HomeMy WebLinkAboutStaff Report 3/20CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20, 2008
STAFF REPORT
Hearing Date: March 20, 2008
(Continued from January 18, February 1,~,,' IDIAN*~
February 21, 2008 and March 1 S, May 3, June
7, August'2, October 4, and December 20, I D A H O
2007) ~ ~ ~ ~~ 7r~
TO: Planning & Zoning Commission ~ . ~(
FROM: Sonya Watters, Associate City Planner MAR 1 4 2008
(208) 884-5533 CITY OF MERIDIAN
SUBJECT: Browning Plaza (aka Waltman Property) (; I~'~ ~% (.. F R F~ ~ c F 1 r E
• AZ-06-063
Annexation and Zoning of 38.68 acres from RUT and R-1 (Ada County) to
C-G (General Retail and Service Commercial)
• PP-08-001
Preliminary Plat for 40 buildable lots and 2 common lots on 38.21 acres in a
proposed C-G zoning district
The Commission heard these applications on February 21, 2008. At that meeting, the Commission
voted to continue th'e project until the March 20, 2008 meeting in order to have suffccient time to obtain
comments from ACHD (the ACHD Commission heard this project on March S`") and to give the
applicant time to review the Development Agreement provisions recommended by Staff. The applicant
submitted a written response to the original DA provisions proposed by Staff Staff has updated the DA
provisions, including some of the requests by the applicant, and has met with the applicant to discuss
these changes. The applicant submitted another written response to the DA provisions based on the
updated provisions.
burden on the applicant was to enter into a development agreement with the developer to establish an
extraordinary impact overlay district in this area. If an extraordinary impact fee area is established, the
developer of the subject property. in concert with ACHD, would build the Corporate Drive extension
(and any other "necessary" roadway improvements) and then be reimbursed through extraordinary
impact fees that are generated as buildings are constructed in this area. Unlike ACHD staff. however,
City Staff believes that the Corporate Drive extension should occur prior to another 8,000 vehicle trips
being added in this area, not after. City Staff continues to believe that the extension of Corporate Drive
to the north, across the Ten Mile Lateral is a critical roadway improvement in this area that should be
Commission decide what roadway improvements and DA provisions should be included with this
development. See section 10, Analysis for details on the updated DA provisions for this project.
Changes to the staff report since the February 2l" version are in bold, italics and underline.
Waltman Property Annexation - AZ-06-063 PAGE 1
On Monday the 25`" of February City and ACHD Staff met with the applicant at ACHD to discuss the
traffic issues in this area. During that meeting the current access limitations and along-term solution
for traffic in this area were discussed. (A loop frontage road was briefly discussed, but was not
considered as a viable option due to the State's plan for the new westbound on-ramp onto I-84. This
new on-ramp will take a substantial portion of the property due east of the subject site.) ACHD and
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20, 2008
Originally, the applicant was only requesting AZ approval with a conceptual development plan. Since
that time, the applicant has submitted a preliminary plat and new concept plan. This staff report is
based on a revised preliminary plat and revised concept plan depicted in Exhibit A, stamped on 2/8/08
by Ross Erickson, not the preliminary plat and concept plan that was transmitted with the preliminary
plat application.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Waltman LLC, has applied for Annexation and Zoning (AZ) of 38.68 acres from RUT
and R-1 (Ada County) to C-G (General Retail and Service Commercial). A conceptual development
plan has also been submitted for this site that depicts a big box retail building, a hotel, professional
offices, and a commercial retail center for a variety of commercial opportunities. Preliminary Plat
(PP) approval is also requested that includes 40 buildable lots and 2 common lots on 38.21 acres of
land.
The subject property is located on the south side of Waltman Lane, east of The Landing Subdivision
and directly north of Interstate 84, in Section 13, Township 3 North, Range 1 West, B.M. The subject
property is composed of nine parcels of ground and contains various existing homes and associated
outbuildings that will be removed at the time of development. This property is within the City of
Meridian's Area of Impact and Urban Service Planning Area.
2. SUMMARY RECOMMENDATION
Staff recommends approval of A2-06-063 and PP-08-001, as presented in the staff report for
the hearing date of March 20, 2008, based on the Findings of Fact as listed in Exhibit D and
subject to the Development Agreement provisions proposed in Section 10.
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City
Council of File Numbers AZ-06-063 and PP-08-001, as presented in the staff report for the hearing
date of March 20, 2008, with the following modifications: (Add any proposed modifications.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Numbers AZ-
06-063 and PP-08-001 to the hearing date of (insert continued hearing date here) for the following
reason(s): (State specific reason(s) for a continuance.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City
Council of File Numbers AZ-06-063 and PP-08-001, as presented during the hearing on March 20,
2008, for the following reasons: (State specific reasons for denial of the annexation request.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
505, 521, 615, 675 W. Waltman Lane
Referenced as Ada County Tax Parcel #'s: S1213428300, S1213428050, S1213428010,
51213428020,S1213427880,S1213427890,S1213427840,51213427860,and 51213427872
Located in the Southeast '/ of Section 13, T3N, R1 W
b. Owner:
Waltman Property Annexation - AZ-06-063 PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20, 2008
Boise Waltman, LLC
27305 Mayflower Way
Boise, ID 83709
c. Applicant:
SLN Planning, Inc.
148 N. 2"d Street, Suite 101
Eagle, ID 83616
d. Representative: Shawn Nickel, SLN Planning, Inc.
e. Present Zoning: R1 and RUT (Ada County)
f. Present Comprehensive Plan Designation: Commercial
g. Applicant's Statement/Justification:
A C-G zoning designation is being requested with the annexation application, with the
subdivision plat containing a variety of commercial lots ranging in size with the flexibility of
allowing for multiple users with maximum options in design and placement of businesses. A
public street connection from the residential subdivision to the east (Ruddy Street) will be
extended and aligned with the future Corporate Drive to the north. In addition, Waltman Lane
will be extended into the site and will intersect with the new Corporate Street alignment. (See
Applicant's narrative for more information.)
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation as determined by City Ordinance. By
reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is
required before the Planning & Zoning Commission and City Council on this matter.
b. The subject application will in fact constitute a preliminary plat as determined by City Ordinance.
By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is
required before the Planning & Zoning Commission and City Council on this matter.
c. Newspaper notifications published on: July 16, and 30, 2007 (AZ) and February 4, and 18, 2008
(PP)
d. Radius notices mailed to properties within 300 feet on: July 6, 2007 (AZ) and January 28, 2008
(PP)
e. Applicant posted notice on site by: February 8, 2008
6. LAND USE
a. Existing Land Use(s): Vacant land; agricultural
b. Description of Character of Surrounding Area: This site is surrounded by various uses and
zoning designations. This area is still primarily residential in nature. Some of this area has already
transitioned form rural to urban such as The Landing Subdivision to the west and various
commercial sites to the northeast. This area is rapidly transitioning form rural residential to urban.
c. Adjacent Land Use and Zoning
North: Waltman Lane and Rural Residences, zoned RUT and R1 (Ada County)
2. East: Rural Residences and ITD sand lot, zoned C-G and RUT (Ada County)
3. South: Interstate 84
Waltman Property Annexation - AZ-06-063 PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20, 2008
4. West: Single Family Homes in The Landing Subdivision, zoned R-4
d. History of Previous Actions: This property plays an essential role in providing secondary access
to the residences in The Landing Subdivision and other home sites that were previously only
accessible for emergency service providers by Linder Road. Working with the Meridian Fire
Department, the applicant has recently provided a secondary emergency vehicle access road that
connects to Ruddy Drive, which is a stub street extended to the subject property from the Landing
Subdivision. This emergency vehicle access provided a much needed second point of connection
to all of the properties south of Franklin Road that take access from Linder. As this area develops
maintaining vehicle access to Ruddy Drive will be crucial in this area.
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer: There is currently a sewer trunk installed through this property.
Location of water: There is currently a water main in Waltman Lane and in Ruddy Drive in
The Landing Subdivision.
Issues or concerns: None.
2. Vegetation: There are some existing trees on the site that may need to be protected or
mitigated for as this site develops.
3. Floodplain: The Ten Mile Creek is located along the eastern boundary of this site. It appears
the floodplain is isolated to the eastern side of the Ten Mile Creek which is only a small
portion of the subject property. When specific development plans for this site are submitted,
the floodplain implications will be examined in more detail. The applicant will have to apply
for a Floodplain development permit for construction within the floodplain.
4. Canals/Ditches Irrigation: As mentioned above the Ten Mile Creek courses through the
eastern portion of this site. The Ten Mile Creek is listed in the Comprehensive Plan as one of
the waterways that should be protected and improved within city limits.
5. Hazards: N/A
6. Proposed Zoning: C-G
7. Size of Property: 38.68 acres (annexation area); 38.21 acres (plat)
£ Landscaping:
Width of street buffer(s): A 20-foot wide buffer is required along Waltman Lane (a collector
street), east of the Waltman/Corporate intersection; a 10-foot wide buffer is required along
Waltman Lane (a local street), west of the Waltman/Corporate intersection; a 20-foot wide
buffer is required along Corporate Drive (a collector street); and a 50-foot wide buffer is
required along I-84 (an interstate and entryway corridor). All street buffer landscaping shall
be installed in accordance with the standards listed in UDC 11-3B-7C, Landscape Buffers
Along Streets.
2. Width of buffer(s) between land uses: Per UDC Table 11-2B-3A, a 25-foot wide buffer to
adjoining uses in required along the west and northwest property boundaries adjacent to the
existing residences. This buffer shall be installed in accordance with the standards listed in
UDC 11-3B-9C.
3. Parking Lot Landscaping: Perimeter and internal parking lot landscaping is required upon
development of the site in accordance with the standards listed in UDC 11-3B-8C. Internal
landscaping will be reviewed for compliance with UDC standards with submittal of the
Waltman Property Annexation - AZ-06-063 PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20, 2008
Certificate of Zoning Compliance and/or Conditional Use Permit application.
g. Summary of Proposed Streets and/or Access:
The concept plan submitted by the applicant shows two major points of access into this
development. The first of these access points is taken directly from Waltman Lane which is an
existing public street that runs along the northern boundary of this property. Waltman Lane is
currently operating as a partially improved street with two travel lanes, no curb, gutter or
sidewalks. The second access point into this property is provided by a stub street, Ruddy Drive,
which extends to the subject property from The Landing Subdivision to the west. The applicant's
concept plan shows Corporate Drive extending from the north through the site and connecting to
Ruddy Drive. There are also 2 driveway access points to/from Waltman Lane and 5 driveway
access points to/from Corporate Drive shown on the concept plan. These access points and other
access issues are discussed at length in section 10 of this report. ACRD has submitted draft
conditions of approval on the proposed plat that are included in Exhibit B. Staff and ACPID are
generally supportive of the proposed streets and access points proposed on the plat with the
conditions contained in this report in Exhibit B.
7. COMMENTS MEETING
On February 1, 2008, 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
conditions of approval in the attached Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject property is designated on the Comprehensive Plan Future Land Use Map as
"Commercial" The Comprehensive Plan defines Commercial as: "This designation will provide a full
range of commercial and retail to serve area residents and visitors. Uses may include retail,
wholesale, service and office uses, multi-family residential, as well as appropriate public uses such as
government offices. Within this land use category, specific zones may be created to focus
commercial activities unique to their locations. These zones may include neighborhood commercial
uses focusing on specialized service for residential areas adjacent to that zone." The applicant is
requesting to rezone this property to C-G which staff believes is consistent with the Comprehensive
Plan designation for this property.
Staff fmds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed development (staff analysis below policy in italics):
• Require that development projects have planned for the provision of all public services.
(Chapter VII, Goal III, Objective A, Action 1)
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands
proposed to be annexed in the following manner:
- Sanitary sewer and water service will be extended to the project at the developer's
expense.
- The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian Rural Fire
Department.
Waltman Property Annexation - AZ-06-063 PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HARING DATE OF MARCH 20, 2008
- The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Offrce.
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 #2. This service
will not change.
- The subject lands are currently serviced by the Meridian Library District. This service
will not change and the Meridian Library District should suffer no revenue loss as a
result of the subject annexation.
• Chapter VII, Goal I, Objective B: Plan for a variety of commercial and retail opportunities
within the Impact Area.
Staff finds that the site is designated for Commercial on the Comprehensive Plan Future
Land Use Map. Staff believes that over time, a variety of commercial and retail opportunities
will be provided on this site.
• Chapter VII, Goal IV, Objective D: Encourage appropriate land uses along transportation
corridors.
Staff believes that the proposed development is appropriate along the adjoining
transportation corridor (Interstate 84). This development project will be highly visible and
help to define this area of the city.
• Chapter VII, Goal IV, Objective A, Action 6: Require screening and buffering of commercial
and industrial properties and residential use with transitional zoning.
The applicant is proposing a 25 foot wide landscape buffer on the west property line adjacent
to The Landing Subdivision as required by the UDC. The applicant is proposing a C-G zone
for the entire site. The conceptual site plan depicts professional offices and a hotel adjacent
to The Landing Subdivision. Staff is supportive of the proposed off ce uses as a transitional
use but believes that the hotel and/or any other building over 100, 000 square feet proposed
within 300 feet of a residential district or use should be required to receive Conditional Use
Permit approval. See section 10 below for more information and analysis.
• Chapter V, Goal I, Objective A, Action 4: Develop and maintain greenbelts along waterways.
The Ten Mile Drain runs along the east boundary of this site. Per the Master Pathways Plan,
a multi-use pathway is required along the east side of this waterway at the northeast corner
of this site in alignment with the pathway on the north side of Waltman Lane.
• Chapter V, Goal III, Objective D, Action 5: Require afil commercial and industrial businesses
to install and maintain landscaping.
Internal parking lots landscaping and buffers will be required to be installed and maintained
by each of the commercial businesses proposed within this development.
• Chapter VI, Goal II, Objective A, Action 13: Review new development for appropriate
opportunities to connect to local roads and collectors in adjacent developments.
With development of this site, Corporate Drive, currently stubbed at the Ten Mile drain north
of Waltman Lane, will be extended through the site and connect to Ruddy Drive (a stub
street) in The Landing Subdivision. Although off-site, staff believes that the extension of
Corporate Drive across the Ten Mile Creek to the north is also an important street
connection/extension in this area (see below for more analysis).
9. ZONING ORDINANCE
Waltman Property Annexation - AZ-06-063 PAGE 6
CITY OF MER1DlAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20, 2008
a. Allowed Uses in Commercial Districts: UDC Table 11-2B-2 lists the permitted, accessory, and
conditional uses in the C-G zoning district. Retail stores, offices uses, and service-based
industries are either principally or conditionally permitted uses within 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: (Applicable upon
development of the property)
Front setback (in feet) 0
Rear setback (in feet) 0
Interior side setback (in feet) 0
Street landsca e buffer (in feet)
Local 10
Collector 20
Arterial 25
Entryway Corridor 35
Interstate 50
Landscape buffer to residential
uses (in feet ~`* 25
Maximum building height (in feet) 65
Maximum building size without
design standard approval as set
forth in 11-3A-19 ins uare feet) 200,000
Parking requirements See Chapter 3 Article C OFF-STREET PARKING AND
LOADING REQUIREMENTS
Landsca ing re uirements See Cha ter 3 Article B LANDSCAPING REQUIREMENTS
*All setbacks shall be measured from the ultimate right-of--way for the street classification as
shown on the adopted Transportation Plan.
**mi-nimum setback only allowed with reuse of existing residential structure.
***Where the adjacent property is vacant, the Director shall determine the adjacent property
designation based on the Com rehensve Plan designation.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
1. AZ Application: Please see Exhibit D for detailed analysis of the required facts and findings
for the annexation & zoning and preliminary plat applications.
The annexation legal description submitted with the application (prepared on November 7,
2006, by Clinton W. Hansen, PLS) shows the property adjacent to the existing corporate
boundary of the City of Meridian.
Concept Plan: The applicant submitted a concept plan for this property showing how the
property may develop in the future. Due to the unknown nature of the future businesses that
may develop on this property, the plan is only conceptual. After carefully reviewing the
concept plan, staff has identified various issues and concepts that need to be further discussed
and mitigated/conditioned for. Staff is aware that the proposed plan is only conceptual in
Waltman Property Annexation - AZ-06-063 PAGE 7
C1TY OF MERIDIAN PLANNING DEPARTMENT STAFf REPORT FOR THE HEARING DATE OF MARCH 20, 2008
nature, but believes there are some concepts not currently proposed that would be appropriate
for this site. These additional concepts, and the ones proposed are discussed below.
To begin, the concept plan proposes approximately 400,000 square feet of professional office,
hotel, big box retail and smaller retail spaces that are distributed among 21 separate buildings
(5 office buildings, 5 office/retail buildings, 1 big box retail building, 1 potential hotel
building, and 9 smaller retail buildings). The big box retail building is planned to house a
national retailer that will "anchor" the development. It is depicted on the site plan within the
southeastern portion of the development.
Staff is including a development agreement provision that requires office uses only, with
the exception of a potential hotel site near the southwest corner of the site, to be
constructed along the west and northwest property boundaries as a transitional use
between the existing residences and the proposed commercial development. If a hotel is
proposed on the site as depicted on the site plan
~ --~~~a~-•~~°' °°°°. a minimum 25-foot setback shall be required for the first story, a
required for anything greater than 2 stories adiacent to existing residences. Further, all
structures, with the exception of a potential hotel, along the west and north property
boundaries may not exceed 2 stories in height and any/all two story (or higher in the
case of a hotel) structures along the west and northwest property boundaries directly
adjacent to residential uses shall position second story windows in such a manner as not
to have views directly into neighboring residential properties. Staff is also adding a DA
provision that a minimum of 15 buildings be required on this site and that no building
greater than 100,000 square feet be located within 300 feet of a residential district or use
without obtaining conditional use permit approval.
A major aspect of the concept plan is the proposed street/driveway system. The applicant is
proposing to construct Corporate Drive as a public collector street, south from Waltman Lane
connecting to Ruddy Drive, a stub street in The Landing Subdivision at the west boundary of
this site. This vehicular access will serve as a primary access for residents in the general
vicinity, but should not be a major access for patrons of the development that live west of
Linder Road. Corporate Drive at Waltman Lane aligns with the anticipated Corporate Drive
extension to the north (currently Corporate dead-ends on the north side of the Ten Mile
Creek.) Five driveway connections are proposed to/from Corporate Drive; four of which are
in alignment with each other. Two driveway accesses are proposed to/from Waltman Lane
east of the Corporate/Waltman intersection. No access points to Waltman are proposed west
of the Corporate/Waltman intersection. Staff is including a DA provision limiting access
points to Waltman Lane to those shown on the concept plan.
One more element of the concept plan to note is the parking layout. As shown on the concept
plan, the majority of the buildings along Corporate Drive and Waltman Lane are directly
adjacent to the street buffer with parking to the sides and rear of the buildings. The majority
of the parking is internal. Staff is supportive of this layout. Additionally, due to the high
visibility of this site, staff believes that restricting the location of parking areas, docks/loading
areas, and dumpsters is appropriate. (See Site Design and Landscaping below for more
information.)
Site Design: This site is in a very visible location. People in cars driving by the city on
Interstate 84 will have a direct view of this commercial development. This area has the
potential to become one of the city's most recognizable features. For this reason, quality
design is essential.
Waltman Property Annexation - AZ-06-063 PAGE 8
CITY OF MER]DIAN PLANNING DEPARTMENT STAFF REPORT FOR THE H£AR1NG DATE OF MARCH 20, 2008
. In addition to
the concept shown on the plan, the needed elevations/design elements mentioned above, staff
believes the following design elements should be required with this development of this
property.
In addition to the conceptual building elevations, materials and design elements
presented during the public hearing, all buildings in the development should be
subject to the administrative design review standards listed in the UDC pertaining to
architectural character, color & materials, and parking lots. In addition, the lots
directly adjacent to Waltman Lane shall also comply with design standards pertaining
to pedestrian walkways. _ - _
wa.~,...vY.. s,..rr~ ..... CC--~~.-_ ..________ ___ - ~ _
Al~r 1 b dings should contain architectural elements and landscaping features that
break up any long facade or wall, as determined by the Planning Director, that faces
the freeway, a main drive aisle, a parking area, or a residential district. These
architectural elements shall include at least two changes in materials or colors, and
some modulation in the facade, including but not limited to, windows, columns,
cornices, extrusions, or other architectural enhancements.
Pedestrian walkways and connectivity should be provided on the site between the
buildings and within the parking lots of this site. A pedestrian plan should be
included within the master concept for this development. Pedestrian walkways and
paths should be provided throughout the parking lot to allow pedestrians to walk in
designated areas rather than in drive aisles.
Due to the high visibility of this site, and unless otherwise approved by a future
Conditional Use Permit, trash compactors and loading docks along the north, west,
and south property boundaries are prohibited. Further, all trash enclosures shall be
constructed of concrete or masonry materials. Except for a potential hotel and the
southwest corner of the site, office uses shall be constructed along the west and
northwest property lines as transitional uses to the existing residential uses.
Except for a hotel, all structures along the west and north property boundaries
adjacent to existing residences shall be limited in height to two stories.
Structures along the west and northwest property boundaries directly adjacent
to residences shall position second story (and higher in the case of a hotel)
windows in such a manner as not to have views directly into neighboring
residential properties.
All structures proposed on the site over 100,000 square feet that are within 300 feet
of a residential district or use shall obtain conditional use permit approval.
A minimum of 15 buildings should be required on this site.
Development of this site shall be generally consistent with the conceptual site plan
submitted with this application (attached in Exhibit A), as determined by the
Planning Director.
Access: Access to/from this property is an issue of extreme importance for this project,
especially when the size and visibility of this proposal is considered. Currently, there are
Waltman Property Annexation - AZ-06-063 PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20, 2008
only two points of access that exist into this area. The first is Waltman Lane, which is a
public street running along the northern property line. Waltman Lane operates currently
as a partially improved roadway with no curb, gutters or sidewalks. The other access
point into this property is Ruddy Drive, which is a public residential stub street that is
stubbed to this site from The Landing Subdivision to the west. There is a third vehicular
connection that staff also believes is important for the viability of this area; Corporate
Drive, and its extension across the Ten Mile Creek. Staff believes that each of these
points of connectivity mentioned above has special considerations; these considerations
are described below:
Waltman Lane: Staff believes that Waltman Lane will be the major access corridor
into this site. Most people coming to or leaving this site will go through the
intersection of Waltman Lane/Meridian Road/Main Street. The current configuration
of this intersection has been identified by the City and ACRD as an area of great
concern. The most current information from ACHD lists the redesign and
reconfiguration of this intersection in the ACRD Draft Five Year Work Program,
with construction to begin in 2009. The project is estimated to take seven months or
more, and will be a major aspect of the "Split Corridor" as defined in the Downtown
Meridian Transportation Plan and 2006 Update to the Comprehensive Plan. Staff
believes that the redesign of this intersection is an essential key to the development of
all of the land along Waltman Lane, including the subject property. It must be made
clear that the current configuration of the intersection is only serving a small number
of single family homes that are located along Waltman Lane. It goes without saying
that adding 400,000 square feet (or any) of commercial space prior to the redesign
and construction of the Waltman Lane/Meridian Road/Main Street intersection would
have severe consequences in this area. Therefore, staff is including a provision
restricting development of this property until the Waltman/Main/Meridian Road is
improved. Beyond the intersection being constructed and fully operational, staff also
believes that Waltman Lane should be completely improved with curb, gutters and
sidewalks along its entire length (abutting this site and to Meridian Road) prior to the
intensification of this area. (see summary of access issues below)
Corporate Drive: As stated above, Corporate Drive currently terminates at the
northern bank of the Ten Mile Creek, approximately 500 feet north of the subject
site. To connect to Waltman Lane, a bridge crossing will be required over the Ten
Mile Creek and the street will then need to be extended across the 8.5 acre Lorcher
property (parcel #S1213131365), which lies to the north of the subject site. It must be
made clear that the Lorcher property is not part of this application, and lies off-site.
However, Staff believes that the extension of Corporate Drive from the north to
Waltman Lane is another key element of the circulation system in this area that
should be resolved, before businesses are allowed to operate in this area. (see
summary of access issues below)
Ruddy Drive: Unlike the other two access points mentioned above that have
constraints that are not directly adjacent to the subject property (they are off-site),
Ruddy Drive is a stub street that abuts the western boundary of the subject site.
Currently, Ruddy Drive connects to a network of local residential streets in The
Landing Subdivision. All of these streets have front on housing and other
characteristics of local neighborhood streets. Staff believes that Ruddy Drive should
be extended to allow connectivity. This will allow emergency vehicles to maintain
the much needed second access point to the south Linder Road area and it will also
facilitate a more limited flow of traffic between The Landing Subdivision and this
proposed development. (see summary of access issues below)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20, 2008
Summary of Access Issues: In relation to the concerns described above, staff believes
that the following measures should be taken to avoid any potential access issues in this
area:
• No building permits should be released or construction traffic allowed on this site
until the construction related to the redesign of the Waltman Lane/Meridian
Road/Main Street intersection is completed OR Corporate Drive is extended across
the Ten Mile Creek and is connected to Waltman Lane. Construction traffic for
the purpose of infrastructure improvements shall be allowed during the
construction related to the Waltman Lane/Meridian Road/Main Street
intersection.
• If the extension of Corporate Drive is completed prior to the Waltman Lane/Meridian
Road/Main Street intersection and construction begins on the site, no construction
traffic should be allowed to use the Waltman Lane/Meridian Road/Main Street
intersection until it is also completed.
• Prior to occupancy of any structure located on this site, the Waltman
Lane/Meridian Road/Main Street intersection should be completed_ A#B-Further,
up to 75,000 square feet of gross building area will be allowed prior to the
extension of Corporate Drive ~''°" ''° °°~°~a°'' across the Ten Mile Creek to
connecti~ to Waltman Lane
pray. A Certificate of Zoning compliance application(s) will not be
approved for any structure(s) on the site that exceeds the total allowed square
footage for the site until Corporate Drive is extended.
• Ruddy Drive shall be extended as a public street (Corporate Drive) into this site and
connect to Waltman Lane as shown on the concept plan.
• At no time shall construction traffic associated with the development of this site be
allowed to access this site using Ruddy Drive or any other street within The Landing
Subdivision.
Waltman Lane: In order to provide a buffer between the three existing residential properties
on the north side of Waltman Lane and the proposed commercial development, the applicant
is proposing to relocate the existing Waltman Lane further to the south. To do this the
applicant must vacate the existing right-of--way, and install a 25-foot wide landscape buffer
where the right-of--way use to be. Staff is supportive of this proposal.
Lighting: Lighting on this site along the western and northern property boundaries should be
such that it does not negatively impact adjacent residential properties. To mitigate for this,
light poles should be shorter and/or bollard type lighting should be used in these areas and all
lighting on the site should comply with the standards listed for outdoor lighting in UDC 11-
3A-11.
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.
Waltman Property Annexation - AZ-06-063 PAGE 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20, 2008
Development Agreement: A Development Agreement (DA) will be required as part of
annexation of this property. Prior to annexation approval, a DA shall be entered into between
the City of Meridian, the property owner(s) at the time of annexation ordinance adoption, and
the developer. The applicant shall contact the City Attorney, Bill Nary, at 888-4433, within 6
months of City Council approval to initiate this process. The DA shall include, at minimum,
the following:
• All future uses shall not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the
general welfare by reason of excessive production of traffic, noise, smoke, fumes,
glare or odors.
• All future development of the subject property shall comply with City of Meridian
ordinances in effect at the time of development.
• The applicant shall be responsible for all costs associated with sewer and water
service installation.
• No building permits shall be issued or construction traffic allowed on this site until
the construction related to the Waltman Lane/Meridian Road/Main Street intersection
is completed OR Corporate Drive is extended across the Ten Mile Creek and is
connected to Waltman Lane. (If the extension of Corporate Drive is completed prior
to the Waltman Lane/Meridian Road/Main Street intersection and construction begins
on this site, no construction traffic shall be allowed to use the Waltman
Lane/Meridian Road/Main Street intersection until it is also completed.),
Construction traffic for the purpose of infrastructure improvements shall be
allowed durin the construction related to the Waltman Lane/Meridian
Road/Main Street intersection.
• Prior to occupancy of any structure located on this site, the Waltman Lane/Meridian
Road/Main Street intersection shall be completed_ A#B Further, up to 75,000
square feet of gross building area will be allowed prior to the extension of
Corporate Drive '' '~~~°~~ across the Ten Mrle Creek ~e connectm~ to
Waltman Lane ~ ATT \x7 It T » ~ >>, r r
. A Certificate of Zoning
compliance application(s) will not be approved for any structure(s) on the site
that exceeds the total allowed square footage for the site until Corporate Drive ~s
extended.
• Ruddy Drive shall be extended as a public street into this site and up to Waltman
Lane, as shown on the concept plan.
• At no time shall construction traffic associated with the development of this site be
allowed to access this site using Ruddy Drive or any other street within The Landing
Subdivision.
• Provide a pedestrian network within the parking areas that will help to guide
pedestrians through the parking areas safely. This network shall include pedestrian
only pathways and sidewalks that connect the distant parking areas to the buildings.
A pedestrian plan shall be included with the master concept plan for this
development; submit with CZC application on this site
• All buildings in the development shall be subject to the administrative design review
standards listed in the UDC pertaining to architectural character, color & materials,
and parking lots. In addition to the aforementioned standards, the lots directly
adjacent to Waltman Lane shall also comply with design standards pertaining to
pedestrian walkways.
• All buildings on the site shall be generally consistent with the conceptual office
Waltman Property Annexation - AZ-06-063 PAGE 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20, 2008
and retail elevations submitted with this application {€e+~#eerrti~rg~l, unless the
Development Agreement is modified by the developer once actual users are
identified.
• All buildings shall contain architectural elements and landscaping features that break
up any long facade or wall, as determined by the Planning Director, that face the
freeway, amain drive aisle, a parking area, or a residential district. These
architectural elements shal'1 include at least two changes in materials or colors, and
some modulation in the facade, including but not limited to, windows, columns,
cornices, extrusions, or other architectural enhancements.
• Unless otherwise approved by a future Conditional Use Permit, trash compactors and
loading docks along the north, west, and south property boundaries are prohibited.
Further, all trash enclosures shall be constructed of concrete or masonry materials.
• Except for a potential hotel site at the southwest corner, offices shall be constructed
along the west and northwest boundaries of this site as a transitional use to the
existing residential uses (unless the adjacent uses are changed into non-residential
uses. .
• Restaurant uses proposed along the north boundary of the site (excluding the
northwest corner directly adjacent to existing residences,. of which restaurant
uses are not allowed) are not allowed to have outdoor seating areas located
adjacent to Waltman Lane and residences to the north (unless the adjacent uses
are changed into non-residential uses).
• All structures proposed on the site over 100,000 square feet that are within 300
feet of a residential district or use shall obtain conditional use permit approval.
• All structures along the west and north property boundaries adjacent to existing
residences shall be limited in height to two stories and shall have a minimum
setback of 25 feet adjacent to the existing residences (unless the adjacent uses
are changed into non-residential uses), with the exception of the proposed hotel.
If a hotel is built at the southwest corner of the site as depicted on the concept
plan, a 25-foot setback shall be required for the first story, a 100-foot setback
shall be required for the 2"d story, and a 200-foot setback shall be required for
anything greater than 2 stories,. adjacent to existing residences. Structures along
the west and northwest property boundaries directly adjacent to residences shall
position second story (and higher, in the case of a hotel) windows in such a
manner as not to have views directly into neighboring residential properties.
• No rear loading areas, delivery areas, trash areas, or obtrusive liEhting shall be
permitted adjacent to existing residences on the west and north property
boundaries.
• A minimum of 15 buildings s shall be required on this site.
• Development of this site shall be generally consistent with the conceptual site plan
submitted with this application, as determined by the Planning Director, unless the
Development Agreement is modified by the developer once actual users are
identified.
• Prior to issuance of the first occupancy, a 10-foot wide multi-use pathway shall be
constructed at the northeast corner of the site as depicted on the concept plan and
as approved by the Parks Department, on the east side of the Ten Mile Drain in
alignment with the existing pathway on the north side of Waltman Lane, in
accordance with the standards listed in UDC 11-3B-8 and 11-3B-12, and the Master
Pathways Plan.
• The vegetation and trees that currently exist along the banks of the Ten Mile Creek
shall be protected or enhanced as part of this development. The applicant shall work
Waltman Property Annexation - AZ-06-063 PAGE 13
C1TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20, 2008
with the Parks and Recreation Department regarding the removal or replacement of
any trees on this site.
• Construct a 50-foot wide landscape buffer along the interstate. This buffer shall be
designed in accordance with UDC 11-3B-7 and be placed along the entire southern
boundary of the subject site, prior to the occupancy of the first building in this
development.
• Construct a 20-foot wide landscape street buffer along Waltman Lane (a collector
street) east of the Corporate/Waltrnan intersection. A 10-foot wide buffer shall be
constructed along Waltman Lane (a local street) west of the Corporate/Waltman
intersection. These buffers shall be designed in accordance with the standards listed
in UDC 11-3B-7 and constructed prior to the occupancy of the first building in this
development.
• Construct a 25-foot wide landscape buffer between residential uses and properties
zoned C-G. This buffer shall be designed and constructed in accordance with UDC
11-3B-9 and be placed adjacent to any existing residential uses which would include
The Landing Subdivision and the two residential parcels located adjacent to the
northwest corner of the subject property (if these properties are still functioning as
residential uses and have not converted to commercial by the time building permits
are applied for), prior to occupancy of the adjacent building.
• Relocate Waltman Lane further to the south, vacate the existing right-of-way, and
install a 25-foot wide landscape buffer on the north side of Waltman (off site) as
depicted on the concept plan.
• Construct two driveways as proposed on the south side of Waltman Lane, no wider
than 36-feet each. No driveway accesses to Waltman are approved west of the
Waltman/Corporate intersection.
• Construct a maximum of 5 access points to Corporate Drive as shown on the concept
plan, unless the Development Agreement is modified by the developer once
actual users are identified.
• The applicant shall comply with all landscaping standards described in the UDC,
including but not limited to UDC 11-3B-8 which outlines the standards for parking
lot landscaping.
• The applicant shall be responsible to obtain a Certificate of Zoning Compliance
(CZC) permit and design review approval from the Planning Department prior to all
new construction on the subject property.
2. PP Application: The proposed preliminary plat depicts 40 buildable lots and 2 common lots
on 38.21 acres of land in a proposed C-G zoning district. Please see Exhibit D for detailed
analysis of the required facts and findings for the preliminary plat application. Staff is in
general support of the proposed plat with the following comments:
Dimensional Standards: The applicant must comply with the dimensional standards for the
C-G zoning district listed in UDC Table 11-2B-3 as outlined in this report.
Preliminary Plat: Staff has reviewed the proposed plat and is recommending that the plat be
revised as follows:
• A 20-foot wide street buffer landscape easement is required along both sides of
Corporate Drive, classified as a collector street, per UDC Table 11-2B-3.
Walhnan Property Annexation - AZ-06-063 PAGE 14
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARPNG DATE OF MARCH 20, 2008
A 20-foot wide street buffer landscape easement is required along the south side of
Waltman Lane, classified as a collector street, east of the Waltman/Corporate
intersection, per UDC Table 11-2B-3.
• A 10-foot wide street buffer landscape easement is required along the south side of
Waltman Lane, classified as a local street, west of the Waltman/Corporate
intersection, per UDC Table 11-2B-3.
• A 50-foot wide street buffer landscape easement is required along I-84, per UDC
Table 11-2B-3.
• The 10-foot wide multi-use pathway located along the east side of the Ten Mile
Creek at the northeast corner of the site shall be placed in a public pedestrian
easement via a note on the final plat. The applicant should coordinate with the
irrigation district and the Parks Department for any additional easement
requirements.
• Across-access easement shall be recorded, via a recorded document and/or a note on
the final plat, for all lots within the subdivision that do not have frontage on a public
street.
Landscape Plan: The applicant has submitted a landscape plan for this site, prepared by
Erickson-Civil, Inc., stamped on 2/8/08 by Ross Erickson. Staff has reviewed the plan for
compliance with current UDC standards and offers the following comments/requirements:
A 10-foot wide multi-use pathway shall be constructed at the northeast corner of the
site on the east side of the Ten Mile Drain in alignment with the existing pathway on
the north side of Waltman Lane, in accordance with the standards listed in UDC 11-
3B-8 and 11-3B-12, and the Master Pathways Plan. When the neighboring properties
to the east develop, the pathway can then be extended eastward to intersect with
Meridian Road (as shown on the Master Pathways Plan).
The Ten Mile Creek courses along the eastern boundary of this site. The
comprehensive plan has identified the Ten Mile Creek as one of the waterways that
should be preserved and protected within the city. Staff believes that the vegetation
and trees that currently exist along the banks of the Ten Mile Creek should be
protected or enhanced as part of this development. These trees and vegetation also act
as a natural screen from the ITD sand lot which is located to the east of the proposed
development.
Per UDC Table 11-2B-3, a 50-foot wide landscape street buffer is required along I-
84, as depicted on the landscape plan and plat. This buffer should be designed in
accordance with the standards listed in UDC 11-3B-7.
Per UDC Table 11-2B-3, a 20-foot wide landscape street buffer is required along the
southern boundary of Waltman Lane (a collector street) east of the
Waltman/Corporate intersection. A 20-foot wide buffer shall also be constructed
along the north side of Waltman Lane (off-site), east of the Waltman/Corporate
intersection, as proposed. The portion of Waltman Lane that lies west of the
Waltman/Corporate intersection is classified as a local street. As such, a 10-foot
landscape buffer is required along the northern boundary of this site on the south side
of Waltman Lane, per UDC Table 11-2B-3. All buffers shall be designed in
accordance with the standards listed in UDC 11-3$-7.
The portion of Corporate Drive that extends through the site is classified as a
collector street. Per UDC Table 11-2B-3, a 20-foot wide landscape buffer is required
along both sides of the street, in compliance with the standards listed in UDC 11-3B-
Waltman Property Annexation - AZ-06-063 PAGE 15
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20, 2008
7.
• The applicant shall apply for a Floodplain development permit for construction
within the floodplain.
• Per UDC Table 11-2B-3, a 25-foot wide landscape buffer is required between
residential uses and properties zoned C-G. This buffer should be designed and
constructed in accordance with UDC 11-3B-9 and be placed adjacent to any existing
residential uses which would include The Landing Subdivision along the west
boundary and the two residential parcels located adjacent to the northwest corner of
the subject property (if these properties are still functioning as residential uses and
have not converted to commercial by the time building permits are applied for).
• The applicant should also 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.
Cross-Access: Some of the proposed lots do not have frontage on a public street. Cross-
access shall be provided to all lots within the development via a note on the recorded final
plat or a separate recorded agreement.
Sidewalks: Per UDC 11-3A-17, minimum 5-foot wide sidewalks are required along Waltman
Lane and Corporate Drive/Ruddy Drive.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. The applicant should be required to use any
existing surface or well water for the primary source. If a surface or well source is not
available, asingle-point connection to the culinary water system shall be required. If a single-
point connection is used, the developer will be responsible for the payment of assessments for
the common areas prior to signature on the final plat by the City Engineer. An underground,
pressurized irrigation system should be installed to all landscape areas per the approved
specifications and in accordance with UDC 11-3A-15 and MCC 9-1-28.
Existing Structures: There is one existing shop/barn and some sheds on the site that are
proposed to be removed upon development of the property.
b. Staff Recommendation: Staff recommends approval of the proposed annexation application
(AZ-06-063), subject to the Development Agreement provisions listed above. Staff also
recommends approval of PP-08-001 for Browning Plaza Subdivision.
11. EXHIBITS
A. Drawings
1. Vicinity/Zoning Map
2. Conceptual Site Plan (stamped 2/8/08 by Ross Erickson)
3. Preliminary Plat (stamped 2/11/08 by Clinton Hansen)
4. Landscape Plan (stamped 2/8/08 by Ross Erickson)
5. Building Elevations (conceptual)
B. Agency Comments
1. Planning Department
2. Public Works
3. Fire Department
Waltman Property Annexation - AZ-06-063 PAGE 16
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20, 2008
4. Police Department
5. Ada County Highway District
6. Sanitary Service Company
C. Legal Description
D. Required Findings from Unified Development Code
Waltman Property Annexation - AZ-06-063 PAGE 17
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TH'E HEARING DATE OF MARCH 20, 2008
A. Drawings
1. Vicinity/Zoning Map
Exhibit A PAGE 18
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20, 2008
2. Conceptual Site Plan (stamped 2/8/08 by Ross Erickson)
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20, 2008
3. Preliminary Plat (stamped 2/11/08 by Clinton Hansen)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20, 2008
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20, 2008
5. Building Elevations (conceatual)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20, 2008
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20, 2008
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20, 2008
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20, 2008
B. Agency Continents
1. PLANNING DEPARTMENT
1.1 ANNEXATION COMMENTS
1.1.1 The annexation legal description submitted with the application (prepared on November 7, 2006,
by Clinton W. Hansen, PLS) shows the property adjacent to the existing corporate boundary of
the City of Meridian.
1.1.2 Prior to annexation ordinance approval, the applicant shall enter into a Development Agreement
with the City. Said Development Agreement shall be signed within 6 months of the City
Council's approval of this application. See section 10 above for analysis and comments regarding
the Planning Department recommended Development Agreement provisions.
1.2 PRELIMINARY PLAT -CONDITIONS OF APPROVAL
1.2.1 The preliminary plat (stamped 2/11/08 by Clinton Hansen) shall be revised as follows:
a. A 20-foot wide street buffer landscape easement is required along both sides of Corporate
Drive, classified as a collector street, per UDC Table 11-2B-3.
b. A 20-foot wide street buffer landscape easement is required along the south side of Waltman
Lane, classified as a collector street, east of the Waltman/Corporate intersection, per UDC
Table 11-2B-3.
c. A 10-foot wide street buffer landscape easement is required along the south side of Waltman
Lane, classified as a local street, west of the Waltman/Corporate intersection, per UDC Table
11-2B-3.
d. A 50-foot wide street buffer landscape easement is required along I-84, per UDC Table 11-
2B-3.
e. The 10-foot wide multi-use pathway located along the east side of the Ten Mile Creek at the
northeast corner of the site shall be placed in a public pedestrian easement via a note on the
final plat. The applicant should coordinate with the irrigation district and the Parks
Department for any additional easement requirements.
£ Across-access easement shall be recorded, via a recorded document and/or a note on the final
plat, for all lots within the subdivision that do not have frontage on a public street.
1.2.2 The landscape plan (stamped 2/8/08 by Ross Erickson) shall be revised as follows:
a. A 10-foot wide multi-use pathway shall be constructed at the northeast corner of the site on
the east side of the Ten Mile Drain in alignment with the existing pathway on the north side
of Waltman Lane, in accordance with the standards listed in UDC 11-3B-8 and 11-3B-12,
and the Master Pathways Plan. When the neighboring properties to the east develop, the
pathway can then be extended eastward to intersect with Meridian Road (as shown on the
Master Pathways Plan).
b. The Ten Mile Creek courses along the eastern boundary of this site. The comprehensive plan
has identified the Ten Mile Creek as one of the waterways that should be preserved and
protected within the city. Staff believes that the vegetation and trees that currently exist along
the banks of the Ten Mile Creek should be protected or enhanced as part of this development.
These trees and vegetation also act as a natural screen from the ITD sand lot which is located
to the east of the proposed development.
c. Per UDC Table 11-2B-3, a 50-foot wide landscape street buffer is required along I-84, as
depicted on the landscape plan and plat. This buffer should be designed in accordance with
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20, 2008
the standards listed in UDC 11-3B-7.
d. Per UDC Table 11-2B-3, a 20-foot wide landscape street buffer is required along the southern
boundary of Waltman Lane (a collector street) east of the Waltman/Corporate intersection. A
20-foot wide buffer shall also be constructed along the north side of Waltman Lane (off-site),
east of the Waltman/Corporate intersection, as proposed. The portion of Waltman Lane that
lies west of the Waltman/Corporate intersection is classified as a local street. As such, a 10-
foot landscape buffer is required along the northern boundary of this site on the south side of
Waltman Lane, per UDC Table 11-2B-3. All buffers shall be designed in accordance with the
standards listed in UDC 11-3B-7.
e. The portion of Corporate Drive that extends through the site is classified as a collector street.
Per UDC Table 11-2B-3, a 20-foot wide landscape buffer is required along both sides of the
street, in compliance with the standards listed in UDC 11-3B-7.
f. Per UDC Table 11-28-3, a 25-foot wide landscape buffer is required between residential uses
and properties zoned C-G. This buffer should be designed and constructed in accordance with
UDC 11-3B-9 and be placed adjacent to any existing residential uses which would include
The Landing Subdivision along the west boundary and the two residential parcels located
adjacent to the northwest corner of the subject property (if these properties are still
functioning as residential uses and have not converted to commercial by the time building
permits are applied for).
g. The applicant should also 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.
1.2.3 Construct minimum 5-foot wide sidewalks on the site along Waltman Lane, Ruddy Drive and
Corporate Drive, in accordance with UDC 11-3A-17.
1.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. The applicant should be required to use any existing surface or well water for the
primary source. If a surface or well source is not available, asingle-point connection to the
culinary water system shall be required. If a single-point connection is used, the developer will be
responsible for the payment of assessments for the common areas prior to signature on the final
plat by the City Engineer. An underground, pressurized irrigation system should be installed to all
landscape areas per the approved specifications and in accordance with UDC 11-3A-15 and MCC
9-1-28.
1.2.5 Existing structures on the site shall be removed prior to signature on the final plat by the City
Engineer.
1 2 6 A maximum of 5 access points to Corporate Drive a collector road, shall be allowed, _as
depicted on the concept plan.
2 Public Works Department
2.1 Sanitary sewer service to this development is being proposed via extension of mains in W
Waltman Ln. The applicant shall install mains to and through this subdivision. The applicant shall
be responsible to install sewer service to 815, 755 and 737 W Waltman Ln in the North West
portion of this project. The 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.
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20, 2008
2.2 Water service to this site is being proposed via extension of mains in W Waltman Ln and W
Ruddy Dr. The applicant shall be responsible to install water mains to and through this
development, coordinate main size and routing with Public Works.
2.3 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants). The easements shall not be dedicated via
the plat, but rather dedicated outside the plat process using the City of Meridian's standard forms.
The easement shall be graphically depicted on the plat for reference purposes. Submit an
executed easement (on the form available from Public Works), a legal description, which must
include the area of the easement (marked EXHIBIT A) and an 81 /2" x 11" map with bearings and
distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this
document.
2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, asingle-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
2.5 All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer.
2.6 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non-approval submitted to the Public Works Department.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
2.7 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.
2.8 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.
2.9 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building permits.
2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
2.11 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.12 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat
per Resolution 02-374.
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20, 2008
2.13 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.14 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.15 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.16 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.17 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the buildings footings are at least 1-foot above.
2.18 The applicants design engineer shall certify that all seepage beds out of the public right- of-way
are installed in accordance with the approved design plans. This certification must be received by
the City of Meridian Public Works Department prior to the project receiving final approval.
Commercial Projects
2.19 At the completion of the project, the applicant shall be responsible to submit record drawings
per the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
2.20 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical
locations are at street intersections and/or fire hydrants. Final design locations and quantity are
determined after power designs are completed by Idaho Power Company. The street light
contractor shall obtain design and permit from the Public Works Department prior to
commencing installations.
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'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.3 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required
to have an approved turn around. Phasing of the project may require a temporary approved turn
around on streets greater than 150' in length with no outlet.
3.4 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
shall have a clear driving surface which is 20' wide.
3.5 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20, 2008
3.5 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 Operational fire hydrants, temporary or permanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
3.7 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
based on the back of curb dimension. The roadway shall be able to accommodate an imposed
load of 75,000 GVW.
3.8 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.
3.9 The various 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.
3.10 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.
3.11 Maintain a separation of 5' from the building to the dumpster enclosure.
3.12 The Fire Dept. has concerns about the addressing of this development being visible from the
street which the project is addressed off of. Please contact the Addressing Specialist at 898-5500
to address this concern prior to the public hearing.
3.13 All aspects of the building systems (including exiting systems), processes & storage practices shall
be required to comply with the International Fire Code.
3.14 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.
3.15 Provide exterior egress lighting as required by the International Building & Fire Codes.
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 There shall be a fire hydrant within 100' of all fire department connections.
3.18 Buildings over 30' in height are required to have access roads in accordance with The International
Fire Code Appendix D Section D105.
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HARING DATE OF MARCH 20, 2008
3.19 Emergency response routes and fire lanes shall not be allowed to have speed bumps.
3.20 Buildings or facilities exceeding 30 feet (9144mm) or three stories in height shall have at least three
means of fire apparatus access for each structure. Two of the access roads shall be placed a distance
apart equal to not less than one half of the length of the overall diagonal dimension of the property or
area to be served, measured in a straight line.
3.21 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)
3.22 The Fire Department supports the Corporate Drive extension across the Ten Mile Creek north of
the site prior to construction on the subject property.
3.23 The fire Department supports the upgrade at the Waltman/Meridian intersection prior to
construction on the site.
4. POLICE DEPARTMENT
4.1 The applicant shall submit a revised landscape plan that uses walkways and landscaping to direct
visitors to the main entrance and away from private areas.
4.2 The proposed development and/or plat do not offer natural surveillance opportunities of the
public areas. The applicant should include features that increase visibility, including but not
limited to: doors and windows that look out on the public areas, front porches, and adequate
nighttime lighting. The site plan and/or landscaping plan shall be revised accordingly..
4.4 The proposed development shall limit landscaping shrubs and bushes to species that do not
exceed three feet in height.
4.5 The loading areas shall be separated from all public parking areas.
4.6 The Police Department is concerned with the traffic generated on Waltman. Without a more
concise site plan and traffic plan, the Police Department can not recommend approval.
4.7 The Police Department supports the upgrade of the Waltman/Meridian intersection prior to
construction on the site.
4.8 The Police Department supports the Corporate Drive extension across the Ten Mile Creek north
of the site prior to construction on the subject property.
5. ADA COUNTY HIGHWAY DISTRICT
5.1 Site Specific Conditions of Approval
5.1.1 Dedicate a minimum of 35-feet ofright-of--way from center along Waltman Lane. Additional
right-of way will be required along the portion to be realigned to the south. Dedicate sufficient
right-of--way to accommodate all required improvements and 2-foot utility strips on both sides.
5.1.2 From the proposed intersection of Corporate Drive to Ten Mile Creek, reconstruct and stripe
Waltman Lane as a 31ane collector street section with three 11-foot lanes and a 6-foot bike lane
(including gutter), vertical curb, gutter, and 7-foot attached concrete sidewalk on the south side.
Construct a shoulder at least 3-feet in width and an adequately sized drainage Swale along the
north side.
Exhibit C
CITY OF MERIDIAN PLANTVING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20, 2008
5.1.3 Replace the existing bridge (Bridge 288A) that spans Waltman Lane over Ten Mile Creek with a
bridge to accommodate two travel lanes, center left turn lane, one bike lane and attached concrete
sidewalk on the south side (approximately 50-feet wide, the final width of the bridge to be
determined by ACI-ID through design review of the structure). Design and construct the bridge in
a manner to allow for widening to the north in the future.
5.1.4 Provide a development phasing plan and restrict development to prevent exceeding a site trip
generation of 8,000 ADT from the site prior to the extension of Corporate Drive.
5.1.5 From the proposed intersection of Corporate Drive to the site's northwest corner, reconstruct
Waltman Lane as a 29-foot street section with vertical curb, and gutter on both sides and 5-foot
attached concrete sidewalk on the south side.
5.1.6 Construct Corporate Drive as a 40-foot street section (back-of--curb to back-of--curb) with, vertical
curb, gutter, and 5-foot attached concrete sidewalk on both sides. Connect Corporate Drive with
Ruddy Drive to the west and Waltman Drive to the north, approximately 700-feet west of the
site's east property line. Construct a raised median and divided 21-foot lanes where Corporate
Drive connects with Ruddy Drive.
5.1.7 Enter into a license agreement with Ada County Highway District for maintenance of any
landscaping contained within the raised median on Corporate Drive.
5.1.8 Construct three curb-cut driveways as proposed on the north side of Waltman Lane, no wider than
20-feet each, to provide access to 480, 520, and 650 Waltman Lane.
5.1.9 Construct two curb-return driveways as proposed on the south side of Waltman Lane, no wider
than 36-feet each.
5.1.10 Construct five curb-return driveways as proposed on Corporate Drive, no wider than 36-feet each.
5.1.11 Comply with all Standard Conditions of Approval.
5.2 Standard Conditions of Approval
5.2.1 Any existing irrigation facilities shall be relocated outside of the right-of--way.
5.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of--way.
5.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
5.2.4 Replace any existing damaged curb, gutter and sidewalk and any that maybe damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
5.2.5 Comply with the District's Tree Planter Width Interim Policy.
5.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 3.87-6258 (with file numbers) for
details.
5.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACRD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
5.2.8 The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20, 2008
5.2.9 Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
5.2.10 Payment of applicable road impact fees is required prior to building construction. The assessed
impact fee will be based on the impact fee ordinance that is in effect at that time.
5.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-of--way. The
applicant at no cost to ACRD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days
prior to breaking ground within ACRD right-of--way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACRD conduits (spare or filled) are compromised during
any phase of construction.
5.2.12 No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
5.2.13 Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subject property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
6. SANITARY SERVICE COMPANY
6.1 SSC has no comments related to this application.
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20, 2008
C. Legal Description
L_~ai DescriQtion
Waltman Property Annexation
A parcel for annexation purposes located in the N1AI %+ of the SE '/< of Section 13: Township 3
North, Rarx~e 1 West; Boise Meridian, Ada County, Idaho, and more particularly described as
follows:
BEGINNING at a 5/8 inch diameter iron pin marking the northeast comer of said NW 'i. of the
SE /.. from which a brass cap monument marking the northeast comer of the SE % of said
Section 13 bears S 89°25'45° E a distance of 1321.27 feet:
Thence S 0°46'07° W along the easterly boundary of said NW '/. of the SE % a distance of
1323.25 feet to a point on the northerly righi-of-way of Interstate 84;
Thence N 89°30'44° W along said northerly rightof-way a distance of 1315.45 feet to a 518 inch
diameter iron pin on the westerly boundary of said NIN'/. of the SE'/<:
Thence N 0'30'35° E along said westerly boundary a distance of 1082.73 feel to a 518 inch
diameter iron pin;
Thence leaving said westerly boundary S 89°18'29° E a distance of 249.82 feet to a 518 inch
diameter iron pih;
Tnence N 0°33'15' E a distance of 242.68 feet to a point on the northerly boundary of said
NW %+ of the SE'/+;
Thence S 89°26'35° E along said northerly boundary a distance of 1071.42 feet to the POINT
OF BEGINNING.
This parcel contains 38.68 acres and is subject to any easements existing or in use.
Clinton W. Hansen, PLS
Land Solutions; PC
November 7, 2006
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 20, 2008
WALTMAN PROPERTY ANNEXATION
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TH'E HEARING DATE OF FEBRUARY 2, 2006
D. Required Findings from Unified Development Code
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
The map amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to zone all of the subject property to C-G. Staff finds that the
proposed zoning map amendment complies with the applicable provisions of the
Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the
Staff Report for more information.
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
No development is proposed concurrent with the zoning map amendment. Staff finds that
there are several uses that are allowed and conditionally allowed within the requested zoning
district of C-G. If the applicant complies with the conditions outlined in the development
agreement, staff finds that the proposed commercial district will be in compliance with the
specific district regulations. Staff finds that future development of this property should
comply with the established regulations and purpose statement of the C-G zone.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
If the applicant enters into a Development Agreement and complies with the provisions, staff
finds that the proposed zoning amendment will not be detrimental to the public health, safety,
or welfare. Staff recommends that the Commission and Council rely on any oral or written
testimony that may be provided when determining this finding.
d. The map amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the City including, but not
limited to, school districts; and,
Staff finds that -the proposed zoning amendment will not result in any adverse impact upon
the delivery of services by any political subdivision providing services to this site.
e. The annexation is in the best of interest of the City (iTDC 11-SB-3.E).
The C-G zoning amendment will provide commercial area that is similar in nature to existing
and proposed commercial development in the vicinity. Staff fmds that all essential services
are available or will be provided by the developer to the subject property and will not require
unreasonable expenditure of public funds. In accordance with the findings listed above, staff
finds that Annexation and Zoning of this property to C-G would be in the best interest
of the City, if the applicant enters into a Development Agreement (DA) with the City, as
mentioned in Section 10 of the Staff Report.
2. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan;
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTM-ENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 2, 2006
Staff finds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan. Staff supports the proposed plat layout, with recommended changes, as
they comply with the provisions of the Comprehensive Plan. Please see Comprehensive Plan
Policies and Goals, Section 8, of the Staff Report.
b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services can be made available to accommodate the proposed
development. (See Exhibit B of the Staff Report for more details from public service
providers.)
c. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their
own cost, Staff finds that the subdivision will not require the expenditure of capital
improvement funds.
d. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Conunission and Council rely upon comments from the public service
providers (i.e., Police, Fire, ACRD, etc.) to determine this finding. (See Exhibit B, Agency
Comments and Conditions, for more detail.)
e. The development will not be detrimental to the public health, safety or general welfare;
and
Staff is not aware of any health, safety, or environmental problems associated with the
development of this subdivision that should be brought to the Council or Commission's
attention. ACRD considers road safety issues in their analysis. Staff recommends that the
Commission and Council reference any public testimony that may be presented to determine
whether or not the proposed subdivision may cause health, safety or environmental problems
of which staff is unaware.
f. The development preserves significant natural, scenic or historic features.
Staff is unaware of any natural, scenic, or historic features on this site. Therefore, Staff finds
that the proposed development will not result in the destruction, loss or damage of any
natural, scenic or historic feature(s) of major importance. Staff recommends that the
Conunission and Council reference any public testimony that may be presented to determine
whether or not the proposed development may destroy or damage a natural or scenic
feature(s) of major importance of which staff is unaware.
Exhibit D