wide street buffer is required along E.
Leigh Field Drive, a local street; these buffers were installed with approval of the
previous plat application. Staff has reviewed the landscaping within these buffers and
found it in general compliance with the standards listed in UDC 11-3B7C. However,
there is a small section of street buffer along Leigh Field, south of the Fire
Department teaching facility that is missing. Staff is including as a condition of
approval that this buffer shall be installed per the standards listed in UDC 11-
3B-7C. Said buffers shall be on a common lot or on a permanent easement
maintained by the property owner or business owners' association. The street buffer
along Locust Grove is depicted within a 35-foot wide landscape easement; however,
the street buffer along Leigh Field is not depicted within a landscape easement. Staff
is including a condition of approval that the street buffer along Leigh Field be
placed within a minimum 10-foot wide landscape easement depicted on the final
plat.
Note: The landscaping within the Locust Grove street buffer south of the driveway
to/from Locust Grove Road is not included on the landscape plan; however, staff has
visited the site and the landscaping has been installed per the standards listed in
UDC 11-3B-7C.
- Per UDC Table 11-2B-3, a 20-foot wide buffer to adjoining uses is required in the
proposed L-O and C-N zoning district adjacent to residential uses. The south and east
property boundaries abut existing residential uses; the buffer along the south
boundary was installed with the previous plat and complies with current UDC
standards. The required buffer along the east boundary is not depicted on the
Education Campus Commercial RZ-07-02'1 PP-07-025 MI-08-002 PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TH£ HEARING DATE OF MARCH 4, 2008
landscape plan. Staff is including a condition of approval that a 20-foot wide
buffer be installed along the east property boundary in compliance with the
standards listed in UDC 11-3B-9C.
- Include landscaping for the street buffer adjacent to Locust Grove Road, south of the
driveway to the Charter High Schools that aligns with E. Heritage Park Street.
- Parking lot landscaping in compliance with the standards listed in UDC 11-3B-8C
will be required and reviewed with each Certificate of Zoning Compliance for future
building on this site.
- A written certificate of completion should be prepared by the landscape architect,
designer, or qualified nurseryman responsible for the landscape plan and submitted to
the Planning Department prior to issuance of any Certificate of Occupancies for this
site. All standards of installation should apply as listed in UDC 11-3B-14.
Other than the aforementioned items, landscaping on this site complies with current UDC
standards.
Fencing: There is existing fencing along the south and east property boundaries adjacent to
existing residences. No new fencing is proposed or required with this application. However,
temporary fencing to contain debris during construction shall be installed around the lots
being developed prior to release of building permits.
Cross Access: Across-access easement for lots within the proposed subdivision is not
depicted on the preliminary plat. Staff is including a condition of approval that cross-
access be provided to all lots within the subdivision. A note depicting cross-access for all
lots should be added to the face of the final plat.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. The applicant should be required to use any
existing surface or well water for the primary source. If a surface or well source is not
available, asingle-point connection to the culinary water system shall be required. If a single-
point connection is used, the developer will be responsible for the payment of assessments for
the common areas prior to signature on the final plat by the City Engineer. An underground,
pressurized irrigation system should be installed to all landscape areas per the approved
specifications and in accordance with UDC 11-3A-15 and MCC 9-1-28.
Building Elevations: The applicant has not submitted conceptual building elevations of what
future commercial structures on the site may look like because it is unknown who the future
tenants/owners will be. Nor have design guidelines been submitted for future structures on
the site. To ensure a minimum design standard, staff is recommending as a provision of
the Development Agreement that all future commercial buildings on the site comply
with current design standards pertaining to architecture (i.e. facades, primary
entrances, rooflines, pattern variations, and mechanical. equipment), color and
materials, and parking lots. Further, staff is recommending that a minimum 5-foot wide
sidewalk be provided from the sidewalk along Locust Grove to the main building
entrance of structures on lots that abut Locust Grove. If the sidewalk crosses a
vehicular driving surface, said pathway shall be distinguished form the vehicular
driving surfaces through the use of pavers, colored or scored concrete, or bricks.
Private Streets: The applicant is not proposing private streets within this development. To
enhance the safety of the development, for addressing purposes, the Fire Marshall,
along with Planning staff, is requesting that a private street to/from N. Locust Grove
Road to Leigh Field Drive be provided. The current driveway to/from Locust Grove
Education Campus Commercial RZ-07-021 PP-07-.025 MI-08-002 PAGE ] 0
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4, 2008
should be converted to a private street and should connect to Leigh Field Drive in either
it's current or future location. The Applicant should submit a Private Street application
to the Planning Department for staff level approval prior to or concurrent with the final
plat application (see condition of approval in Exhibit B).
Per UDC 11-3F-4, all private streets shall be designed and constructed to the following
standards:
A. Design standards:
1. Easement: The private street shall be constructed on a perpetual ingress/egress
easement or a single platted lot that provides access to all applicable properties.
2. Connection point: Where the point of connection of the private street is to a public
street, the private street shall be approved by the Transportation Authority.
3. Emergency vehicle: The private street shall provide sufficient maneuvering area for
emergency vehicles as determined and approved by the Meridian Fire Department.
4. Gates: Gates or other obstacles shall not be allowed.
B. Construction standards:
1. For conversion of an existing facility to a private street at the direction of the Fire
Marshal:
a. All drive aisles shall be posted as fire lanes with no parking allowed.
b. If a curb exists next to the drive aisle, it shall be painted red.
2. For all other private streets:
a. Roadway and storm drainage: The private street shall be constructed in accord
with the roadway and storm drainage standards of the Transportation Authority
or as approved by the City of Meridian based on plans submitted by a certified
engineer.
b. Street width: The private street shall be constructed within the easement and shall
have a travel lane width of twenty-four (24) feet or twenty-six (26) feet as
determined by the Fire Marshal relative to the height and size of the proposed
structures that adjoin the private street.
c. Sidewalks: Afive-foot (5') attached sidewalk or four-foot (4') detached sidewalk
shall be provided on one side of the street in commercial districts. This
requirement may be waived if the applicant can demonstrate that an alternative
pedestrian path exists.
d. Fire lanes: all drive aisles shall be posted as fire lanes with no parking allowed.
In addition, if a curb exists next to the drive aisle, it shall be painted red.
Certificate of Zoning Compliance (CZC): A CZC application is required to be submitted to
the Planning Department for approval prior to issuance of building permits for future building
on this site. The applicant should submit revised plans that comply with the conditions
of approval listed in Exhibit B of this staff report, with the CZC application. All
improvements must be installed prior to occupancy.
3. DEVELOPMENT AGREEMENT MODIFICATION (MI): When this property was
annexed in 1999, a Development Agreement (Instrument No. 99050961) was entered into
between the City of Meridian and the Joint School District No. 2. A provision (see existing
Education Campus Commercial RZ-07-021 PP-07-025 MI-08-002 PAGE 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4, 2008
provision #4.1.10 in Exhibit A.4) of the DA states, "That the subject annexation and
zoning be limited to school educational use and specifically exclude residential
subdivisions." The applicant is proposing to rezone the subject property to L-O and C-N for
future sale and possible redevelopment of the lots on the northern portion of the site for light
office and commercial uses. In order to develop these lots for any use other than a "school
educational" use, a DA modification is required. For this reason, the applicant is
requesting approval of a DA modification to remove the restriction for education type
uses only on the site.
Because conceptual building elevations were not submitted with this application for the
future commercial structures on this site, staff is recommending a provision (see #4.1.10
in Exhibit A.4) be added to the existing DA on this site as follows: "All future buildings
on the site shall comply with the design standards pertaining to architecture (i.e.
facades, primary entrances, rooflines, pattern variations, and mechanical equipment),
color and materials, and parking lots. Additionally, a minimum 5-foot wide sidewalk
shall be provided from the sidewalk along Locust Grove to the main building entrance
of all structures on lots that abut Locust Grove. If the sidewalk crosses a vehicular
driving surface, said pathway shall be distinguished form the vehicular driving surfaces
through the use of pavers, colored or scored concrete, or bricks." Staff believes that this
is necessary to ensure that future buildings on the site develop consistent with the City's
minimum design standards.
In addition to the two DA changes mentioned above, staff has included in Exhibit A4, a
comprehensive list of all of the current DA sections that should be amended for the
Joint School District #2.
b. Staff Recommendation: Staff recommends approval of the subject applications (82-07-021, PP-
07-025, & MI-08-001) based on the Findings listed in Exhibit D and the conditions listed in
Exhibit B of this Staff Report for the hearing date of March 4, 2008. The Meridian Planning &
Zoning Commission heard the RZ and PP items on January 17 2008 At the public hearing
they moved to recommend approval of the subiect RZ and PP request
11. EXHIBITS
A. Drawings/Other
1. Vicinity/Zoning Map
2. Preliminary Plat (dated: 11/8/07, labeled as Sheet 1 of 1 PRE, prepared by Engineering
Solutions, LLP)
3. Landscape Plan (dated 1/21/03, labeled as Sheets L1.1-L1.3, prepared by Leatham-
Krohn-VanOcker Architects)
4. Requested Modifications to Development Agreement
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
Education Campus Commercial RZ-07-021 PP-07-025 MI-08-002 PAGE 12
C[TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TH'E HEARING DATE OF MARCH 4, 2008
7. Ada County Highway District
8. Central District Health Department
C. Legal Description & Exhibit Map
D. Required Findings from Unified Development Code
Education Campus Commercial RZ-07-.021 PP-07-025 MI-08-002 PAGE 13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE NEARING DATE OF MARCH 4, 2008
A. Drawings
1. Vicinity/Zoning Map
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4, 2008
2. Preliminary Plat (dated: 11/8/07, labeled as Sheet 1 of 1 PRE, prepared by Engineering
Solutions, LLP)
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CITY OF MER}DIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4, 2008
3. Landscape Plan (dated 1/21/03, labeled as Sheets L1.1-L1.3, prepared by Leatham-Krohn-
VanOcker Architects)
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Exhibit A
CITY OF MER]DIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4, 2008
PLANT SCHEDULE
E. LEIGHFIELD DRIVE
LANDSCAPE NOTES
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TH£ HEARING DATE OF MARCH 4, 2008
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TH£ HEARING DATE OF MARCH 4, 2008
4. Requested Modifications to Development Agreement (Instrument No. 99050961):
The applicant is requesting a modification to the following terms of the Development Agreement:
1.4 WHEREAS, DEVELOPER has submitted an application for rezoning of the
Property described in Exhibit A, and requested designations of Loy=.~ De: ~ ~• ~ D e~:we ;~icl ~D ^ ~
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Neighborhood Business District. (C-
N) and Limited Office (L-0), and has submitted a site plan....
1.7 Add the date Findings of Fact and Conclusions of Law are approved by City Council.
3.1 The uses allowed pursuant to this Agreement are those uses allowed under CITY's Zoning
Ordinance T r,.~, n ~'+~ D ~a +~ ~ \n n~ ,.,,,a:c:°a ........:.... ~ ~ ~ ~~o ~n• ~~~ for Neighborhood
Business District (C-N) and Limited Office (L-O) Municipal Code of the City of Meridian.
4.2 That the City Attorney shall prepare for consideration by the City Council the appropriate
ordinance for the annexation and zoning designation. (?? ^; T,c.: is .~:~~ Dc~iue ,T~~~~ o,~~
''~ ° ~.°° °+~ and
Exhibit B -Replace/modify Findings of Fact/Conclusions ofLaw as approved by the Meridian City
Council.
Per the analysis in Section 10, Staff is recommending the following provision be added to the
existing Development Agreement in Section 4:
4.1.10 All future buildings on the site shall comply with design standards pertaining to
architecture (i.e. facades, .primary entrances rooflines pattern variations and mechanical
equipment), color and materials and parking lots Additionally a minimum 5-foot wide
sidewalk shall be .provided from the sidewalk along Locust Grove to the main building
entrance of all structures on lots that abut Locust Grove. If the sidewalk crosses a vehicular
driving surface, said pathway shall be distinguished form the vehicular driving surfaces
through the use of .pavers, colored or scored concrete or bricks
Exhibit A
C[TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4, 2008
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 REZONE COMMENTS
1.1.1 The rezone legal descriptions submitted with the application (stamped on November 9, 2007 by
Steven T. Haug, PLS) are accurate and meet the requirements of the City of Meridian and Idaho
State Tax Commission.
1.1.2 A Development Agreement is not required with this application. There is a development
agreement currently in effect for this property (see Instrument No. 99050961). Prior to the
rezone ordinance approval, the existing DA for this property shall be amended consistent
with the changes listed in Exhibit A4 of the staff report
1.2 PRELIMINARY PLAT -SITE SPECIFIC REQUIlZEMENTS
1.2.1 The preliminary plat, prepared by Engineering Solutions, LLP, dated 11/8/07, labeled as Sheet 1
of 1 PRE, is approved, with the conditions listed herein. All conditions of the previous
conditional use permit (CUP-02-035) application shall also be considered conditions of the
preliminary plat. The preliminary plat shall be revised as follows:
a. The sidewalk along Locust Grove Road shall be placed within a public pedestrian easement
depicted on the final plat.
b. Across-access easement shall be provided to all lots within the subdivision via a note on the
final plat or a separate recorded agreement.
c. The existing driveway to/from Locust Grove Road connecting to Leigh Field Drive shall be
converted to a private street and placed in either a perpetual ingress/egress easement or a
single platted lot that provides access to all lots within the subdivision.
d. Per UDC 11-3B-7C.2, the required street buffer along E. Leigh Field Drive shall be placed
within a minimum 10-foot wide common lot or permanent easement, maintained by the
property owner or business owners' association.
1.2.2 The landscape plan, prepared by Leatham-Krohn-VanOcker Architects, dated 1/21/03, is
approved with the following modifications:
• A minimum 10-foot wide street buffer is required adjacent to E. Leigh Field Drive, south
of the Fire Department teaching facility where none currently exists. Said buffer shall be
constructed in accordance with the standards listed in iJDC 11-3B-7C.
• A 20-foot wide landscape buffer is required along the east property boundary adjacent to
existing residential uses, per iJDC 11-2B-3. Said buffer shall be constructed in
accordance with the standards listed in UDC 11-3B-9C.
• Include landscaping for the street buffer adjacent to Locust Grove Road, south of the
driveway to the Charter High Schools that aligns with E. Heritage Park Street.
• Parking lot landscaping in compliance with the standards listed in UDC 11-3B-8C will be
required and reviewed with each Certificate of Zoning Compliance for future building on
this site.
• A written certificate of completion should be prepared by the landscape architect,
designer, or qualified nurseryman responsible for the landscape plan and submitted to the
Planning Department prior to issuance of any Certificate of Occupancies for this site. All
standards of installation should apply as listed in UDC 11-3B-14.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TH£ HEARING DATE OF MARCH 4, 2008
Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. The proceeding modifications and notes should be shown on a revised
landscape plan submitted with the Final Plat and Certificate of Zoning Compliance application(s).
1.2.3 Submit a Private Street application for staff level review and approval prior to or concurrent with
the final plat application. Said private street shall connect Locust Grove to Leigh Field Drive.
Said Private Street shall comply with the standards listed in UDC 11-3F-4.
1.2.4 A CZC application is required to be submitted to the Planning Department for approval prior to
issuance of building permits for future building on this site. The applicant should submit revised
plans that comply with the conditions of approval of this application, with the CZC application.
All improvements must be installed prior to occupancy.
1.2.5 A note prohibiting direct access to N. Locust Grove Road, except for the previously approved
access point to the school that aligns with E. Heritage Park Street on the west side of Locust
Grove Road, shall be added to the final plat.
1.2.6 All signage for the site requires approval of a sign permit. All signage must comply with the
standards listed in UDC 11-3D.
1.2.7 Temporary fencing to contain debris during construction shall be installed around the lots being
developed prior to release of building permits.
1.2.8 Underground, pressurized irrigation must be provided to all lots within this development.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains in E Leigh
Field Drive. The applicant shall install mains to and through this subdivision; applicant shall
coordinate main size and routing with the Public Works Department, and execute standard forms
of easements for any mains that are required to provide service. Minimum cover over sewer
mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate
materials shall be used in conformance of City of Meridian Public Works Departments Standard
Specifications.
2.2 Water service to this site is being proposed via extension of mains in E Leigh Field Drive. The
applicant shall be responsible to install water mains to and through this development, coordinate
main size and routing with Public Works.
2.3
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). The easements shall not be dedicated via
the plat. The description shall be consistent with the graphically depicted easements on the plat
but be recorded as a separate document using the City of Meridian's standard forms. Submit an
executed easement (on the form available from Public Works), a legal description, which must
include the area of the easement (marked EXHIBIT A) and an 81/2" x 11"map with bearings and
distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this
document.
2.5 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, asingle-point
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4, 2008
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.
2.6
2.7 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non-approval submitted to the Public Works Department.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
2.8 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.
2.9 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.
2.10 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building permits.
2.11 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
2.12 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.13 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat
per Resolution 02-374.
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.
2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.17 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.
2.18 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.
2.17 The applicants design engineer shall certify that all seepage beds out of the public right- of-way
are installed in accordance with the approved design plans. This certification must be received by
the City of Meridian Public Works Department prior to the project receiving final approval.
2.19 At the completion of the project, the applicant shall be responsible to submit record drawings
per the City of Meridian AutoCAD standards. These record drawings must be received and
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4, 2008
approved prior to the issuance of a certification of occupancy for any structures within the
project.
2.20 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical
locations are at street intersections and/or fire hydrants. Final design locations and quantity are
determined after power designs are completed by Idaho Power Company. The street light
contractor shall obtain design and permit from the Public Works Department prior to
commencing installations.
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 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
3.3 Commercial and office occupancies will require afire-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.5 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. Building setbacks shall be per the International
Building Code for one and two story construction.
3.6 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped
throughout with an approved automatic sprinkler system installed in accordance with Section
903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 rn).
b. For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183
m).
3.7 A private street shall be provided from E. Locust Grove Road to E. Leigh Field Drive for addressing
purposes.
4. POLICE DEPARTMENT
4.1 The Police Department did not submit comments on this application.
5. PARKS DEPARTMENT
5.1 Provide pressurized irrigation to Lot 5 at the west side of the existing building prior to
development of Lot 5.
6. SANITARY SERVICE COMPANY
6.1 SSC did not submit comments on this application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 ACRD submitted a letter to the City dated December 19, 2007 stating that they have no site
specific requirements at this time due to the fact that all street improvements exist.
Exhibit B
C[TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4, 2008
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4, 2008
C. Legal Description & Exhibit Map
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IASO EastWazercower 5t,
Suite 1.50
Mecldiaa,ddaho 83692
Phone (208) 8%-8570
"Fax (208} B84-5399
November. 9, 2007
IDESCRIP,TTON 1FQR;PJE201PUSEU
EID.UGATIQN CANJ:I'US SUB1D]CVISJ[ON 1V0.'2
Lots ]and' 2, Bloclc l of Education Campus Subdi .vision,, as filed:n $oolc 86 of
RJats at'1?age 98.04, records of Ada County„ Tdafio, located :in the North 1/2 of.the
Southwest 1/4 .of Section 32. Township 41Vorfkt, Range 1 'East, .$.IvL,. Meridian, Ada
County ~Iiaho, more particul®rly described as.follows: Ca>mmepcing.at the West 114
-comer of said Section 32, from w$ich the Southwest coiner ot= said..Section 3.2 bears
South 00°31'04" West, 2658.95 feet; Thence along the West line ofsaid Section 32
South 00°31'04" West, 997.11 feet;. Thence departing said West line South 89°3'8'40"
East, 48:,00 feet to a point lying on the East .right of way of N. Locust. OPOVe Rd.; said
potnt hiring the :Southwest comer of Lot 1' $loclt :T of~said Education .campus
Subdivision and the REAIL J?Ul[1VT {Q]R' BEGINNII~IG.
'Thence :along said fast right of way .North 00°31'04" East, 905.48 feet to a point
:intersecting the• Souihem right of way of E•..i,eigti 1e1d Dr.;
`Phence-alongfihe Southern right of way of said E. Leigh Field Dr.'the fotfgwing
courses:
'Thence North 45°Ot)'QO'' East, 49.95 feet;
I'henoe South 89°34'35" East, 10:64 feet;
Thence Q3..98 feet along tlic arc ofa non-tangent curyeto the,ri'ght, having a.
radius of469.00 feet, e.,central angle of 1I°28'Sa'' :and along chord'bearing South.
83°50'09" East; 93.82'feet; -
Thence 106.31 feet along the arc df anon-tangent curve to the left, having a
:radius of:530.50 feel, a cential angle of 11°28`54", and a long chord bearing South
83°50'09" East,. 106.13:feet;,
Thence. South 89°34'35".East; 623:.78 feet;
Thence 28'7;93 feetalong the erc gf.a.curve to the.rigi~t; havinga raiiius of 274:50
feet, a. central angle of 6Q°05'56", and• a long chord .bearing South 59'3:1'37".East, 274:91
feet;,
l~r~f~ss.~®ndI 8.c.~.d. Su:PV,eyors
Exhibit C
C1TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4, 2008
Thence. South 29°28'40" Easx; 326.,9y feet;
Thence 129.'78, feet along ihe:arc of a non-tangent curve to the Ieft, .having a
radius of 325.Q0 feet, a eeritral angle of 22°52'47"; .and a long chord. bearing South
40°55'02" East, 128,92 feet to 8n angle point common with the Northwest iioundazy of
Setter Dove ~Stibdivison, asfiledinBogk94:of Plats at Page 11436, records of Ada
County; Idaho,;
Thence along the boundary common to-said' Setter Cove SubdiVisiaa and said .I.ot
2, Slack 1 the following. courses:
Thence South 37°38'94" ?Vest; 126.2$ feet;.
Thence South t20°30'1$" West, 301,09'feet to apoirii lying on the Southerly
'boundary of.said L.ot 2, Block 1 and the ~Northem boundary of Summeif eld Subdvis_ iou
No. 3, as .filed in Book b,9 of Plats afPage 7047, records of Ada. County, 'Idaho;
'T'hence along the .boundary common to said Lot 2, Block 1 and said Summerfield
Subdivision 1Vo. 3 and. Stunmerfeld Subdivision No. 2; as fi,lei in $ook 69 of Plats at
'Page 7039, iecoxds of Ada County, Idaho, IVoeth~ 89°38'40" West, 1,27925 feet td the
POINT OF BfiGIL~7NING: Containigq 25;8.7 acres, more or less.
Prepared:,B'y:
PV~
2~
~ X93.
MEWpR ~~~
Exhibit C
-Steven. T. Haug; PLS
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TH£ HEARING DATE OF MARCH 4, 2008
^~ IDAHO
,.
~' ~ `~~L` ~` SIJRVfI(
• `_~ ~ k~ G RO U P
--~.'~,
DESG1tPT:tON FUit I.-O Z®1VE
PROPOSED 1~DIJCATYUN CA114I''H3S SUSDdVISIgIY riro. 2
1.450-:East Wacertower Se
5ul;,c 150
Meridian, Idaho. 83642
Phoeee (208j .846.857p
fax, (208) 884-5399
November 9, 2007
Aportion of Lots I & 2, $loelc 1, and'East Leigh. Field Drive.right-of-- way, of Education
Catnpus Subdivision, as tied for record utBooit'8b of P1Ats at Page 9$04, records of Ada Gounty,
Idaho, and. also a portion of Alottli :Lgcust Grove Road right-of-way.,. being located in the North %z of
.the SW % of Section 32, Township 4 North; Range 1. East, B.iv1., Meridian, Ada County,, Idaho, and
more,particitlarly de"scribed as follows.
Cotntnencing-at the West'Le, corner. of said Section. 32, thence Along the west boundary of the
50/ !/< of said Section 32 South op°31 `04" West, 31$.77 feet to the REAL Pi3)[i\1T OF BEGI1V1vING.
Thence Soutli 89°38'40" last, 433.73. feet;
thence 1Voctti. 00°2`1 `20" East, 267.76 feet.ta a point qn. the centerline of East. Leigh Field Drive;
tticnccalong said centerline:
thence South 89°34'35" East; 483,39 feetto.a poin,'t ol'curvature;
thence 314,68 feet along the arc of a curve to the nght;;said curve having a radius of
300.00 feet, a delta angle of 60°05.'55", and a long' chord bearing South 59°31''37" ]vast; 300.45
feet to apoint of tangency.;
thence South 29°28'40" East,. 327:28 feetto a point of curvature;
tt~ance 119:.4'1 feet along the arc of A curve to-the Ieft; said curve having a radius of
300:Ot} feet, a delta angle of 22°47'2.9", and a long chord bearing South 40°52'25" $ast,, 11'5;55
feet,
Thence Leaving said centerline South 37°3'8'37' West, 151,60 feet;.
'Thence South 00°30' 18" VJesi; 301.U9 feet
`Thence North 89°3'8'40" West, :1327.25 feet to a point on the west boundary of the S W '/. of
said. Section:32;
~r~fessiwn~d te.~d, 'S~rvey4rs
Exhibit C
CITY OF MERFDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4, 2008
"`'s
Thenoe al'on,g said West lio~ndary iVorth QO°3i'04" East, 678.34 feet to the p0>(~IT O.F
1sEGI~I~tG.'Gontaming 25,13 acres; more or Eels.
Prepared. $y
Idaho Survey (}coup, P.C.
Steven T. Haug, PLS
R PP OPAL
81'
~`~ , ~ 3{ Zi:E~
M WOR+t5 DERTiC
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4, 2008
,,,~,~, I.I~A H Q 1450 East Watertower $c
'J ~~ ~~
.~ ~'~ ~~ q ~rfl
~ $URV'EY Suite 1 sa
Meridian.l'daho'B3642
a ~~ j ' GROUP Phone (208} 846-8570
Fax (20$) 864.5399
November 9, 2007
'DESCRIPTION FOR C-N,ZONE
PROPOSED EDUCATION CAMPUS SI,18DI1/1SION NO.'2
A portion of Lots 1 &.2, Block 1, end East L-eigh Field Drive right-of-way, of Education
Campus Subdivision, as filed. for record in Book 88 of Pats at Page 98.04,. records of Ada
County, Idaho, and' also a portion of North Locust Grove Road right-of=way, being .located in
the North.'/a of the SW'/ of Section 32, Township 4 North, Range 1 €ast, B:M.:, Meridian,
Ada County, Idaho, and .more particularly-:described as follows
Commencing at the West %4 comer of said Section 32, thence along the west
boundary of the SUV'/, of said Section 32 South 00'31'-04" West; 30.5Q feet~to a point bn the
centerline of East Leigh. Field Drive, •the REAL. POINT OF BEGINNING.
Thence along said centerline:
,thence South 89°34'35° East, 93..6.1 feet to a point of curvature;
thence 99.09 feet along the arc of a curve to the• right, said curve having a
radius of 494.50 feet, a delta angle of 1'I'°28'53", and a -long chord bearing South
83°50'U8" East, 98.92, feetto a point of"reverse.curva'ture;
thence 101.19 feet along the a_rc of a curve to'the. left, sei~ curve having a
~radfus of 505:00 feet, a delta. angle of 11 °28'53"„ and a long chord bearing. South
83°50'09' EaS#, 101.03 -feet to a point :of tangency;.
thence South., 89°34'35° East; 14Q.39 feet;
Thence leaving said centerline South 00°21'20" West, 267.76 feet;
Thence -North 89°38'4l)" West; 433.73 feet fo a point oia the' west boundary of the S.V1/
% of said' Section 32;
Pro~ess0oi7al lL~.~B• S:urv'eyars
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4, 2008
~"'`,. -~
Thence along saitl 1Nest boundary North 00°31'04°' East, 288.28 feet to .the POINT OE
BEGINNING. Containing 2.75 acres, mote or less..
Rrepared $y:
RfiV APP OV0.L
8N -
~}~L [! ~ 2Atl~
~ NJORKS EPT,IC;
Exhibit C
'Idaho Survey Group,l?.C.
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4, 2008
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4, 2008
D. Required Findings from Unified Development Code
1. Rezone Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to rezone the subject property to L-O (25.14 acres) and C-N (2.75
acres). The Commission 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;
The Commission finds that future development of this property will comply with the purpose
statement of the commercial districts, which provides for service oriented needs of the
community. Further, the existing use of the property as an education campus is a principal
permitted use in both the L-O and C-N zoning districts (see Section 10 of this report for more
information).
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
The Commission finds that the proposed zoning map amendment will not be detrimental to
the public health, safety, or welfare. Staff recommends that the Commission and Council rely
on any oral or written testimony that may be provided when determining this finding.
d. The map amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the City including, but not
limited to, school districts; and,
The Commission finds that the proposed zoning amendment should not result in any adverse
impact upon the delivery of services by any political subdivision providing services to this
site.
e. The annexation is in the best of interest of the City (ITDC 11-SB-3.E).
This finding is not applicable to the subject rezone request.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan;
The Commission fmds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan. Staff supports the proposed plat layout, with recommended changes, as
they comply with the provisions of the Comprehensive Plan. Please see Comprehensive Plan
Policies and Goals, Section 8, of the Staff Report.
b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4, 2008
The Commission finds that public services are currently provided to the southern and eastern
portion of the development where the existing structures are located and can be made
available to accommodate the proposed development on the northern portion of the property.
(See Exhibit B of the Staff Report for more details from public service providers.)
c. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
own cost, Staff finds that the subdivision will not require the expenditure of capital
improvement funds.
d. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public service
providers (i.e., Police, Fire, ACRD, etc.) to determine this finding. (See Exhibit B, Agency
Comments and Conditions, for more detail.)
e. The development will not be detrimental to the public health, safety or general welfare;
and
Staff is not aware of any health, safety, or environmental problems associated with the
development of this subdivision that should be brought to the Council or Commission's
attention. ACRD considers road safety issues in their analysis. Staff recommends that the
Commission and Council reference any public testimony that may be presented to determine
whether or not the proposed subdivision may cause health, safety or environmental problems
of which staff is unaware.
f. The development preserves significant natural, scenic or historic features.
Staff is unaware of any natural, scenic, or historic features on this site. Therefore, the
Commission finds that the proposed development will not result in the destruction, loss or
damage of any natural, scenic or historic feature(s) of major importance. Staff recommends
that the Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed development may destroy or damage a natural or
scenic feature(s) of major importance of which staff is unaware.
Exhibit D