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HomeMy WebLinkAboutMeridian Town Center VAR-07-017CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER FEB ~2 8 2008 City Of Meridian City Clerk Office E IDIAN IDAHO In the matter of the request for a 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 (SI3) 55/Eagle Road) and 2 right-in/right-out/left-in access points (one on each side of SH 55), for Meridian Town Center by CenterCal Properties, LLC. Case No(s). VAR-07-017 For the City Council Hearing Date of: January 8, and February 19, 2008 (Findings on the March 4, 2008 City Council agenda) A. Findings of Fact 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 (LC. §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. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). VAR-07-017 -1- 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-SA. 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 provisions listed in Section 10 and the findings listed in Exhibit D of the Staff Report for the hearing date of January 8, 2008, incorporated by reference. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-SA and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: The applicant's Variance request is hereby approved by the City with the clarification that the Council supports ITD's eventual decision with regard to appropriate access points. 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). VAR-07-017 -2- ~'d'` By action of the City Council at its regular meeting held on the ~ day of (~1a _ ,Zoos. COUNCIL MEMBER DAVID ZAREMBA VOTED u,( ~ COUNCIL MEMBER JOE BORTON COUNCIL MEMBER CHARLIE ROUNTREE COUNCIL MEMBER KEITH BIRD MAYOR TAMMY de WEERD (TIE BREAKER) ~~ ~~or Taff ,,,,,,,, ~,,,,,,a`'J ._ ~~~ ~ Attest: `,,,.~`~~~ ~ ' VOTED VOTED VOTED VOTED de Weerd ,~'- "moo IJ Jaycee olman, City Clerl~ ' ~ _ .,~ \~~ ~ `~~. Copy served upon Applicant, T~i ~~~r~De~p~~tment, Public Works Department and City Dated: 3' d2' OY CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). VAR-07-017 -3- CITY OF MERIDIAN PLANN4NG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008 STAFF REPORT HEARING DATE: January 8, 2008 r T~T /~ l~ T TO: Mayor & City Council - ~ 1 1A_j~J IDAHO 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 2right-in/right-out/left-in access points (one on each side of SH 55). 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The Applicant, GenterCal 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 11-3I-I-4 that prohibits new approaches from directly accessing a state highway at points other than section line roads and the half mile between section line roads. The Applicant is requesting approval for 4 right-in/right-out access points, two on each side of State Highway (SH) 55/Eagle Road and 2right-in/right-out/left-in access points, one on each side of SH 55/Eagle Road located approximately '/a of a mile north of Fairview Avenue. The applicant is also proposing to construct/re-construct a full access, signalized intersection on SH 55 located approximately '/z mile north of Fairview Avenue (River Valley Street); a Variance is not necessary for this access point as it is located at the half mile mark between section line roads as allowed by UDC 11-3H-4B2b. The Applicant has submitted a conceptual development plan (attached as Exhibit A.2) that shows how this property may develop in the future. The overall plan shows 2,607,925 square feet of building area, which consists of 1,355,775 square feet of retail area (retail, anchors, shops, & pads); 897,300 square feet of office area; and 354,850 square feet of residential area. The plan also shows access points to/from SH 55/Eagle Road and E. Fairview Avenue, the extension of Records Road through this site, the extension of E. River Valley Street from SH 55 to Records Road, and driveway connections into the site from Venture Street at the east boundary. The subject properties are located on the northeast and northwest corners of N. Eagle Road and E. Fairview Avenue. The properties consist of three parcels in Ada County. The site consists of vacant undeveloped land that is currently being used as a turf farm. This property is within the City of Meridian's Area of Irnpact 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 MER]DIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEAR]NG 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 future ownership of the property. Currently the property is held in common ownership between Eugene and Walter Kleiner. The applicant for the project is CenterCal properties. Eugene Kleiner will retain ownership of the 60 acres at the north east corner of the annexation site. His intent is to develop the property as a park and dedicate it to the City. The plans for the park site are still being developed and we have no details at this time. With regard to the northeast corner of Fairview/Eagle intersection, this property is under contract by CenterCal and will be the first area to develop. As 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 maybe just as likely developed by another group. This being the case, the applicant has requested that Staff prepare the report by analyzing the property in three sub-areas related to such future ownership. Staff has provided unifying concepts for all three sub-areas, provided detailed recommendations on access, and proposed asquare-footage limit for the proposed office, retail and residential uses on the subject site. However, many of the other Development Agreement (DA) provisions Staff would typically include in a staff report for an annexation only request are not included herein (e.g., elevations). Staff recognizes that the market trends over time will affect how this property is developed and flexibility is necessary given the size of the development. Staff has prepared a staff report that we believe provides adequate assurances that this property will develop in a manner that is in the best interest of the City. Staff recommends that the Commission and Council include any additional DA provisions that maybe appropriate. The Meridian Planning & Zoning Commission heard the AZ request on November 15, 2007. At the~ublic hearing they moved to recommend approval of the subiect AZ request. a. Summary of Commission Public Hearin: i. In favor: Ashley Ford,. WRG DesiEn (Applicant's Representative); Jean Paul Wards, CenterCal Properties (Applicant); Andy Wilk, CenterCal Properties Applicant); Lars Anderson, Bach Builders; Chris Brand, Petra Inc.; Michael Ballantyne (representinE the Kleiner's) ii. In opposition: None Meridian Town Center AZ-07-012 & 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. ;11 i. In favor: Ashley Ford, WRG Desi~~(Annlicant's Renresentativel: Fred Andy Wilk_ CenterCal Properties: Jim Rehberg: Mike Ballantvne (rgpresenting the Kleiner family; Mark Vandehex, Kittleson & Associates ii. In on_nosition: None iii. Commenting: Tn~hn Rin~,~rt., Traffic Engineer (Kittleson & Associate. h_ricty Richardson (ACRD).; Scott Stanfield, Mason .Stanfield Engineering (representing Bach BuildersL JoAnn Butler (~nresentinu Develoners Diversified,; Dan Thom~g, Tholal soR n EngiII~~(reoresentin~ Develoners Diversified) iv. Written testimony: None v. Staff nresentin~ application: Anna Canning vi. ther staff commenting on application: Steve Siddowav ~, ev Issues of Discussion by Council: i. The necessity of all of the p.~posed access points to/from the site via Eagle ~4~' ii. Concern pertaining to the q > >i of traffic Lsing the left-in access point to the rom Eagle Road at the. quarter mile: iii. The desire to obtain ACHD's and ITD's comments on the VAR request based on their analysis of the Traffic Impact Stud_v_nrior to making a decision: iv. At the continued hearing. Council decided to move forward without ITD and ACHD's comments. The. motion for approval however, was intended to support ITD and ACHD's decisions with regard to access. If ITD or ACRD is opposed to any particular access noint(~. the intent was that Council is onnosed to that as well. Sl. Key Council Changes. to Staff/Commission Recommendation 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 i. ouncil , ;ranted an_nroval of the VA_R request with the clarification that the ouncil s unnorts ITD's eventual decision with regard to annronriate access points. 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. Eagle Road and E. Fairview Avenue, in the southeast'/ of Section 5, Township 3 North, Range 1 West and the southwest '/ of Section 4, Township 3 North, Range 1 West. Referenced as Ada County Tax Parcel Numbers: 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) £ 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 mullion square feet of 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 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 deternuned 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`h, 2007 and October ls`, 2007 (Commission); December 17, 2007 and December 31, 2007 (City Council) c. Radius notices mailed to properties within 300 feet on: September 7`h, 2007 (Commission); December 14, 2007 (City Council) d. Applicant posted notice on site by: September 21, 2007 (Commission); December 7, 2007 (City Council 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. 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. 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 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 maybe required with development of this site. 5. Hazards: Staff does not know of any natural hazards associated with this property. 6. Proposed Zoning: C-G (General Retail and Service Commercial) 7. Size of Property: 258.39 acres Sununary 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 '/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 lfull-access point to Eagle Road where River Valley Street can ently exists (this will be a signalized intersection), 2 right- in/right-out access points to/from Eagle Road, 1right-in/right-out/left-in access from Eagle Road, 2 access points to/from Fairview Avenue, 2 driveway connections to the private street along the north boundary, and 1 driveway connection to River Valley Street to the north. On the portion of the site that is east of Eagle Road, the plan shows lfull-access point to Eagle Road where River Valley Street will be extended (this will be a signalized intersection), 2 right- in/right-out access points to/from Eagle Road, lright-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 ACRD and ITD are the road authorities for the existing and proposed public streets and highways, the Applicant must obtain approval from both agencies regarding approval of access points to Eagle Road, E. River Valley Street, Venture Street, and Meridian Town Center AZ-07-01'2 & VAR-07-017 PAGE 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008 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 the Comprehensive Plan, this designation is defined in part as an area that is situated in highly visible or transitioning parts of the City where innovative and flexible design opportunities are encouraged. The MU-R designation allows for over 200,000 square feet ofnon-residential uses, residential densities ranging from 3 to 40-dwelling units per acre, Waxed 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 al'1 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 (ACRD). This service will not change. - The subject lands are currently serviced by the Meridian School District No. 2. This service will not change. Meridian Town Center AZ-07-012 & VAR-07-017 PAGE 7 CITY OF MERPDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008 - 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 N, Objective D, Action 4 - "Require appropriate landscape and buffers along transportation corridors (setback, vegetation, low walls, berms, etc.)." Upon development of the property, a minimum 35 foot wide landscaped street buffer will be required along E. Fairview Avenue and N. Eagle Road, classified as principal arterial streets and entryway corridors. Buildings and parking will be setback from these streets at least the width of the required buffers. • Chapter VII, Goal N, 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 within walking and biking distance. • Chapter V, Goal III, Objective D, Action 5 - "Require all commercial businesses to install and maintain landscaping." The Applicant is not specifically proposing to install any landscaping with the subject annexation application. Upon development of this site, all commercial businesses will be required to construct internal and perimeter landscaping. Said landscaping must be installed prior to issuance of Certificate of Occupancy of the proposed building(s) on this site. Chapter IV, Goal I, Objective A, Action - "Permit new... commercial development only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City." This property is contiguous to the City and sanitary sewer and water are readily available. • Chapter VII, Goal N, Objective A, Action 6: Require screening and buffering of commercial and industrial properties and residential use with transitional zoning. Upon development of the property, a 25 foot wide land use buffer will be required along the boundaries of the site that abut existing residences.Future commercial uses on the property will be required to provide screening and buffering to the existing residences, in accordance with the UDC. • Chapter VII, Goal I, Objective B, Action 5: Locate new community commercial areas on arterials or collectors near residential areas in such a way as to 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 Meridian Town Center AZ-07-012 & VAR-07-017 PAGE 8 C[TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TH£ HEARING DATE OF JANUARY 8, 2008 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 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 SS, west of the future Records Road and south of the northernmost access point shown to SH SS, generally south of River Valley Street. Meridian Town Center AZ-07-012 & VAR-07-017 PAGE 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008 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 SS. On the portion of the site that is east of SH SS, buildings are situated so that they surround a large plaza area. The theatre/shops site along with another building planned for shops/office also appears to include a plaza. • Where the project is developed adjacent to a low or medium density residential use, a transitional use is encouraged. Transitional uses are shown on the concept plan adjacent to low & medium density uses in the form of offices and multi family residences. Higher intense uses (retail & restaurants) are proposed internally within the development and adjacent to the transportation corridors. • A mixed use project shall include a principal use (retail, office, professional or residential) and at least one other type of land use. The proposed mixed use project consists of retail, professional 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 required to provide access to the proposed public park from Green Meadow and Meadow Wood Streets. 9. ZONING ORDINANCE a. Allowed Uses in Commercial Districts: UDC Table 11-2B-21ists the permitted, accessory, and conditional uses in the C-G zoning district. Retail Stores, restaurants, financial institutions, fuel sales facility, personal & professional services, parks, and other uses, are listed as principal permitted uses in the C-G zone. b. Purpose Statement of Zone: The purpose of the Commercial Districts is to provide for the retail and service needs of the community in accord with the Meridian Comprehensive Plan. Four Districts are designated which differ in the size and scale of commercial structures accommodated in the district, the scale and mix of allowed commercial uses, and the location of the district in proximity to streets and highways. c. Dimensional standards for the C-G zoning district, per UDC Table 11-2B-3: Front setback in feef 0 Rear setback in feet 0 Interior side setback in feet 0 Street landsca a buffer in feet Local 10 Collector 20 Arterial 25 Landsca a buffer to residential uses in feet "" 25 Maximum buildin hei ht in feet 65 Maximum buildin size without desi n standard 200,000 Meridian Town Center AZ-07-012 & VAR-07-017 PAGE 10 C-TY OF MERI'.DIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008 a royal as set forth in 11-3A-19 ins ware feet Parking requirements See Chapter 3 Article C OFF-STREET PARKING AND LOADING REQUIREMENTS LandSCa Ing re ulrementS See Cha ter 3 ArtlCle B LANDSCAPING REQUIREMENTS *All setbacks shall be measured from the ultimate right-of-way for the street classification as shown on the adopted Transportation Plan. **minimum setback only allowed with reuse of existing residential structure. ***Weere the adjacent property is vacant, the Director shall determine the adjacent property designation based on the Com rehensive Plan desi nation. 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation AZ Application: Please see Exhibit D for detailed analysis of the UDC required facts and findings. The annexation legal description submitted with the application (prepared on August 20, 2007, by Michael Byrns, PLS) shows the property adjacent to the existing corporate boundary of the City of Meridian. Parcel Configuration: The subject 258.39 acre site consists of three tax parcels currently in Ada County, zoned RUT & R6 that have not been previously platted. The site currently consists of vacant undeveloped property. The Applicant is proposing to reconfigure the parcels to reflect the future ownership, as depicted in Exhibit A3. As noted previously, although there are only two tax parcels on the east side, the applicant has submitted documentation from Ada County Development Services that there are three legal properties associated with the eastern annexation area. Because the proposed DA provisions are set up to reflect this proposed parcel configuration, it is important that the applicant create these parcels prior to entering into the development agreement negotiations. Therefore, the applicant should prepare and record the necessary legal descriptions and quit claim deeds to accomplish the ownerships as depicted in Exhibit 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 retaiUoffice/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 Meridian Town Center AZ-07-012 & VAR-07-017 PAGE 11 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008 retail or office use as noted on the plan may include vertically integrated residential as part of the project without modifying the DA. Staff believes that the proposed mix of uses shown on the concept plan complies with the Comprehensive Plan Future Land Use Map designation of Mixed Use -Regional for this site. The plan (attached in Exhibit A.2) shows the property divided in three phases that generally reflect the ownership patterns. It is important to note that although the Applicant has included all of the property to be annexed on the concept plan, the portion of the property owned by Walter Kleiner that encompasses the area shown as DA #2 in Exhibit A.3 will be retained by Mr. Kleiner and maybe developed at a later time by a different developer. For this reason, the Applicant (CenterCal Properties, Inc.) is not able to provide anything more than a rough concept of how this portion of the property depicted as DA #2 in Exhibit A.3 may develop in the future. 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 shops shown near the theatre location. Staff strongly supports the vertically integrated residentiaUcommercial uses shown on the plan. The Applicant has stated that the area shown as DA #3 in Exhibit A.3 (shown on the concept plan as part of Phase 1/Phase 2, excluding the four buildings north of the proposed right-in/right-out driveway to Eagle Road) is more of a detailed concept plan than the other areas shown as Phase 3 (east), Phase 3 (west), or the 60-acre park on the concept plan. The portion of the site shown as DA #3 is proposed to be developed first. As such, Staff has spent more time analyzing this portion of the annexation area and has provided more DA provisions for this area. The area shown as Phase 3 (west) on the concept plan, located on the west side of Eagle Road, consists of 71.99 acres and contains 956,500 square feet of building area consisting of office and retail uses in 22 structures. The largest of these structures is proposed for multi-tenant retail uses and consists of 200,000 square feet 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 anorth-south, either private or public street be constructed in this area. A total of 3,379 parking spaces are proposed for this area. The Applicant has stated that the concept Meridian Town Center AZ-07-012 & VAR-07-017 PAGE 12 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008 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 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); Meridian Town Center AZ-07-012 & VAR-07-017 PAGE 13 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008 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 A.4 for example). This concept should also be used for parking areas on the east side of SH 55 (see Exhibit A.8). If access points to SH 55 and Fairview Avenue are approved, the Applicant should submit a plan showing pedestrian and primary access drives and parking within the site. Parking spaces cannot exceed 12 in a row without an internal planter island; the concept plan shall be revised to comply with this requirement. Staff is including Development Agreement provisions as discussed in this section. Site Design: This site is located in a highly visible intersection of the City. The importance of this location makes quality design essential. The Applicant has not submitted conceptual building elevations of what the structures on this site may look like. The Applicant shall submit architectural standards for development of the subject property prior to the City Council hearing. An oral and visual presentation should be made by the Applicant at the Commission hearing. Staff believes there are benefits to designing the sites on the east and west sides of SH 55/Eagle Road with unifying concepts such as pedestrian/vehicular access, aesthetic elements, amenities, landscaping, etc. that would tie the two sites together. Because the west side of SH 55/Eagle Road will most likely be developed by a different developer, CenterCal is not able to dictate what standards would be applied to the site design of that parcel. The City, however, would like to see certain landscaping, site design, 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-3B prohibits direct access to state highways except at the section line roads and the half mile mark between section line roads. A major aspect of the concept plan is the proposed vehicular access to/from the site and internal drive aisles and parking. The conceptual development plan submitted by the applicant shows 4 right-in/right-out access points, two on each side of State Highway (SH) 55/Eagle Road, and 2 right-in/right- out/left-in access points, one on each side of SH 55/Eagle Road located approximately '/a of a mile north of Fairview Avenue. The applicant is also proposing to construct/re-construct a full Meridian Town Center AZ-07-012 & VAR-07-017 PAGE 14 C[TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008 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 lfull-access point to Eagle Road where River Valley Street currently exists (this will be a signalized intersection), 2 right- n/right-out access points to/from Eagle Road, 1 right-in/right-out/left-in access from Eagle Road, 2 access points to/from Fairview Avenue, 2 driveway connections to the private street along the north boundary, and 1 driveway connection to River Valley Street to the north. On the portion of the site that is east of Eagle Road, the plan shows lfull-access point to Eagle Road where River Valley Street will be extended (this will be a signalized intersection), 2 right- in/rght-out access points to/from Eagle Road, lright-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 nterconnectivity 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, ACRD 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. 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 Meridian Town Center AZ-07-012 & VAR-07-017 PAGE 15 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008 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 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. • LJDC 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. Meridian Town Center AZ-07-012 & VAR-07-017 PAGE 16 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008 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 iJDC 11-3B-7. The buffer shall be located within a common lot or a permanent easement maintained by the property owner or business owners' association. • UDC 11-2B-3 requires a 10-foot wide landscape buffer be constructed along E. Chateau Drive in accordance with the standards in UDC 11-3B-7. The buffer shall be located within a common lot or a permanent easement maintained by the property owner or business owners' association. • UDC 11-2B-3 requires a 20-foot wide buffer to be constructed along the south side of E. River Valley Street (north side to be constructed by the adjacent property owner) in accordance with the standards in UDC 11-3B-7. The buffer shall be located within a common lot or a permanent easement maintained by the property owner or business owners' association. • A buffer shall be constructed adjacent to 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 11-3B-9. • UDC 11-3H-4C.3 requires aten-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 facade, roof line recesses and projections along a minimum of twenty percent (20%) of the length of the facade. b. Primary public entrance(s): The primary building entrance(s) shall be clearly defined by the architectural design of the building. Windows, awnings, or arcades shall total a minimum of thirty percent (30%) of the facade length facing a public street. c. Roof lines: Roof design shall demonstrate two or more of the following: a) overhanging eaves, b) sloped roofs; c) two (2) or more roof planes; d) varying parapet heights; and e) cornices. d. Pattern variations: At least two (2) changes in one (1) or a combination of the following shall be incorporated into the building design: color, texture and/ materials. Meridian Town Center AZ-07-012 & VAR-07-017 PAGE 17 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008 e. Mechanical equipment: All ground-level and rooftop mechanical equipment shall be screened to the height of the unit as viewed from the property line. 2. Color and materials: Exterior building walls shall demonstrate the appearance of high- quality materials of stone, brick, wood or other native materials. Acceptable materials include tinted or textured masonry block, textured architectural coated concrete panels, tinted or textured masonry block, or stucco or stucco-like synthetic materials. Smooth-faced concrete block, tilt-up concrete panels, or prefabricated steel panels are prohibited except as accent materials. 3. Parking Lots: No more than seventy percent (70%) of the off-street parking area for the structure shall be located between the front facade of the structure and abutting streets, unless the principal building(s) and/or parking is/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. 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-SB-lA). To ensure that all of the provisions in the development agreement (see below) are complied with, the City requires that the applicant obtain CZC approval from the Planning Department prior to site development; all site and landscaping improvements must be installed prior to occupancy. Development Agreement: Development Agreements (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. 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 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 11-2B-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 ali property owners within 300 feet of the property boundaries. • The public stub street (Tweedbrook Avenue) in Redfeather Estates Subdivision at the north property boundary shall be extended into this site and connect to a public street or a public cul-de-sac shall be constructed on the site for a turnaround. At no time shall construction traffic associated with the development of this site be allowed to access this site through Tweedbrook Avenue in Redfeather Estates Subdivision. • A section of unopened right-of way exists that abuts the site at the east boundary of the park and the west boundary of Clover Meadows Subdivision where Green Meadow & Meadow Wood streets terminate. Either additional right-of--way shall be provided for the construction of a street to link these two streets together or cul-de-sacs shall be constructed on the site for turnarounds. In either case, the remaining portion of unused right-of--way, if any, shall be vacated. • The applicant shall be responsible to obtain a Certificate of Zoning Compliance (CZC) permit, prior to all new construction, or establishing the park site on the subject property. • Construct a 20-foot wide landscape buffer along Records Road in accordance with the standards in UDC 11-3B-7. • 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% Meridian Town Center AZ-07-012 & VAR-07-017 PAGE 1'9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008 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 maybe 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 AChID regarding traffic impacts associated with any proposed change in use. Specific Provisions for Development Agreement No. 2 (Kleiner 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 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. • Urban Farm• Agric ultural use, including production of cropyq; sha 1 continue to be allowed after annex ation as an urban farm use which is a prin cipal permitted use under • ACRD UDC 11-4-3-2 approval Th 8 and 11-2B-2. e applicant is required to comply with AC RD and ITD conditions prior to receiving an nroval for any building Hermit on the site . Further. the Citv will not sign off on any o ccunancy~ar_ds without first receiving AC HD's signature and siun-off . All applica tions on this cite are snbiect to A AD's pr oiect specific comments. gggardl ess of the tun e of application (i.e. conditional use p~~j t,,~ertificate of zoning, ." 2 1 "No details related to access to the site a re annroved with the subject pnlicat ion. The imposed access locations on the maior arterials should be annr oved by AC RD and ITD and cannot be evaluated until a traffic impact study has bee n com lei Meridian Town Center AZ-07-012 & VAR-07-017 PAGE 20 CITY OF MERIDIAN PLANNJNG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008 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 ACRD public street. Owner shall make such dedication within the time required for CenterCal to construct the roadway and related improvements. If right-of--way is not dedicated directly adiacent to the ern nrouerty boundary of the cite. crocc-access shall be provided to the property e north so that a spite strip is not created. Construction of River Valley Stree and Records Road shall take place with the initial phase of the nroiect. • 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. 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 maybe 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. Exchan eg 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. 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 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 parceUlot 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 lavout. 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 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. Meridian Town Center AZ-07-012 & VAR-07-017 PAGE 22 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TH£ HEARING DATE OF JANUARY 8, 2008 o Owner shall provide a 25' wide landscape buffer, as required by UDC 11-3B-9 and 11- 28-3, 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. • Off-street parkin~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 miriirnum 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-S.B.3 shall not be required for internal parking spaces not adjoining a property boundary, landscape islands, sidewalk or pathway, building, or any sirrular 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 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 thereof, as required by UDC 11-3B-14, subject to any extension provided under 11-3B- 14.C. • Buildin sg ize. 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. 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 ACRD, 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 ACI-ID, along public or private roads. Owner shall provide a secon d ~]~~y runnin g generally north- south from Fairview fiver VaLlev Road in addition to th e 10' multi-use nat hwav along Eagle Road on the west parcel. Ow ner shall not be r equired to constru ct a third north- couth nathwav for the Wect Parcel Thic seco nd nathwav shall s erve as the multi-use nathwav reauired by the Pat hways Plan and s hall be ~enerallv si tuated in the wester one half of the West Parcel. f rom the general v icinity of the 1/8 m ile line west of Eagle Road, with allowance made f or the final locati on of the 1/8 mile access on Fairview Avenue~to the west boundar y~~g ' axle Roa d. The nathwav may run separate from or in conn ection with a driv e aisle or road; an d will satisfy both the pathways Plan requirement and the road side walk/pathwav rea uirement if it is run in connection with the road. The nathwav ma y be constructed a s a detached 5' ewalk with 5' landscape st rip or as a 10' mu lti-use nathwav • Site internal drive aisles. Meridian Town Center AZ-07-012 & VAR-07-017 PAGE 24 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008 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 ,ACRD 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 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 Meridian Town Center AZ-07-012 & VAR-07-017 PAGE 25 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TH£ HEARING DATE OF JANUARY 8, 2008 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 maybe 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. • Across-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. The applicant is required to comply with AC)FID and ITD conditions urior to receiving approval for .any building~ermit on the site. ~rther, the City will not sign off on any oCCUDancy cards without first receiving ACHD's signature and sign-off. All applications on this site are subject to ACHD's ~r_oject specific comments, regardless of the type of application (i.e. conditional use ep rmit, certificate of zoning com fiance etc.). "No details related to access to the site are approved with the subject AZ application. The proposed access locations on the maior arterials should be approved by ACRD and ITD and cannot be evaluated until a traffic impact studX 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#2)_. Construction of Records Road (and E. River Valley Street, if applicable) shall take .place with the .initial phase of the nro]ect. • Structures and parking areas shall comply with the entryway corridor design standards, per UDC 11-3A-19C. • UDC 11-3H-4C.3 requires aten-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 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 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 maybe 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 fmal 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 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 applicant should work with the adjacent 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. 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 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. 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 subject AZ request. he Meridian City Council heard thic item (VAR-07- 171 on January 8.2008 and Febr Marv 19.2008. At the public hearin on Febr Marv 19. 2008. the Council approved the ubiec V R renuect. (The AZ was previously heard and pproved on January 8.2008 and Findin c were approved on an Marv 22.2008: herefore. f has deleted all analysis and findin related o he A7, from thic documen .l 11. EXHIBITS A. Drawings/Letters 1. Vicinity/Zoning Map 2. Conceptual Site Plan 3. Map Detailing Development Agreement Boundaries 4. Example of Parking Layout Favored by Staff 5. Plan Depicting Proposed Access Points to Site 6. 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 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 E. Table of Proposed Uses F. Residential Properties at Tune of Annexation (DA #2) Meridian Town Center AZ-07-012 & VAR-07-017 PAGE 29 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 8, 2008 A. Drawings 1.Vicinity/Zoning Map Exhibit A PAGE 30 2. Conceptual Site Plan ~~ ~ II I~ ~~ 'i o = QI~ il[I ~~~~u ~~o ae~ Iwo ax~~aiaxa~rereaxa~a~~w OHIN91916N911919N8U OIBN811919HH9N919NHBNN9NHW WI9N919WN9H616N90 WBN9IHHHN91WI6N91919N9N9N0 ~~ ~~ w¢ios canes ®.wmR .mss ~~ mv~: mr®n ~` matirnaeumwa®t wanss ~ aaama mnueumo mvw a~mo on¢ +asos Ana ors mnarw~0oav® ameous mnnanr OYIL~O AIP WYiYf wmowm MOn YIo rt~iorvru~ ~auu mao®rr~ aaaua oer~am ~ sox~umosa~ msoue mrKmnmo~/~~ ooemwu e m•av.~e Reigmv~ rMOaos~m 40lI Vi4 WIC eumawn, OTQ: 1vOmV ,gmo noc~pm~iwn¢ mwmiaa Ma Hamm mlawm~a® 4~wmu~ MOOOQO (I,ttLltp ~p1f 1040 OH9HWI91BfBll~ 091BI9N9H6N919f9N0 OHHHI9HHl91919H0 aa~axaxaxa~ I r ~~ ,~ li w 7 ~ I °~° 1 __-_- - b aN9118HfBIHH9fW I ____- - , ~_ ~_ ~~~, ~~ ~~ ~~ b A[~ a Q ~ ~ _d_ ~~ I ~ - s ~~~ .~ ~ ~~,~o~~o~~o iouommnuiii Q w® I I~ i I ~ a~ ,i I ~~ i . I. -~ ~ '~~~~ as rs a ~ j .~ ~~ ~ p,...........~, - --- - - o ~-, ~-, ,, MERIDIAN TOWN CENTER scH~vnc Meridian, Idaho ~~ RIAN CENTS ~e ~ si~uczoo~ m m Exhibit A Exhibit A 3. Map Detailing Development Agreement Boundaries MERIDIAN TOWN CENTER sc~+e-~,nc ~;,~::~«..,..:w» ipn, lgCho AAASTER PUN ~i~:T~iJ~i~.~ ~,~ a~sc~raoo,+ a .. 4. Example of Parking Layout Favored by Staff ----- E Exhibit A 5. Plan Depicting Proposed Access Points to Site (F= full Access, R= right in/right out, L= left in) F1 16 .'^,.S ~ ~ 1 ~l p~~mB.umeNfA p~~~ me•ecaM'x pR ~/I.~AC Q ~ ~ WI9H91919H9N8191180 abN91~9iW ~ I I ~aa auras .ualn.c~ 1tif199 ~ ~ Q~H~~~ I ~~ Yt tli1~i iYMN r• ~~ QNµ~~~ ~ n~R ,4mlf IOGIBI~IDO NW i®V II R~ r.. ~ r oc~ amoao~amr ~~ •~• 1 I~ p>~s looal'M00OM~ YneOYs II ~ ~ ~ - Rl °are° II IMI.OC. d,I~...IO, IItlY. .,I.t•I~.IOG - -- - ------- - ------- ~~ m ,~ ,~„® i .~ n.W. .~I~~ ID.AI,. j i 1^1 ~ ~ ~~o ~ -- - - - I,~M,e .I.LII~O.E,. II ~ ~ Ll - - - ~ I1DO..Im1I.TQ ,m,.eumn.m a~ma i - - naLLltls~iastasf aal mnawwow® 9119H9116 1 uw.wu ~ '~'"' ~ ~ . rwnc i ------ L2 --- I - - ~ --- ~ I ~- ~ ~-- ~ ~ ~ ~ a~ _.._.--------••--- xxxxxa~m I : - ~. II it ~--OO ~ ~` I ~< t ~ I i I 4`, ^ Rll ~R10 ~ l ~~ ~ R4 ~ RS F2 ~ R6 , ~ 8 a - - -- u r r~ ~°I MERIDIAN TOWN CENTER S~HEMp,~~ Meridian, Idaho ~~ P~`N CEN ~ ~ e ~ si wuc~oo~ m m Exhibit A 6. Revised Conceptual Plan (dated: 9/27/07) with Changes Noted Changed from office ~ • - ® ~ " ~` _`~ ~- ~ (SOk) to retail (40k) ~- I j Changed from office ~ °AO'~`~~'""~'• a ~ ~ - ! ~ (27k) to retail (32k) ~ ~ I ma ~~i ~~. ! I' -aTa•acow~w. P~um~ nrtn-avirmt fi ~>~q Increased office ~' I .. ,mNN4N9 WNe9NN'~Nlh9iigillN!Ih7~upNgO , ~ 1~ ~ .~ m:' ~~` ~p from 100k, 2 levels -- NEIe!195 ""0" '"~~ to 120k. i levels I jl I Changed from office i~ ~ I ~ ~ -°`°10 "'~= -/~~ '0n44AO~ "6p00® I . - 1,,. ~ (27k) to retail (31k) m ~~ ~.,f.ll ~°'ma: aDa°a '°`°°~°m°"s "°°°""' ~ rj •~.mranmwunm wrwu ~a~usr .H~ow~m Changed from office - - - ~--- - -- -` ~ ~ "' e°" ~ .~.rm. ~n~ ~I o»micrnnm~ sni.us ~«..s~_ (SOk) to retail (40k) 64'',.191KHE6749~J~ BIh~48M819Ug0 ~'~ ~ muemim~~ mswu nn.ww _ I- . ~ ~ ~ ~~ QNiNd~lI41~M19: UIIFi;WNkfLNPoIkNO I looawu.oiow~ a®araua arn.ovawm~~. auissq I (- Uf8i59M?i3fIlN~ll7 ~ iMt!Hg218ll9~tl0. ~I ~ ousnoaAm uaowu ~ panuup Y111® 6in1 m®s - ~ (I ~ Q!8~1ilBLNNWi~ll9 ~ry~ j a~ertut: .nar Increased office ~- ~ --~ ...---------- fll I wemwr.w,m. ,m...no nr.~ ~wmo. .~. - - - ' ~ ---- t from 30k, 2 levels M!'~'nn'mnn!~ n~! Increased office from SOk, q ~ mrriwnma s.~ awauu I m i t~ 45k. i levels ~ ~. .~. ~ _ ~ 2 levels to 60k, 3 levels .,o, i ~! I ~ l ~ ^~;~ m ~ ~ -._ "m - anp aarmm Increased office _ .~ from 30.Sk to 45k ~ I .~ S~ \ °0AL'° -1 j Increased office from SOk, ~ 't 2 levels to 66k, 3 levels i' a ~ ~ ~ _ ~' I ~• ij ~ j ;1~ Ip _ Increased office from SOk, j r n~mmmn nnrummmmi ~.~ ` m 6®2t~ I,~.. '~~ m ,~ 2 levels to 66k, 3 levels Y yf ,~ _ ~, _ t ~~ : ~ -- --9--'- -' ~,~ i r I n PN3fN'J: -~ I --- - -- --- Q,~, -'Pa S`l~ ~} ~ a _ ' ~ o vnmmu am~mmmnn ~I (!){{~'~. `_m_ 1 ~~. I k ~ `_ ~ ~ 1~ ~ ~~~ Increased office from ~II ; I ~9~- a '~~ I `I-^ ~~~~ n ~ 13.Sktol4k ~ I ~ ~ . l f~ J (~ -.__ -- ~ - - -- - -------- _-_-_~- __ J . _ =_ _~_._~_ -- p. ,e~~ __ - ~ __ ___ _ - _-- _ MERIDIAN TOWN CENTER Increased office cH~+Ane ~"°°'^~^°°°-~^.~.m Meridian, tdOho from 13.Sk to 14k TER PLAN o ~ m m ~ 27 S~f mDT Exhibit A MERIDIAN TOWN CENTER set,eMnnc :v~,n.r..... m. Meddbn, Idaho MASTERPLAN r cn_rtr Cp ,,,®,;m, 7. Parking Areas to be Reconfigured Consistent with Exhibit A.4 ~ tRLYII. me.taw w- ~M a L^[W.v tln.at(M~tI eteddn US.n _~ i p7 OMM:!YI~ y~pfjV ~i.M r' rjphp~. m111r ~RW.Ut1 1utlnr Fetrrlu was~o M+~. Plln• tCiM:!11I1M 4[IA' cn lDlr msr uyve rmArwarl~nias~ +;ilpwu VSOeuiyl tY]11• rarxeut.wu.n uu~ Itw~mr~ rNal~u...;0 aw~tw 1*1 V,r Fs-«+.i ~w•wu 4T.Yf'YOCf! t:fa~t.'N~DY+tI1, k~R1W Pd GtiW 10I4'SW.gW!li~~ J:U18WN urn ~aalgt sri+eJt 1{p~1 Yf~lYYt; , i:.fK11fU~11lGW tl •Y CM4^ binnr. -J~t;93MU: p1~ N11alY ~ppAy, w~IIY Igrtip~IJ (~ 1111AY Fr4aaewism~ ynPwLL t+F~.N~a ~ yt»w! Exhibit A 8. Memo from Staff Detailing Changes on Revised Concept Plan INTEROFFICE MEMORANDUM TO: PLANNING & %ONING COMMISSION FROM: ~SONYA WA'I`1ERS, ASSOCIr11'E CITY PLANNI/R SUBJECT: MEI2IDIt1N T OWN CEN TEK (A%-07-012) COUNCIL HEARING DATE: OCTOBER 4, 2007 DATE: OCTOBER 10, 2007 CG CITY CLERK, ANNA CANNING, CALEB I IOOD, BILL NARY, TED BAIRD, AS1-II_EY 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: • RetaiUrestaurantuses 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 :,,~ ~~ covr~.r~ .. ~,,. p1lo~ c2osi 2a?~7soo DEY~LO~MErT"I` SE~L'VICES - FAX <206j'-287-790s 20o w: FItOI31', BOISE, IDAFIO 887;02?8.40 _ .-- - - _ _ - --- - _ - -- _ ~u~zaa~rrc •~ ~rlam~~n*a :: *r~rrrtc _ ~ xorrzlva° - ., .June: x~, 2a06~ ' :David IQeiiei Wallox Hilir ~ht~~Re tii. Kleirtei ~!1 Carr 1?l: N 1'Q->~c,4003 SeatEle, WA~ 9810th: Bellevue,,1NA 98009 RE; pile dk20D600164 Parcel # Sx10434G60F3 (Pareori 1 & 2)~ 51404498800'(Paroel3) 6s $11a54490T'1,;{1'QcceT~} ~'rop~rty sfatysxepo~ts for.propeittes locare! ~nSeccttion 4 (Paicel =I, 2 :&'•3), aMd 5ectiail S (roperty 4), ~'.3N~:ILI.R, ~:M, M~rfdiaxi, Id_ a>ho, RIJT (Paacet Y, 2. &: 4}; niu:11~6 `Di~tri+lar(I',a~cel ~), Dear. A:pgtzcac+a(9Qwnesss 'This>ieport is pa t'es~ti~ tb yotu,app>rcation oflime 1, 20U6. In your application Yoo s~1t obnfiitttatiop;_t~at the .propcetacs dcaetkliedia Warranty I?eeds 823744, & 823.7.45. (af •record ari ~0_ctobex' 1$~ 3;972};are four distiaccproperties.anci:exeinpt from, the=County's oantiguous.pafceEs piovisions (ACC'8-4~.~). Yourplans are:to pet'~O~tn a;pmperty boundary adjuscroetu to caeate a 60=acie parcej io'bc ieoded: stparatoly to Eugene K?euier fo deiiication.and devtlopiuxe~nt es>a publ[c:palk., W ltita siga#locmt tr~fo~nation as to the cbiain of title was provided with t1+e appiicxition, 1~Vpn'arstY Deeda 823744 ate 8?.3745 ale most pecbitent to this!analyss. Tlay establt~- that tho four mate pgccels, as: shown in your Exlvbit A. are cansrdered';sepacateparcclsthat ate exempt from-the County°s contiguoi.~s par+c,~l"s pmvisions, T?ie paro~ls all meet current dimensional staadards,of t}ce Ada County Code aad are thuefbre legally confozining paiuels; despite tax .parcel records, showing only'three distinct parcels. Ho~vayec,; Parcel.:3. ties becn<altered' In what appears to bean ur~anctiaried',P?roPerty liourtaie¢y ad,~iistinetrf. with Joint School District No. Z. This ;accurs'ed' in two transactidn4 :.. - .~ ..1'arcr1317:OS4l•7200 wa~a crca#cd by in~vuiettt~199y~175U on Maro6 3~.'2U.00. ~'bjs property js-nutrently.nsed to provide; access to Riser Valley.Elementaryschool from Packarr3No..3 Subdivision. • Parret S110541.T21U was created bjr iasiciuaeAt #i;U903347,.4' oil June 29r 20QU, T1iis parcel. is currently used to provide. access to 1Livei Valley Eleilientaary School fiom F.aSle Road. At the U.tne that these parccts were created. a property boiundary adjustment appl~cuton was iequiRd'. I3oWeVeia;,.atir bt?ice 3luill rectigaiae the. p~rettt ~arccl as, havtag ~bvC» ~Ceduced by governuierl~ a:ctibn per ACC' 8-4A-'19 and• shall view tlus~pat?oel as a legally, non;-cFis~'ormi~ag, ~}iru~r/y. ~.'1'l~e •two pXOpcrtes noted abort sk~lt be decnucd to be ~,m'E of tlto zt-ei» School District parcel:(S1, IU51419ay1) io the t+ortl: Exhibit A y pieasebc advXSed t~at-a public paxk;s allowed with condtt%~al .use pr~nat.appmYal pan.-the RiJ1~ and;R6 dtsi~ricis. C<ombbvn~]' :us~.p.ermf.ts r~uirc a.pub)te~ lieari~g ~befote .fbe ~~Ya~+n~.ng ~ Zoning GOrntiissiort::QgeO an applicati~h;:i's deemed~comple~te~it>takea ~oui:thteeXnonths to ~8e-~t~ruu~, this picoceas..4pplicatioa ~orrns epee availabfie on oar websfe ~.t~., oQuonal pre-a}~lcatio~; co~lfex®~e~s'ar~e avauiahle by:cat~tacting crt~fru,~t iuuate:staf~'at~~248) 26:7 7?v4; ~~~tfie pak ~rojicrty ~%ezt'to ~e saaexce to and deveaped it1 the Cite, o~.Meri'dzan, you would need to contact ~titeir~pldnzritig dc~a%txiienf, a~bbei4 tkGir_ptoce8s fay Allowing develapmertf t-~' a r~rk. :Tf-yon have-aa~y quesrians,•pl~asc do not;besitare to contact me at'(208) 287-7920' or smaiai~e(c~adavi~eb:net. S.inccrely _ •. :~ -: _ . Sieve~Ivliloi%e. Planner I[ ' AiI'a• County Devefppz~ient..Services GG;: l7ioltstrd Cook, Flainttina ~; Zoning- Administrator AT'T'i Appljcant's Exhtl~Y A. Warranty heeds 8z~7A~ dt 8237?15 GIS'.,Edtt Repait for Instrument 99221?50 ' ~r7,S PtBit Repon. fbr~~LtuuiG~t4 1'OOQ3~47.4. r .,kegs Exhibit A ter,.. o ~ ~o~ <.~..~ ^~p~j o ~. a ~ a~ ~ CCCIII ,I~ a a :a ,m ~~ _~ ~.~ ~9~ ~,, ~ ~ ~ a ~~ a-~ m ~ ,~ ~ a m„ a " ~a ~~~m ~~ a mo a°~i a~ ~ ~ a m ~ a Ao° _ ~~ fl !~ ~9 ~ ~ ~ 0 9 °~ m a ~- _ a ~~ ~ ~ a a®a ~ ~ ~ ° ~ ~a a a ~ a ~ a' `~'© e a °~ ~~ a ° ° (J ~ a ~ ~] ° a ~, ~ ° ~G~ ~ ~ Q ~ 8 ° a ~n°~ ~ ~ ~ r~a,~J~~~~ a `~ n {~ ~ ° ° o a o ~ ~ ~ ° a ° ~~~ ~ '~°~ 0 0 ° ~ - ua ° ~p°~ ~ o ~ ~~° o a a~ o ° a~ e~ m o a ©~9 00 /U~ „ a ~ m.a n .~ YYY~~~~11 on ° Q © a as Q ~a~~i ~ eot, ° - o .°_ ~^~^~°~•--,•,~~~g,, o ~m~m~o A ~ c ®m c 9 S a ~ ~8 ~ ~,i,y~ ~ o ~ o ~v p ~ ~ o of ~~ CCO ~QA ° .~ ° - ~ ~ ' p 0 0 q o o ~ o ~~~ e Q,~ ~ ExN~Brr a i Exhibit A ,. i~ •~ . ' ~ .r~~ R. t~. _ _ • ~~j: • ~Y •,, , 1{ ~`` fji~'• w MwlS l't-c1'~i~.~~,.. ~'^~p .T'^1C~7~T71y 1 '. ~~. :~'l'~I / fl WA[iltBN'rY ;DF.bD POr varva iC¢C@~ved, YtYV $~'PklE QP a Y~ : R3•BIN~tii de~~a~ ~b~' +. byr pPalt~ ~He~ma-+ Yleitfez' ane 8ugone, M. xlapn%, peara~n~(1rep#b.~ ~.°.~. eentiaLvee., ~J-e gxs-titox, enea kezecy giran~, ~ergain, eeT} and '•. . ~ .~ vOUVOY:unCa iYALMsft lt2niaip~ 11S.LSTn;.A wtw~ ~CSaiti~ lt. 1t{:82N$Rr.'a5. n8l~vidus].A; the 4rahtee8, the tolcwing QeacribeQ prnmbavo, ~. to, ,-wit t . The ~ of tla 5%'d~ >,rtd !ha ~ of the $NDI and tAe iii of ttio 'CI.1~• iri Cbalsien 4,, [.fx4 '!-io R~ <•4, fiNp_ ttna •Sxfa ol' r ' , S~t~ in Section S a13 to ~oornarti'p 3 North, Range l &aoE of. [he Boiso -me>::~:diara in tide Coanty~ IBaho. MO FJAVB AI:A. TO SOLD unta the garsiee o£ the' .3eeoCtd dart, qe thei.,ro~peeeive Hole and sepazaae properay, Dace to hoid am equal alsd' ut+Ri'vi'Qed 3nter.as! ttiorel;n' as tenanis ~n ComTSOtv.- T11Zt1 D819D is bang' QClivccod uatdor and by vir*~+a ~~ an Order ~bnflrRrng :saxe oP R~01 • Property, A18d,0_ by !hO D~B~(:t Couict of she. Ttifcd Judcl.al Dls.tr~tct of tt~¢ $tete o~ Zdafto, in a»0 Kpt tAs;County pi Can.yan, Kasgipliat@ biuiaion, sgeC.,ort 2, oa the:.18th. dey of .i-uc~uat, 1Q71-, wAlei~ ariier ]:lt by 'xeferrlcQ Lherato inad• a ,palm A~toiaf, nn- ttiqugh sat '4~aFth to Sull '~iaszeSa_ '~.ryaa con. yeyance Ss an ebsol.utr; coSl.vcyanCC ei, fee $mp2c lft16; ukRhou! reatYictoaa of any type pR' x`f,nd. T,O HAVE AND ~Q HOLD. Che s$d atemieca,; .WS.cii ehaS.r :aQpar. leilarces .un.0.o khe geld 6tantaoa, tileac 1lairo' aYsd a8sigas 'i~oies+er•.. And t2te ea38 Gz®[j.tOK 94eb hereby eovonant to ono with the 6a1d Oea~te&e., that, xt is t~e_Ovhmt Sn f:ee sifipl'o pf said -arem'sea; that ~eaf;d pcemisnd ate area tcoa all. encuinbttioeee, ~d tiNAt it ~o,ll aactar't end 8e£!nd the §eme from, s11 lai+#vl ein5ia6 i6hat- ao_ever. ESTATi+ CL" Se+jiM 9P. I~LET27ER., -deceased: By i~ \. ~~'6'~ .. RECEIVED ~JUi~ 0 8' ZOa6 . Ot~1~ElYf:QE3 Exhibit A a "~.~~ T ,.t S~~f; 'ltd ~I . + +.,_ =,h~r. "- ~: :'t ~ ID~~~` ;. +~d~f~m~ •0 ~:?"k~Y ~sbld;a iii an6 foa agid Statwt~ iias'l~s•" ~' . j `'r ~i'`'S?~' k~;7 ;3FLE°~'.~+R t~AQ ~G ~5.. ,, (r ;'ire I ~ ~. `fit •a Y ~'~i~~'bA ~hB Egu~~ epa±~se ffitd 8ci3cns~ pA.ixanal YQF~ ~~~ iy y° ~, ~~~ ~ . 44t8,:~4t~Ec is£ ~,~ W. 1t~ni'1~~, @Qec~9tee?4, a~!0 ~ • ~' D s ... ~~• ~'; `'~ ' tfcaE . ~9at8 EC~a~Q'taer .go ~ S~R7~uateltL. _.. ~~ , :~, _ ti i..' ,. ~•'' ~~ ~i~~;s P~i~Ak'eY7', 2 kdv® If~q~tianL•a anti piy },~{trtfl i3'i'1d . y year in tn!-B eerti£icaz~• tL•s ` - . aiy; oaa£icia3 eea, hha da , siiA ~ _ ~ y $1Dg1F9 WL'L'f9S1. fir. .~ , ~11~~,' RMi$ ~ Nam Z:d8~0' i. ~ ~ ut ~. ={ ~ ~~1 '~, •'' ' r f E, ~. t • ., '~ ;a ,; ~.. , .c.ui .ltuirs=:: =•,ih,- a~ dins= ~,e sns,wy is'w re~~ty W OtrBf~E+a='..-.~~x-'y' ' Abs ~kr,M1 Gsi+/fl 9 W::,h v er ~.i~ Cz•r N, lP.aG...ly ~'~ ti~tA~ M.Ct:.~. PANTING: seoaMo~ ~:,~w,~ ~Jr+,a.~ a ~.1tii e? ~ 9ry AL~E'IV-Ep . J~,~ ,0 1 ~Ot1~ . ,..~.T^..rC~,q Exhibit A .;yr.,. ,~ i r. ~.~.. w ...., .... ... k. P ~R ;= Pade .valia~ ;xa4eived, 'Ch¢ ~S'TATB O~ J. YJ: lCt.BIi~BR; d~csensc®~ ~., ' bu' ~atieg tiezman;KlH~m'i• d'i1~7 D~sgcireR M: Kl;ciics, pnir£diri4i tia:~ire~ g2~ce~lviiB, ~Ltie giaeY.oY-, Qoes bP.reby grant;, itihr9airs;, :.el`1 .aTtd '~. .. „, cgn~vey tiRt9 :NRL1'ESt 'HARMAN 1CLEI2aSSt 'dnd 8uGENE N. KISBIbT~,. as• l~Afvl9ie;~,'9.. 'the .Q=~IftfmG; +lie fol3,oxiriq deb6r-iDeQ• praetasss, ao-ui'ts ~e t~1. vC tt~a a~ Apd ah~n, ~tg1• of eho stay, aa~ +ha fi1K of t:he Site oP t:hq 98~J. >7 sect:'i,on 4,, and• ChB 6~j qf' !ne ~£?s in Se¢,tAcri 5., al in Tc,dpahS;p 3 NOrLh; Rang o, 1 :Sint at t$'o S'tiisQ .~'Mifdfatl, art 7~8a GOUri~y, 3daho. TO H11YS AND TO }IOL'0 unto th:a parties tlf t11e sOCoifl. paurt ns ttiais respective Bolo Anil sei2ra•t~ psop~t•ty, oaro each to ~..haid on equal and. uadiv3ded ~,niotoac theieih, ae:'teri'an~9 in ' caa~mflria . Tfrrs •naRn: A. Deiip~ deitvered un4cx ond' by~ vlat;urt at sn. Oxd(.x Cen:firmnp S'a1e of Real FroperCy, inedB by the Uistsi:cC Cqu;t of the Tri}YK! JtldlGiq? o~'dtr.lgt c.f, ti.a Otalt o! 7Cdwltib, in and. ~,or eha County •af canyon', '06s8isErrstet tlivkh;{o~h, S~~ti',Afi I; •On ire 2$t:1i day. of Aygast, ~99a,, ?rbicn o'cv®i' ie by r4feYe32Ca Rhezeto :aaadE a t hE1`eoZ bs tha}~h sob ~ezth in 3Eu11 he;h1-;-. Thie C6nvAyahce i~ .Ah• ~abeolutc coriveyancC• of tee nariple ti~tlo~ i~iahvU.L- r~sscriEEari~ ef..ony typo: or '.Fi~1d_ Y`O :4}AVL+ RtJp~ 'Y~ FO6LH the bdid preA118E;8 ~ ai,tti. Era1=' eippur- tenahCAA~ unto. k3SO oaid Gzarit®iSb„ their ha#rs -and as&igi78 torevez:. 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Jr `' ^ ,~ I ,,:1 ... 7FO.'~EiD M Wi~.tlrO.lO ~Lr/Y 'ORYCd~VMIW6A 17064 ,m,aou,m;~arnoa~w,~kYaad dNU~-as mrt.voe ,~[~es~~s~rso g~3~2O~o w~~e++.~.a uw.ea. ...~ Y_--~..z _ F.^ _...» i. ra.awiraa~awm.. ~aa.,aoe. ~,fl.:~«. ~x mown I~sce- wro ~;m~m n+esw- m ton urat AFTERi ~ 1000330)0' ~B~ Osb t001f3~7~ AHd6 ~ I Wld+'~rra'~ Wf ~tls r~ r ~ 1 1 a ft Fa ~4~1~7M01.7®At11M IeM•KO YR .... OI[OMO4PKtl@ 4IIOQ~ Exhibit A B_ Agency Comments 1. PLANNING DEPARTMENT 1.1 The annexation legal description submitted with the application (prepared on August 20, 2007, by Michael Byrns, PLS) shows the property adjacent to the existing corporate boundary of the City of Meridian. 1.2 Prior to annexation ordinance approval, the 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 apre-construction meeting. 2.6 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (UDC 11-3A-6). The applicant should be required to use any existing surface Exhibit B water for the primary source. If a surface source is not available, asingle-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. 2.7 Meridian Public Works specifications do not allow any large landscaping within a five foot radius of water meters. The applicant shall make the necessary adjustments to achieve this separation requirement and comply with all landscape requirements. 2.8 A drainage plan designed by a State of Idaho licensed architect or engineer is required and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas. Storm water treatment and disposal shall be designed in accordance with Department of Environmental Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal into surface water is prohibited unless the jurisdiction which has authority over the receiving stream provides written authorization prior to development plan approval. The applicant is responsible for filing all necessary applications with the Idaho Department of Water Resources regarding Shallow Injection Wells. 2.9 A letter of credit or cash surety in the amount of 110% 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 maybe 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 Environiental Protection Agency. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that maybe 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'. £ 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 afire-flow consistent with the International Fire Code to service the proposed project. Fire hydrants shall be placed per Appendix D. 3.10 The proposed residential structures consist of an estimated 180,475 square feet (number of dwelling units not specified). The Meridian Fire Department has experienced 2612 responses in the year 2004. According to a report completed by Fire & Emergency Services Consulting Group our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010. 3.11 The office/commercial lots lot will have an unknown transient population and will have an unknown impact on Meridian Fire Department call volumes. The Meridian Fire Department has experienced 2612 responses in the year 2004. According to a report completed by Fire & Emergency Services Consulting Group our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010. 3.12 The fire department requests that any future signalization installed as the result of the development of this project be equipped with Opticom Sensors to ensure a safe and efficient response by fire and emergency medical service vehicles. This cost of this installation is to be borne by the developer. 3.13 The Fire Dept. has concerns about the addressing of the future structures in this development and the addresses being visible from the streets which the projects are addressed off of. Please contact the Addressing Specialist at 898-5500 to address this concern prior to the public hearing. 3.14 All aspects of the building systems (including exiting systems), processes & storage practices shall be required to comply with the International Fire Code. 3.15 All portions of the buildings located on this project must be within 150' of a paved surface as measured around the perimeter of the building. 3.16 Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the code official. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183). a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 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. ~, ~#a ~a yam s. rranaen, Piesiaenc Retieom w. Arnow, vice eresiden[ Sherty R. Hubs, CammL4lonee Dave Blvehs, Comml~loner Carol A. Mdtee, CcmmisJoner 'September 28, 2007,. To: C)ty of Meridian, Planning Department 6fi0 E. 1Natertowertane; Suke 202 Ierdian, Idaho 83642 Subject ,CenterCal Development MIiZ-07-012 rile/c and n!w/c of Eagle'ROad/Fainriew Avenue Inter3ection The Ada County ,Highway 'Disfrict has received the annexation and zoning application for the proposed tenterCal 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 applicants. traffic engineer to identify an appropriate scope for the necessary traffic impact study. The 'District has not '.yet received the fequired traffic impact study for this development. It 'is the Distnct?s understanding that the scheduled, Meridian Planning and Zoning meeting may move fonaard prior to' the Highway Qistricf recelvirSg and. commenting: on the traffic study. Therefore, staff is submkting these,prelirrlinary comments.besed on the conceptual ske.plan for the City's consideration of the annexation and zoning application: Additional comments and r+ecommendafions will be submitted once. the District has received'the traffic impact study. Also, some otthe-submitted comments may be, altered depending on the findings and n3commendations of the traffic impact study: Existing Conditlons The State Highway 55/Feirview Avenue intersection is the busiest intersection wkhin the state 'of Idaho. The District recently reviewed the Pinetuidge Subdivision located furttser south of this site,.. and the projectedtraffic vciumas and level of service are identified below. 'Roadway FurrctlonaF Traffic Count t:eve4of Projectedlevel of Speed Classification Service' Service at Pinebridjle Umk BuUd-0ut ~2osj (Does notanclude traffic from.CerrterCal ro ect Fairview Rrirrcipal Arterial 37;198 east of "E" "G" 40 MPh Locust Grove in (assumes 7-lanes at build- tUa 2006 out Pine - Minos Arterial 2,376 west of Better than Better than 'C" Eagle Road in `C"' March 2006 SH 55` Principal Arterial; .St;580 south of "F° (See "F" 'S0 MPh (Eagle Road) Fairview 1n Note below) October 2006 Exhibit B *Acceptanle level' of service fdr a five lane principak arterial roadway {Fairview) is dE° (31.,000 ADT). "Acceptable level of servicefora fv® lane minor. arterial taadway (Locust Grave and Pine.assuming corrmpleted improvements) is~"D" (33,000 ADT); *Aeceptable Iwel of service for seven lane principal-arterial roadway (Eagle. Road north of'F'ine) is tiE'' t50,Of70 ADT), ~Nbte: This is,based on the Ct?MP.ASS F~lanning Thresholds. The D'istfict recognizes that the existing and prajected:levet o~ service at the EaglelFainriew intersection is above an acceptabEe planning level ctipacity. Previously this !ntersecton was id®ntifierl as a future urban lntercharige; 1n the last update to the long-range ,transportation plan prepared by CpMPAS3, •this urban interchange improvement-was removed from tfie plan. hagte ~Road'is a state highway, and the Idaho Trensportatlon Department~has limited plans for. irinprovementis to thin coirrfidor (i:e: center is'IarEds for access-control). There are no planned capacity`impcoYements forttiis corridor: The~applicant is-pursuing options to utll~e the STARS funding m®chanism to add an additional thru tans in.each'direction'oftravei to Eagle ltoact from River Vall®y {approximately "/:mile north of Fairview Avenue) to lreterstate'84. The District is supportive of his effort as the transportation impacts of this deveiopmeM are-significant to the n3gional transpor#atiorr system. In addition, th® District:"would encourage the applicatt to reYiew i'nbersection design.alt;Ernatirres-with ACRD. ITD, tired COMPASS in light. of the currentHigh Volume Intersection Study currently being conduct®d by ITD. Thfis study; currently in draft phase, identifies intersection attecnatives for those Inter'sectfons_ that~cat?ty tt+e highest volurines of traffic. The study is scheduled to be complete in Qecember 2i107. If the study recommends alternatives to the #raditianal intermection at Eagle: Road tired Fairview Avenue, the District reFommereds that tfie applicant pursue femding of this improvement yin conjunction with the other proposed STARS' road.. improvements to E_agle'Road. Cotntneot<ts on Pcoiected Traffic at~d Site Design. PRUJECTEO TRAFFIC While the •tfaffic impact study is not yet complete, the applicant`s traff, is engineer has ,provided an estimated~4rip generation for the entire project based on the applicants conceptual plan. At full build-out, the project could: generat® approximately 37,000 vehicle trips daily. This estimate could change if the type orintensity of the proposed land uses are tittered.. NORTHEAST CQRN~R Fairview Avenue Access: The applicant had proposed three: driveway.accesses to Fairview AventJe befinreen, Eagle Road and Records Drive. The applicant has proposed, extending Records a?riv®•.fhsough ,tfie site to the. north property'fne, as a collector roadway. The applicant teas proposed orie. driveway ;access on Fairview Avenue between'Records Avenue and Venture Street. Tt)e•applicant'has proposed connecting tv Venture Street. Staff Comments QiSjrict sta#f is not sgpportive of the proposed driveway on Fairview Avenue. loeated: closest to the iirtersection of'Eagle: Road. The proposed driveways between Eagle .Road' and Records:Avenue rrtay be restricted to right=iNright-out. River Valley Ezter-slon: The. applicant iii proposing to build River Valley along: the Borth property line fo create a Signalized intersection with. Eagte3 ~Rgad_aY appfozimately the'/a trine: betvueen Fairview Avenue and`Ustick .Road.. The: applicant i proposing a sligRit 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-C1'istrfet would require, the construction of this roadway with ttje development application. if the :roadway is proposed to be hilted south, 'the' applicant will be required to provide access to River Valley to the propeRi~s to the north: Ifn addition; the proposed shift to the south will impact tkte existing River Valley on the vwest side of State Highway 5b. Records Avenue: -The applicant is proposing to extend Records Avenue as a collector roadway through the siie tq the north property line, :Staff Comment` This roadway was. ident~ied as a. future collecfo. r roadway, and the District woutd fequire the construction of this roadway with the:developmentopplication. This roadway is planned to'be extended o Allys Way (which• is cucrentiy under construction. for the .first'/. mile south of Ustick Road) and! constructed as development occurs north of this. sfte. The connection to Allys Way is critical to the vehicuter circulation wkhln this area: This roadway will provide a parallel and .alternative route to Eagle Road. The applicant. does not control the properly that wilt enable the connection of Allys'Way to E7ecortls Avertiue; but,the connection should be a requirement of this deirelopr~ent. ACHD, the City of Alleridian, and the developer should work with adjacent property owners to achieve the necessary-right-of way dedication. Greeriwcod Dri4e. and Meadow Wood Drive: The applicant has not:proposed-any improvements or confect±on"s to tFiese 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 unoper;ed right-of-way t~tween these streets. The District, is 'not su g sitlentiat streets ir>to the proposed- commercial pportive-of tyro. these rural re development, 'The District issupportve of.provding ttie.existirig residences access to the proposed park. NORTHWEST CORNER t=atrvi®w.Av®nua Access:. The appliccant tics'proposed'twodrlveway accesses. to Fairview Avenue between'Eagle Road and floe site's west pfoperty line:. Staff Comment: If no access. is gained to Hickory Avenue; one of theproposed driveways to fairvlew Avenue should• be fultaccess. The full access driveway should be located as far from. the Fa.'irvew/E'agle; intersection as is .possible. The second driveway should be reskricted to right- in/nght Drily. ~ - Hlckory Avenuer: The site has no frontage on .Hickory Avenue, a collector street with a signalized intersection. with Fairview Avenue, The 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 adjacent land owner- (a church). River Valley: The applicant -has proposed extending River Valley only partially into :the sfte. Staff`Comrnenti The applicant:'has not'adequately addressed the continuatiorr of River Valley into the western quadrant of this development: This:-aces of the developmentwll require some redegign by the applicant. ACCESS'TO EAGLE ROAD The applicant -has proposed right-tn/right-out driveways on both °the east and. west sides of Eagle Road, located approximately 178 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-inlrigh#-out driveways on both the east and the west. side of Eagle Rgad 1Y$ mile south of the proposed ~ mile signal at -River Valley. The. Exhibit B applicant' is proposing a. signalized fntersectfon with Eagle Road at the Y mile oration (River Valley Strreet). Staff Corrimeht: District staff Es not supportive of any. of~the proposed 118 mile right--in/right-0ut driveways. Tie District recognizes that uititnatel.y the decasion fo>•:the access points on Eagle Road will ~be made- by the City of Meridian and tTO: However, the ~Qistr"rct pursued the designation and -the requfremeht for the-Yz~mie collector streets (itiver Valley and Aliys Way/Records.Avenue) in .order"to provici'e alternatives for access; rather than granting additional access points to the State tfghway system. These cornmdtits are pfeiminary in nature, "anci'the District' anticipates submitting a more iompiete analysisafter, the applicant has provided the n®cessary traf~s impact study. if'you :have any questions, pleasefeei free"to contact me at 208-387-6174, Sincerely', Lori Den. Eiartog 'Planning Review Supervisor Right=of Way' 8~ Development Services. CG: Projectfle Exhibit B 5. IDAHO TRANSPORTATION DEPARTMENT :.. ~oaNa. QeCember ~, 2007 ` ~ 9 .~,~a. 9r QP: 'I T10 N: 0~ City of Mendtart Alarming Department 660 ~. V1/at~rtowcr Dane Suile 202 ~ericliary idahc~ 83642 1;AX 8R.8-6854- ~~~ OTC ~ y~~ k.:~ Re: LACatorn: NWC ~ VEC of. N. Eagle'.Roaci and E. Fairview Ave.. Mcr:.~cdn "Tawr+ Cc~'-' Rout'e:: Sli SS iv1P I3-:095 Name: Centcrcal Properties, T.,LC C'ase.No. VtIR 97-01.`7 Feasting .Dates January. $, 2008 Dear Zoning.Adn~inistrator.; Think you for the opporCunity to cvmifietG on'this applicator. V1Te are requesting that this variance application be_denied. ` Access. to Eagle Road shpald'be at_locatYOns that canaply with the ITD aeoess policy and tih+r F;agle Road. lnfrastructttre Plan. only.. Any. and all access points, and any other amenities such ac landscaping within. the .right ~f way, wall require a peinit from 1TD: ,Access isspes should~be resolved as soon,. as possible .Any work done on the State,Rg}-t Ot Way v~!ill require a petrnti. Permit application's are a~~ailablc from this bf~'ice. Elease have tlie~applic~nt contact Matt VV.ai"d.at 8150 Chinden F31vd, 83714 in Boise. or call (208 334- 8341 to obtain apermt application: If yolt have any questions gleasc call mo at 334=$9O.1. Sincerely, Phi ,Choate. Sertior PIanncr IOAN4 . RAN$PCRTATIpN DEPARTMENT P.O. Box 8028 Boise, ID 83707-2U28 (208j 334=8300 Exhibit B C_ Legal Description & Exhibit Map ii~~ ~~~ a ~ 9 j D E ;5~ t" 6 N 1 N. G, ' Boundary J3escrlpEion MerldiF-n Town-Center Rraoac Job i``o: (1077070:00 A parcel ofland siuate in the easthal.f o.f the southeast quartet of Section 5, Township 3 North, Range 1. East, the southwest quarfE7 Arid the west half oxthe south~~esk quarter, of the southeast qua~te~r iif Section 4, Township 3 ,North, Range 1 :East, Boise Mea-idian; Ada " County, Idaho, and being more particularly described as follows: i~~.. Commencing at a brass cap maekingth.e southeast corner of Section 5, Township 3 North, ~,Ne P~~N~~a= Range 1 East; Boise Ivlerieiian, the PQIN'T OF )3EGINTIiNt3: ' ~~.3y~. ~~~,. e.q°iK..sa~Hn ~~ l,~: i.o~CA•~t 'APCiii,EC'TU pE 4 y z~ h ~ li~.~,~. L ANA ~ SLRV6.Y ~~~' ~~ 1 tT3 Ezsl V(I~'idirsp faeekCdie. Eapia. @ G3616 PN 2081?.48:8300 fX 2081246:8370 tvrr~,+s+~e;JOa.cdm 4w,w;wtp~e,iprttprn i Thence S84°4ti'SG"W; l32?.11 feet ~ilong •thesouthlitte of the east half of the southeast quarter of Section 5 to the southwestcomer ofthe-east half of the sotitlteast. quarter of Section S; Thence ~N00°06' S6"E, 45:28 feet along he west Brie of the oast half of the southeast yuarier of%Secti'on 5 to a 578 inch mbar on the north sigh#-of way lino of East Fairview Avenue; . Thence IV00°06`SG"E, 12G5.40 feet along the west. lice of the east half of the southeast quarter of Section 5 to a St8 inch. rebae marking; the southeast comer of Packard Subdivision IVo. 9, Book 32 of Plats st Page 4064; records of flda Gouaty; Theuce'NOt)°0713"E, 71 ].b9 feet Hlong the eastline ofl'ackard'Subdivisign No. 4, to a Sf8 inch r+ebar marking the southeast comer of Packard Subdivision No. 3; Book $0 of Plats at Page 86$7; recgrds of Ada County; . °I'henee NQt?°07'13"E~, 239.3.1 feet along.the east line ofPaekard Subdivision No. 3, to fhe- south right-of--way line of East Chateau Drive; Thence N89°59'05'°E; 91.55 feet along the south right-of=way line. of East Chateau Drive; Thence 109.Q6 feet gn a curve to the Ieft'having a radius 70.00 feet;. a cerroral ankle of 90°0(7'00", a chord bearing of N44yS 1.'06"E; and n chord length of 98,99 feet: along saicJ right=of:tvay line; Thence N00°08'54"W, 289: $7 feet along the said east rigJtti-of-way line to the north line of the east half of the southeast quarter of Section 5,; Thence N89°55'28"E 721.26 feet along. norili line of the east half of the southeast quarter of Section 5; Thence S20°34'l;4'~„48;04 feet; Page i of 2 Exhibit C Ulaa-darr Town ttientc~ lte~one continued..- app' vas u~;: al! ~~~ `a ~ °t;~l7 Thence N89`55'2$"E,, 356:73 £eci parallel with the north line of the east Lalf of the southeast quarter of Sectio~3: S to the west right-of-way line :of Nor1.h iragte Roiid; Thence y89~55'28"~, 7p.00 feet parallel with the. north line-of the east ball of the southeast quarter of Section. S to the west line nf.the southwest quarter of Section 4; Therice NOp° I p'43"E, 45:06. feet along the w est. line of'the sc~uthvi+est quarter of Section 4 to a brass. cap marling the west quarter-section. comer of ~ection.4; Thence N89°51~'Ol "1r, '70,00 :feet along the Werth line of the southwest quarter of Se~etion 4 to a brass-cap nght-of way monument; Station 142-H2G:5, ion. the east.ryghi- of_rvc-y line of i\oth Eagle Road,; Thence I~89°51' 0 t"F;1258.28' feet slang tlae :north line of the southwest quarter of Secton:4 to a 5/$ inch mbar marking the cebter-west sixteentlr-section cornet; Thence N89°50'47"E, 133Q:6$ feel along the north 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 S00°10':49"W, 1314.73 feet along the east line of the soutti~vest quarter of 5eetioit 4 to a 1/2 inch rebar marlang the soutlt~•esi corner of Clover Meadows Subdivision. No. 3, Book 24 of Plats at Page. J 524,. records oP:Ada County, Thence i`189°58'34"E, 662.97.fcet along the south line of Cloven Meadows Subdivision'No: 3, to'a '1/2 inch mbar marking' the northwest earner of Venture Subdivision, x.001, 27 o£"plats at Page 1704, records of Ada County; Thence SQp~04'25"W, '1266.52 .feel along the west dine of Venture'Subdivisian to the -north tight-of_way line of East ~$irvicw Avenue; Thence continuirig;$b0°04'25"W, 57:74 feet to 'the south lute of Section 4; Thenca.iV89'46'39"VV, 66:4.76 feet. along the south lineof the west half of the Southwest quarter gf t17e soutlieast:.quarter ofSection 4 to a S/il inch nebar marking the south,quarter-section corner of=Section 4'; Thence`N89°9f'1, 7'°VSr, 2659,5.1 feet along the south, line.of the southwest quarter Section 4 to the POII~j°T Ql~ .131?GIlJ3~1NG. The above-described. parcel contains,25$.39 acres, more or less: Subject fo any.existing easements orziglits-of-way of t~ord~ or, apparent. ,~~ ,Page.2;Pf2 .4 e s t ~~'w'.'+ n c'.. Exhibit C REYI.' - ~ PP OVAL f3Y ' hiNU ~ ~ LAPt~~ _.. -- - ME171L`~fAN PUBLIC 5CAL~i- 1x600' 4i !.9 ~ a ~ sa 6d0' ,YGO tI QUO 12 " L8 `~ ~ -3uctinii Cotner z '~ 0 t'a aim .®uarter ~ecSOriCanet :~ `'! ~ -Bo~utlpry line i.m; J..: - • SYkc6on Una a a "' ~ ~ Never MoaopM!s Supd:•~isicn I N of '~- o ~ " .. - -- 156... _ 1 a ~~ ':~~ ~f ~c1 L7c, f h l~ ,. _ _ _ 18 tt 8 __ uD 9 is 9osls Of ~'ZOring E F97rviaw .Ave _ _ _ °~0~ ANNEXATION. EXHIBIT PROJECT Nq:60770y0.oo , -1 N ~ r+ ~ ; ~ QATE= oshsJo7 ~MERIDlAN~ TOWNCENTER sr- rows _. ~ms a tiw ,ldr~ creoi ray; Eu~a. dim asses Tel 2oezaaaaoo Fax 2~azs.ea~ro CEtJI~iGAL'LLC. SCALE- f•. • .600': ' p:~x~.uk.uatnccm:o~wncap_ l1~ilDfAN'IDAhp SHEET NO. 1 CIIftVE TABLE. `CURY~. CeNC3TW RAOtt15. 0£LJA. BtARI1vC ~ CHORD . Ct ~ 1D4;96 ' ~O.OD 90'ft0'Dp' ?!aa 1' `J8.84' UNE TA6k1 WNE _ •~AHRIC NG~it -e - ss9•i9'sa w~ NO e.iB~:~. ~ - ! -BM,Op636'S - ~e- NCpp713"a' " 58951 ca'w. s __,.s~x E N9956 2b sm7e 1• ~~ 18955 M C 7 _ 7 1 ~ ~ Y 4]191`E 7 . ..amt. LE y -IS N 9'50~.f,.. ... t .~ tBtiP ~... ~. 1 P Sappy S t 6e' 2. 1 sppga'?.1^M C7t~ ~l-._ N ti639'W'- 664? N89'i53Y.W. - R 1 Exhibit C C[TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 2, 2006 D. Required Findings from Unified Development Code Variance Findings: The City Council shall apply the standards listed in Idaho Code 67-6516 and all the findings listed in Section 11-SB-4.E of the UDC to review the variance request. In order to grant a variance, the Council shall make the following findings: a. The variance shall not grant a right or special privilege that is not otherwise allowed in the district: The City Council finds that granting the requested variance for access points to SH 55/Eagle Road would not grant a right or special privilege to the applicant that is not otherwise allowed as there are several access points to the state highway that were previously approved on adjacent properties. b. The variance relieves an undue hardship because of characteristics of the site; The City Council finds that granting the requested variance for access points to SH 55/ Eagle Road would relieve an undue hardship because of the mix of uses proposed on the site. c. The variance shall not be detrimental to the public health, safety, and welfare. The City Council finds that granting approval of the variance as requested for access points to SH 55/Eagle Road would not be detrimental to the public hearth, safety, and welfare. Exhibit D CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 2, 2006 E. Table of Proposed Uses Code Type Use P Animal care facilityi P Artist studio) Arts, entertainment or recreation P facility, indoors) X Building material, garden P equipment and supplies) X Church or place of religious P worship) X Civic, social or fraternal C organizations) X A/C Daycare center) X X A/C Drive-through establishment) X P Education institution, private) X P Education institution, public) X Equipment rental, sales, and C service) X P Financial institution) X X P Flex space) X P Fuel sales facilityi X P Healthcare or social services X C Hospital) X P/C Hotel and motels X P Industry, information) X P Laundromats X P Laundry and dry cleaning X C Multi-family development X P Nursery or urban farm) X P Parking facility X P Parks, public and private X P Personal or professional service X P Public orquasi-public use) X X P Restaurant X P Retail store X Vertical integrated residential P project) 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 Retail Office Residential Other Comments X X 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. Exhibit E CITY OF MERIDIAN PLANNING DEPARTM-ENT 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