HomeMy WebLinkAboutBridgetower Crossing Commercial RZ-07-022 PP-07-026R~~E~VED
MAR 0 ~ 200
City Of Meridian
City Clerk Office
CITY OF MERIDIAN E LDIAN
FINDINGS OF FACT, CONCLUSIONS
OF LAW AND I D A H O
DECISION & ORDER
In the Matter of Rezone 13.25 acres from C-G (General Retail and Service Commercial)
and R-4 (Medium-low Density Residential) to C-N (Neighborhood Business District) (7.37
acres) and L-O (Limited Office) (5.88 acres) zoning districts; Preliminary Plat of 8
commercial building lots and 1 other lot in a proposed C-N zoning district for the
Bridgetower Crossing Commercial Subdivision, by Primeland Development Group, LLC.
Case No(s). RZ-07-022 and PP-07-026
For the City Council Hearing Date of: February 26, 2008 (Findings on the March 18, 2008
City Council agenda)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of February 26, 2008
incorporated by reference)
2. Process Facts (see attached Staff Report for the hearing date of February 26, 2008
incorporated by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of
February 26, 2008 incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the
hearing date of February 26, 2008 incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code
codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of
Meridian has, by ordinance, established the Impact Area and the Amended
Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002,
Resolution No. 02-382 and Maps.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). RZ-07-022 and PP-07-026
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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 Legal Description, Preliminary Plat, and the
Conditions of Approval all in the attached Staff Report for the hearing date of February
26, 2008 incorporated by reference. The conditions are concluded to be reasonable and
the applicant shall meet such requirements as a condition of approval of the application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 11-SA and
based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
1. The applicant's Preliminary Plat as evidenced by having submitted the Preliminary Plat
dated October 5, 2007 is hereby conditionally approved; and,
2. The site specific and standard conditions of approval are as shown in the attached Staff
Report for the hearing date of February 26, 2008 incorporated by reference.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final
plat, or short plat shall become null and void if the applicant fails to obtain the city
engineer's signature on the final plat within two (2) years of the approval of the
preliminary plat or one (1) year of the combined preliminary and final plat or short plat.
In the event that the development of the preliminary plat is made in successive phases
in an orderly and reasonable manner, and conforms substantially to the approved
preliminary plat, such segments, if submitted within successive intervals of eighteen
(18) months, maybe considered for final approval without resubmission for
preliminary plat approval. Upon written request and filed by the applicant prior to the
termination of the period in accord with 11-6B-7.A, the Director may authorize a single
extension of time to record the final plat not to exceed eighteen (18) months. Additional
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). RZ-07-022 and PP-07-026
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time extensions up to eighteen (18) months as determined and approved by the City
Council maybe granted. With all extensions, the Director or City Council may require
the preliminary plat, combined preliminary and final plat or short plat to comply with
the current provisions of Meridian City Code Title 11. If the above timetable is not met
and the applicant does not receive a tune extension, the property shall be required to go
through the platting procedure again.
E. Attached: Staff Report for the hearing date of February 26, 2008
By action of the City Council at its regular meeting held on the `$$~ day of
(nQl'C~ , 2008.
COUNCIL MEMBER DAVID ZAREMBA VOTED
COUNCIL MEMBER JOE BORTON VOTED /~b~ ~'
COUNCIL MEMBER CHARLIE ROUNTREE VOTED
COUNCIL MEMBER KEITH BIRD VOTED
MAYOR TAMMY de WEERD VOTED ~'--
(TIE BREAKER)
Attest:
Jaycee Homan, City Clerk
Copy served upon Applicant,
Attorney.
Mayo~,'~sm~y Weerd
ADO
~ ,~~ \
The Plannrri~I~~~~~; Public Works Department and City
B Dated: 3'aS' 08
ity Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). RZ-07-022 and PP-07-026
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 26, 2008
STAFF REPORT Hearing Date: February 26, 2008
TO: Mayor and City Council
FROM: Bill Parsons, Associate City Planner
884-5533
SUBJECT: Bridgetower Crossing Commercial
• RZ-07-022
E IDIAN~--
IDAHO
Rezone 13.25 acres from C-G (General Retail and Service Commercial) and
R-4 (Medium-low Density Residential) to C-N (Neighborhood Business
District)(7.37 acres) and L-O (Limited Office) (5.88 acres) zoning districts,
by Primeland Development Group, LLC
• PP-07-026
Preliminary Plat of 8 commercial building lots and 1 other lot in a proposed
C-N zoning district
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Primeland Development Group, LLC has applied for a Rezone (RZ) of 13.25 acres
from C-G (General Retail and Service Commercial) and R-4 (Medium-low Density Residential)
to C-N (Community Business District) (7.37 acres) and L-O (Limited Office) (5.88 acres) and
preliminary plat approval of 8 commercial building lots and 1 other lot. The subject preliminary
plat is a re-subdivision of Lots 66 through 70, Block 10 of Bridgetower Crossing No. 7. As part
of the Bridgetower Crossing Planned Development (CUP-O1-006), the conunercial portion of the
development was conceptually approved, and the office portion was granted as a use exception.
The applicant is proposing to rezone the portion of the C-G and R-4 zoned parcels to conform to
the City's Comprehensive Plan of commercial and office designations.
The subject property is located east of N. Ten Mile Road and approximately 400 feet south of
W. McMillan Road in Section 35, Township 4 North, Range 1 West, B.M. Currently, the site
is vacant land and the applicant intends to construct a commercial development. The subject
property is within the City's Area of Impact and within the existing corporate boundaries of the
City.
2. SUMMARY RECOMMENDATION
The subject applications (RZ-07-022 & PP-07-026) were submitted to the Planning Department
for concurrent review. Staff has provided a detailed analysis and recommended conditions of
approval for the RZ and PP applications. Staff is recommending that the RZ and PP
applications be approved with the conditions listed in Exhibit B of the staff report. The
Meridian Planning & Zoning Commission heard these items on January 3, 2008. At the
public hearing the Commission moved to recommend approval of the subject RZ and PP
re uest.
a. Summary of Commission Public Hearing:
i. In favor: Chuck Christensen (Applicant's Representative)
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: None
v. Staff presenting application:. Bill Parsons
Bridgetower Crossing Commercial RZ and PP PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 26, 2008
vi. Other staff commenting on application: Anna Canning, Scott Steckline, Ted
Baird
b. Kev Issue(s) of Discussion by Commission:
i. Forwarding the proiect to City Council without the ACRD Staff Report.
ii. The tiling of the White Drain along the southern boundary of the proiect.
iii. The combination of concept plan 1 and 3 to allow the larger building pads north
of Capri Street and transition to smaller buildings south of Capri Street.
c. Kev Commission Change(s) to Staff Recommendation:
i. Strike the middle sentence of Condition 2.2, requiring two mains to Locust
Grove Road.
ii. The concept plan recommended for approval is a combination of concept plan
one and the south half of concept plan three. as stated in the staff report.
d. Outstanding Issue(s) for City Council:
i. The applicant is requesting additional flexibility in the number and size of the
buildings that will be allowed/repuired on this site. Please. see Section 10 below
for the current requirements regarding an appropriate concept plan for the site
to tie to the new Bridgetower Crossing Commercial Development Agreement.
Staff has inserted all of the applicant's concept plans in Exhibit B, including
Exhibit B of the concurrent miscellaneous application (File #'s MI-07-013 and
MI-07-014).
~, any of City Council Public Hearing:
In favor: Cornel Larson
ii. In opposition: None
111• Commenting: None
iv. Written testimony: None
v. Staff nresenY>Lng_, application: Anna Canning
~_ Other staff commenting on annlication• None
l2, ~gy is sues of Discussion by Council:
1. The new DA provisions p~nosed for the Brid~etower .roccing Commercial_
Development
111 .
Providing additional photos for scale and massing of the lar er buildings
proposed in the development
iii. .
ibility of the larger buildings nrpposed in Concept Plan 1 that
Discussed the pocc
_
should front along Ten Mile
~_ .
Exclusion of Concept plan
~, ~gY(' ouncil Changes to Staff/Commission Recommendation
i. Changes to the DA p~ovicions will be undated in the Miscellaneous Staff Report
(f'le #'c MI-07-013 and MI-07-0141.
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers 1tZ-
07-022 and PP-07-026 as presented in the staff report for the hearing date of February 26, 2008,
with the following modifications to the conditions of approval: (Add any proposed
Bridgetower Crossing Commercial RZ and PP PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 26, 2008
modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers RZ-07-
022 and PP-07-026 as presented during the hearing on February 26, 2008, for the following
reasons: (State specific reasons for denial of the prelirriinary plat request.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Number RZ-
07-022 and PP-07-026 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:
East side of Ten Mile Road and Approximately 400 feet South of McMillan Road
Section 35, T.4N., R.1 W.
b. Applicant:
Primeland Development Group, LLC
3120 W. Belltower Drive, Suite 100
Meridian, ID 83646
c. Owner:
Same as applicant
d. Representative: Chuck Christensen, Quadrant Consulting, Inc.
e. Present Zoni-ng: C-G (General Retail and Service Commercial District) and R-4 (medium-low
Density Residential)
£ Present Comprehensive Plan Designation: Commercial and Office
g. Description of Applicant's Request: The applicant has applied for a Rezone (RZ) of 13.25
acres from C-G (General Retail and Service Commercial) and R-4 (Medium Density
Residential) to C-N (Neighborhood Business District) (7.37 acres) and L-O (Limited Office)
(5.88 acres) and preliminary plat approval for 8 commercial building lots and one other lot
within a proposed C-N zone.
1. Preliminary Plat, labeled Sheet C-1, prepared by Quadrant Consulting, dated 10/5/07
(attached in Exhibit A)
2. Landscape Plan, labeled Sheet L-1, prepared by Harvest Design, dated 10/5/07
(attached in Exhibit A)
3. Concept Plans (attached in Exhibit A)
h. Applicant's Statement/Justification: The applicant is requesting rezone and re-subdivision of a
portion of Bridgetower No. 7 from C-G and R-4 to C-N; rezone a portion of the Gallery
Subdivision and one other parcel (Lot 3, Block 6 of Bridgetower Crossing No.2) from R-4 to
L-O; and preliminary plat approval for 8 commercial building lots and one other lot in a
proposed C-N zone. The rezone is being requested to have the commercial and office portion
of the development be consistent with the City's future land use map for this property. As part
of the Bridgetower Crossing Planned Development approval, the commercial portion of the
development was conceptually approved and the office uses were permitted as use exceptions.
Bridgetower Crossing Commercial RZ and PP PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HARING DATE OF FEBRUARY 26, 2008
Since that tune, the Comprehensive Plan was amended by the City to reflect these approvals.
The proposed development is expected to develop with the same high quality architecture and
design as the existing residential and commercial developments in the area.
5. PROCESS FACTS
a. 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, a public hearing is
required before the Commission and City Council on this matter.
b. The subject application will, in fact, constitute a rezone as determined by City Ordinance. By
reason of the provisions of UDC 11-2A-2D, a public hearing is required before the
Commission and the City Council on this matter.
c. Newspaper notifications published on: December 17, 2007 and December 31, 2007 (Planning
and Zoning Commission); February 4 2008 and February 18, 2008_ (City Council)
d. Radius notices mailed to properties within 300 feet on: December 14, 2007 (Planning and
Zoning Commission); February 1, 2008 (City Council)
e. Applicant posted notice on site by: December 24, 2007 (Plamung and Zoning Commission);
February 16, 2008 (City Council)
6. LAND USE
a. Existing Land Use(s): The site is currently vacant developable land.
b. Description of Character of Surrounding Area: There are existing single-family homes to the
east of the proposed development and existing/future commerciaUoffice developments to the
north, south and west. This area is rapidly transitioning~ to a mix of residential and
commercial/office developments.
c. Adjacent Land Use and Zoning:
1. North: Bridgetower Market Place; zoned C-G
2. East: Bridgetower Crossing No. 5 and 7; zoned R-4
3. South: Bridgetower Crossing No. 2; zoned R-4
4. West: Vacant, Volterra Subdivision; zoned C-G and L-O
d. History of Previous Actions: In 2001, this portion of the property was annexed and zoned C-G
and R-4 (AZ-01-003) and preliminarily platted (PP-01-005) with a mix of residential,
commercial and office lots. A Development Agreement (Inst. No. 101117652) was recorded at
the time of annexation that required the site develop as a Planned Development. The
commercial portion of the development was conceptually approved and the office portion was
granted as a use exception with the Bridegtower Crossing Planned Development (CUP-01-
006). The office and commercial lots were final platted with the recordation of Bridgetower
Crossing No. 2 and No. 7 (FP-02-008 and FP-04-031). A combined preliminary/fmal plat was
approved in 2004, which allowed one of the approved office lots re-subdivide into three office
lots; however at that time the property was not rezoned to L-O.
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: There is an 8-inch line in W Quintale Dr and the purposed
Capri Street that flow to N Ten Mile Rd. Services were stubbed with the previous
phase of Bridetower.
Bridgetower Crossing Commercial RZ and PP PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 26, 2008
Location of water: N Ten Mile Rd and W Quintale Dr. Services were stubbed
with the previous phase of Bridetower.
Issues or concerns: None
2. Vegetation: None
3. Floodplain: NA
4. Canals/Ditches/Irrigation:
5. Hazards: None known
6. Proposed Zoning: C-N (Neighborhood Business District) and L-O (Limited Office)
7. Size of Property: Total acreage: 13.25 acres (7.37 acres C-N and 5.88 acres L-O)
£ Subdivision Plat Information:
1. Residential Lots: 0
2. Non-residential Lots: 8
3. Total Building Lots: 8
4. Common Lots: 0
5. Other Lots: 1
6. Total Lots: 9
7. Open Lots: 0
8. Residential Area: NA
9. Gross Density: NA
g. Landscaping:
1'. Width of street buffer(s): UDC 11-2B-3 requires a minimum 25-foot wide street
buffer along N. Ten Mile Road and a 10-foot landscape buffer along W. Quintale
Drive, Capri Street and Alba Avenue. The required landscaping along Ten Mile and
Quintale has been installed with the fmal platting of Bridgetower Crossing No. 7.
However the applicant will be required to install and maintain the ten-foot landscape
buffers along Capri Street and Alba Avenue. Landscaping shall be provided in
accordance with UDC 11-3B-7, Landscape Buffers Along Streets.
2. Width of buffer(s) between land uses: A 20-foot wide buffer is required between C-N
zoned property and residential zoned property. The required landscaping has been
installed with the final platting of Bridgetower Crossing No. 7.
3. Parking lot landscaping: Perimeter and internal parking lot landscaping is required on
all lots that are zoned C-N and L-O, in accordance with the standards listed in UDC
11-3B-8C. Perimeter and internal landscaping on these lots will be reviewed for
compliance with UDC standards with submittal of Certificate of Zoning Compliance
applications for each building.
4. Other landscaping standards: N/A
h. Dimensional standards for the C-N and L-O zone per iJDC 11-2B-3:
C-N Minimum Dimensional Standards (in feet unless otherwise noted)
Required
Bridgetower Crossing Commercial RZ and PP PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 26, 2008
Front setback* 20
Rear setback* 25
Interior side setback* 0
Maximum building height 35
Maximum building size (without design standard approval) 7,500 s.f.
* All setbacks shall be measured from the ultimate right-of--way for the street
classification as shown on the adopted transportation plan. No changes to the
dimensional standards in UDC Table 11-2B-3 were requested or approved with this
application.)
L-O Minimum Dimensional Standards (in feet unless otherwise noted)
Required
Front setback* 20
Rear setback* 20
Interior side setback* 10
Maximum building height 35
Maximum building Size (without design standard approval) 10,000 s.f.
* All setbacks shall be measured from the ultimate right-of--way for the street
classification as shown on the adopted transportation plan. No changes to the
dimensional standards in UDC Table 11-2B-3 were requested or approved with this
application.)
i. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to
this development will be provided by five full-access driveways and three public streets; one
existing (W. Quintale Drive) and the other two (Capri Street and Alba Avenue) are part of this
application review. The applicant is also proposing Capri Street provide access to/from N. Ten
Mile Road. All five of the proposed driveways will take access internally to/from the project.
Two of the driveways will take access to/from Alba Avenue, another two will take access to/from
Capri Street and the last one will access to /from W. Quintale Drive. Across-access agreement
should be recorded for ali of the commercial lots within the proposed subdivision to share the
access points and drive aisles to W. Quintale Drive, Alba Avenue and Capri Street. Other than the
access points approved with this application, direct lot access to N. Ten Mile Road should be
prohibited. The Planning Department is supportive of the proposed access points to the
subdivision, per the conditions listed in Exhibit B of the staff report.
7. COMMENTS MEETING
On December 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 as Conditions of Approval in the attached Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated "Commercial" and "Office" on the Comprehensive Plan Future Land
Use Map. In Chapter VII of the Comprehensive Plan, "Commercial" areas are anticipated to
provide a full range of commercial and retail to serve area residents and visitors and "Office"
Bridgetower Crossing Commercial RZ and PP PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 26, 2008
areas are anticipated to provide opportunities for low-impact business areas.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply
to the proposed development (staff analysis in italics):
• Chapter VII, Goal III, Objective A, Action 1 -Require that development projects have
planned for the provision of all public services.
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 in the
following manner.•
- Sanitary sewer and water service will be extended to the project at the developer's
expense.
- The subject lands currently lie within the jurisdiction of the Meridian City Fire
Department, who currently shares resources and personnel with the Meridian Rural Fire
Department.
- The subject lands currently lie within the jurisdiction of the Meridian Police Department
(MPD).
- The roadways adjacent to the subject lands are currently owned and maintained by the
Ada County Highway District (ACHD). This service will not change.
- The subject lands are currently serviced by the Meridian School District No. 2. This
service will not change.
- The subject lands are currently serviced by the Meridian Library District. This service
will not change.
Municipal, fee-supported, services will be provided by the Meridian Building Department,
the Meridian Public Works Department, the Meridian Water Department, the Meridian
Wastewater Department, the Meridian Planning Department, Meridian Utility Billing
Services, and Sanitary Services Company.
• "Require appropriate landscape and buffers along transportation corridors (setback,
vegetation, low walls, berms, etc.)." (Chapter VII, Goal IV, Objective D, Action 4)
The applicant is required to install and maintain landscaping within the street buffers located
along N. Ten Mile Road in accordance with UDC 11-3B-7. An existing 25 foot landscape
buffer is located along N. Ten Mile Road.
• "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." (Chapter
IV, Goal I, Obj. A, #6)
Urban services including sanitary sewer and water are available to this site.
• "Plan for a variety of commercial and retail opportunities within the Impact Area." (Chapter
VII, Goal 1, Objective B)
Staff believes that the future commercial and office uses on this site will contribute to the
variety of uses in this area.
• "Require all commercial businesses to install and maintain landscaping." (Chapter V, Goal
III, Objective D, Action 5)
The applicant is not required to install internal landscaping with the subject preliminary plat
application; however, the applicant will be required to install and maintain a ten foot
landscape buffer along W. Quintale Drive, Capri Street, and Alba Avenue. Internal
Bridgetower Crossing Commercial RZ and PP PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 26, 2008
landscaping will be required upon development of each lot within the subdivision with CUP
and/or CZC approval.
• "Protect existing residential properties from incompatible land use development on adjacent
parcels." (Chapter VII, Goal IV, Objective C, Action 1)
The Applicant is proposing a commercial zone adjacent to established residential areas to the
east. An existing drainage Swale with the associated landscape runs along the east side of
Alba Avenue and provides the adequate buffering for the residential development. In addition
to the existing landscape/drainage buffer the residential development will be separated by a
public street and an additional 10 feet of landscape along the western side of Alba Avenue.
Staff finds the proposed commercial development will be compatible with the surrounding
residential uses.
Staff also finds the following 2002 Comprehensive Plan text policies to be applicable to this
application:
• "The capacity of arterial ...roadways can be greatly diminished by excessive driveway
connections to the roadways. The City should cooperate with ACHD to minimize access
points on arterial...roadways as development applications are reviewed." (Chapter VI, page
72)
The applicant is proposing a new public street connection to N. Ten Mile Road approximately
280 feet south of W. Quintale Drive; an existing public street. Except for the proposed new
street connection; no other access points are proposed or approved with this application.
Staff is supportive of this access point as it aligns with a future public street adjacent to the
proposed development.
• "Develop methods, such as cross-access agreements, frontage roads, to reduce the number of
existing access points on to arterial streets." (Chapter VI, Goal II, Obj. A, #12, page 79).
A cross-access agreement will be required as part of this subdivision approval. All of the
proposed driveways will take access to/from internal public roads.
Staff recommends that the Commission rely on any verbal or written testimony that may be
provided at the public hearing when determining if the applicant's development request is
appropriate for this property.
9. UNIFIED DEVELOPMENT CODE
a. Zoning Schedule of Use Control: UDC Table 11-2B-2 lists a variety of uses that are principal
permitted, accessory, conditional, or prohibited within the C-N and L-O zoning districts.
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.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
REZONE ANALYSIS: Based on the policies and goals contained in the Comprehensive Plan and
the Future Land Use Map designation of Commercial and Office, Staff believes that the requested C-
Nand L-O zoning designations are appropriate for the subject property. The commercial portion was
Bridgetower Crossing Commercial RZ and PP PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TH£ HEARING DATE OF FEBRUARY 26, 2008
conceptually approved and the office lots were granted as use exceptions for the Bridgetower
Crossing Subdivision but are currently zoned C-G and R-4 respectively. The applicant is proposing to
zone the land to match the land use and match the existing commercial and office portion of the
development with the City's Comprehensive Plan by rezoning 13.25 acres to C-N and L-O. As part of
the rezone, the applicant has also requested the existing C-G portion of the development along with
additional office parcels be rezoned to C-N to allow for a more diverse mix of retail and commercial
uses in the area. Staff believes this to be a good compromise between the two zoning districts and is
supportive of the applicant's request. In addition the C-N zoning district requires more stringent
setbacks and requires the same amount of buffering from the residential districts as the L-O zone.
Please see Exhibit D for a detailed analysis of the required facts and findings for a rezone.
The rezone legal descriptions submitted with the application (stamped on October 22, 2007,
November 29, 2007 and November 21, 2007 by Peter W. Lounsbury, PLS) is accurate and meets the
requirements of the City of Meridian and Idaho State Tax Commission.
UDC 11-SB-3D2 provides the Planning & Zoning Commission and City Council the authority to
require a property owner to enter into a Development Agreement (DA) with the City of Meridian that
may require some written commitment for all future uses. As part of annexation into the City for the
Bridgetower Crossing development, the developer was required to enter into a development
agreement recorded under instrument # 101117652.
The commercial portion of the Bridgetower Crossing Development was conceptually approved and
required a CUP to develop the commercial lots. With this application, the applicant has come forward
with a concept plan to develop the commercial portion of the development and is requesting to
modify the existing DA. Provisions of the amended DA will be outlined in a separate application for
City Council approval. Staff has included a copy of that staff report for the Commission's review.
Staff believes that the proposed modifications will clean up the Bridgetower Crossing DA to reflect
the proposed plat layout.
Concept Plan: The applicant has submitted three concept plans for how the site may develop. Each
concept plan shows three different scenarios depicting a variety of commercial and office uses such as
office supply store, a nursery, multi tenant retail and personal /professional services on the site. It is
important to note that version two and three are similar in pad layout; however the proposed parking
for the front three pads are located adjacent to Ten Mile Road and in version three the proposed
buildings are fronting along Ten Mile with the parking in the rear of the buildings. Because of the
proposed zoning and square footages of the proposed buildings, these buildings should require design
review which requires no more than 70 percent of the required parking be located between the front
facade and the abutting street..
The submitted plat shows 8 buildable lots. The submitted concept plans shows a range from two
building pads to seven building pads and square footages ranging from 2,500 square feet to 33,725
square feet. Because the applicant does not have a clear vision for how this site is to develop, Staff is
limiting the development to not exceed 80,260 total square feet of non-residential uses on the site
(this is 25% of the gross area of the land). This is well below the allowed non-residential square
footage located in a mixed use neighborhood land use designation. Further, staff is recommending
that no one building exceed 33,725 square feet and a minimum of 4 buildings be constructed on the
site. Staff is generally supportive of the concept plans, but believes version three is a better concept
plan based on the configuration of the proposed buildings on the site and the its location to the
surrounding residential neighborhoods. Staff is recommending the applicant combine Concept
Plan one and three allowing a larger retail box north of Capri Street and transition to smaller
neighborhood retail south of Capri Street. If these changes are made, Staff is supportive of the
Bridgetower Crossing Commercial RZ and PP PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 26, 2008
Concept for this development. The applicant should revise the concept plan prior to the City
Council hearing.
Elevations: The applicant has provided staff with sample photos illustrating what the types of
buildings are to be constructed on the site. Staff has selected six photos that portray the quality and
design expected for the proposed development. These buildings are constructed with stucco finishes
with varying roof heights, color changes and stone accented pillars and facades. The submitted photos
show substantial building modulation and an abundance of glazing on the front facades. Staff believes
that this is a good pallet for the developer to work from and has included these design features in
Exhibit B of the Staff Report. Future buildings shall substantially comply with the construction
materials and design elements shown in these elevations.
Design Review: The submitted concept plans indicate buildings that range in size from 2,500 to
33,725 square feet. As mentioned earlier any building in a C-N and L-O zone that exceeds the
maximum square footages (7,500 sq. ft. for C-N and 10,000 sq. ft. for L-O) without design standard
approval shall be subject to UDC11-3A-19C which lists the design standards. All commercial
buildings on this site should be subject to full compliance with future Design Review (UDC 11-
3A-19). It is important to note that the proposed elevations and architectural features that are
incorporated with the future DA far exceed the design review standards of the code.
PRELIMINARY PLAT ANALYSIS: Based on the policies and goals contained in the
Comprehensive Plan and the general compliance of the proposal with the Unified Development Code,
Staff believes that this is a good location for the proposed commercial subdivision. Please see Exhibit
D for detailed analysis of facts and findings for a preliminary plat.
Dimensional Requirements of the C-N and L-0 zones per UDC Table 11-2B-3:
There are no minimum lot size or street frontage requirements for lots in the C-N and L-
Ozones; however the C-N and L-O zoning district require a minimum setback of 20'
front setbacks, a 25' and 20 `rear setback and 10' side setback for the L-O and no side
setback for the C-N zone. The maximum building heights allowed in the C-N and L-O
zones are 35 feet. The maximum building size allowed without design standard approval
is 7,500 square feet for the C-N zone and 10,000 square feet for the L-O zone. Future
buildings proposed on the subject lots shall meet the minimum dimensional standards
listed in UDC 11-2B-3 and #6h above.
Landscaping: The entire perimeter landscaping along N. Ten Mile Road has been
installed with the approval of Bridgetower Crossing No. 2 and No. 7. The applicant has
also installed the required landscape buffers where the commercial uses adjoin the
residential uses. As part of this application approval, the applicant will be responsible for
installing and maintaining the 10-foot landscape buffers along W. Quintale Drive, Capri
Street and Alba Avenue. The submitted landscape plan complies with city code.
Proposed Streets and/or Access: Access to this development will be provided from a
total of five fi ll-access driveways, two full-access public streets to N. Ten Mile Road and
one backage road providing access to/from the two other public streets and two proposed
driveway connections. Additional driveways will take access to/from Capri Street and
one to/from W. Quintale Drive. As mentioned earlier, all of these driveways are expected
to align with future public roadways and driveways. Staff is supportive of the proposed
driveways because of the future connectivity with current and future develops.
All commercial lots within the subdivision should have access to the access points
approved in this application. The agreement should also allow for cross-access/parking
between the C-N lots within this subdivision. This agreement shall be recorded and a
copy of said agreement submitted to the City prior to the City Engineer's signature on the
Bridgetower Crossing Commercial RZ and PP PAGE 10
CITY OF M$RPDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 26, 2008
final plat (see Exhibit B of the staff report).
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 utilize
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
asingle-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. An underground, pressurized irrigation system should be installed to ali
landscape areas per the approved specifications and in accordance with UDC 11-3A-15
and MCC 9-1-28.
Drainage: A seepage bed for stormwater drainage is shown on Lot 1, Block 50 and Lot
1, Block 49. No trees shall be planted over the seepage beds. All storm drainage facilities
shall comply with the standards listed in UDC 11-3B-11, Stormwater Integration.
Fencing: The Applicant is not showing any fencing on any of the submitted plans.
Permanent fencing is not required for commercial subdivisions. However, if permanent
fencing is not provided, temporary construction fencing to contain debris must be
installed around the perimeter prior to issuance of a building permit for this site.
b. Staff Recommendation: Based on the above analysis, staff finds that applications RZ-07-022 and PP-
07-026 substantially conform to the Comprehensive Plan policies and UDC standards. Staff recommends
that the RZ and PP applications be approved with the conditions stated in Exhibit B of the staff
report. The Meridian Planning & Zoning Commission heard these items on January 3, 2008. At the
public hearing the Commission moved to recommend approval of the subiect RZ and PP request.
The Meridian Citv Council heard these items on February 26.2008 At the public hearing the
Council aRnroved the subject 7, and PP realest.
11. EXHIBITS
A. Drawings
1. Vicinity Map
2. Preliminary Plat, prepared by Quadrant Consulting, labeled Sheet C-1, dated 10/11/07
3. Landscape Plan, prepared by Harvest Design, labeled Sheet L-1 dated 10/4/07
4. Concept Plans (3 scenarios)(Concent 2 is not approved
5. Elevations
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
8. Central District Health Department
C. Legal Descriptions & Exhibit Maps
D. Required Findings from Unified Development Code
Bridgetower Crossing Commercial RZ and PP PAGE 1 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 26, 2008
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TH£ HEARING DATE OF FEBRUARY 26, 2008
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 26, 2008
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TH£ HEARING DATE OF FEBRUARY 26, 2008
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 26, 2008
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 REZONE COMMENTS/PROVISIONS
1.1.1 The rezone legal description submitted with the application (stamped on October 22, 2007,
November 29, 2007 and November 21, 2007 by Peter W. Lounsbury, PLS) is approved.
1.1.2 Any future subdivision, uses, and construction on this property shall comply with the City of
Meridian ordinances in effect at the time of permit submittal.
1.1.3 The applicant shall complete the DA modification MI-07-014 prior to the City adopting the
rezone ordinance.
1.2 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
1.2.1 The preliminary plat labeled as P1.0, prepared by Quadrant Consulting, dated October 11, 2007,
is approved with the conditions listed herein. The Applicant shall comply with all applicable
requirements of this site associated with CUP-01-006, and the Development Agreement
(Instrument No.101117652) currently in effect for Bridgetower Crossing Subdivision (as
amended).
1.2.2 Access to N. Ten Mile Road shall be consistent with the approvals of ACRD and the City of
Meridian. A note shall be placed on the final plat restricting direct lot access to these roadways
other than the access points approved with this application.
1.2.3 Landscaping: The landscape plan submitted for this project, prepared by Harvest Design, labeled
Sheet L-1, dated 10/5/07 is approved with the following notes:
• Provide a minimum 10-foot wide landscape buffer along W Quintale Drive, Capri Street
and Alba Avenue, as proposed
A written certificate of completion should be prepared by the landscape architect,
designer, or qualified nurseryman responsible for the landscape plan and submitted to the
Planning Department upon completion of the landscaping prior to Certificate of
Occupancy for the site. All standards of installation should apply as listed in UDC 11-3B-
14.
Submit copies with the final plat application(s).
1.2.4 A minimum 25-foot wide street buffer is required along N. Ten Mile Road, as shown on the plat.
1.2.5 No signage is approved with this application. All signs proposed for this site shall obtain separate
sign permit approval.
1.2.6 Across-access/cross-parking easement/agreement shall be recorded for all commercial lots within
the subdivision. All lots within the subdivision shall have access to the access points to N. Ten
Mile Road, W. Quintale Road, Capri Road and Alba Avenue. This agreement shal'1 be recorded
and a copy of said agreement submitted to the City prior to the City Engineer's signature on the
final plat OR a note shall be added to the face of the fmal plat granting said cross-access.
1.2.7 Maintenance of all common areas shall be the responsibility of the developer or assigns. Record
legally binding documents that state the maintenance and ownership responsibilities for the
management of the development, including but not limited to structures, parking, common areas,
private streets, and other development features.
1.2.8 A letter of credit or cash surety in the amount of 110% will be required for all required fencing,
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 26, 2008
pressurized irrigation, landscaping, sanitary sewer, water, etc., prior to signature of the final plat.
1.3 GENERAL REQUIREMENTS-PRELIMINARY PLAT
1.3.1 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to City Code.
1.3.2 All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to UDC 11-
3A-18 and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as permitted under UDC 11-3A-
18. Where the Applicant has submitted a preliminary landscape plan and where Staff has
reviewed such plan, the landscaping shall be consistent with the preliminary plan with
modifications as proposed by Staff. If the storrnwater detention facility cannot be incorporated
into the approved open space and still meet the standards of UDC 11-3A-18, then the Applicant
shall relocate the facility. This may require losing a developable lot or developable area. It is the
responsibility of the developer to comply with ACRD, City of Meridian and all other regulatory
requirements at the time of final construction.
1.3.3 Temporary construction fencing to contain debris shall be installed around the perimeter prior to
issuance of a building permit. All fencing should be installed in accordance with City Code.
1.3.5 Staff's failure to cite specific ordinance provisions or terms of the approved Preliminary Plat does
not relieve the Applicant of responsibility for compliance.
1.3.6 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6A.
1.3.7 The Applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-11.
1.3.8 All development within the C-N and L-O districts shall conform to the dimensional standards per
UDC 11-2B-3.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via services form mains located in
N Ten Mile Rd and W .Quintale Dr. 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 N Ten Mile Road and W
Quintale 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 common lot for all public water/sewer mains outside of
public right of way. The common lot shall be covered with a blanket easement to the City of
Meridian.
2.4 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants). The easements shall not be dedicated via
the plat.. The description shall be consistent with the graphically depicted easements on the plat
but be recorded as a separate document using the City of Meridian's standard forms. Submit an
executed easement (on the form available from Public Works), a legal description, which must
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 26, 2008
include the area of the easement (marked EXHIBIT A) and an 81/2" x 11"map with bearings and
distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this
document.
2.5 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, asingle-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
2.6 All existing structures shall be removed prior to signature on the final plat by the City Engineer.
2.7 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non-approval submitted to the Public Works Department.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
2.8 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.9 Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures
and inspections (208)375-5211.
2.10 Street sigris are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building permits.
2.11 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
2.12 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.13 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat
per Resolution 02-374.
2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that maybe required by the Army Corps of Engineers.
2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.17 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 26, 2008
2.18 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage
facility within this project that do not fall under the jurisdiction of an irrigation district or the
ACRD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
2.19 At the completion of the project, the applicant shall be responsible to submit record drawings
per the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
2.20 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical
locations are at street intersections and/or fire hydrants. Final design locations and quantity are
determined after power designs are completed by Idaho Power Company. The street light
contractor shall obtain design and permit from the Public Works Department prior to
commencing installations.
3. MERIDIAN 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 'Yz" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits..
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
£ Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.3 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
3.4 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.
3.5 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.
3.6 The applicant shall work with Planning Department staff to provide an address identification plan
and a sign which meets the requirements of the City of Meridian sign ordinance at the required
intersection(s).
3.7 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TH£ HEARING DATE OF FEBRUARY 26, 2008
3.8 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).
3.9 There shall be a fire hydrant within 100' of all fire department connections.
3.10 Buildings over 30' in height are required to have access roads in accordance with The International
Fire Code Appendix D Section D105.
4. POLICE DEPARTMENT
4.1 The proposed development shall limit landscaping shrubs and bushes to species that do not
exceed two feet in height. Trees shall have a canopy of no less than six feet.
4.2 Any interior fencing shall allow visibility from the street or shall not exceed four feet in height if
solid fencing is used. All micropaths and open areas shall have adequate lighting.
5. PARKS DEPARTMENT
5.1 The Parks Department has no concerns with the site design as submitted with the application.
6. SANITARY SERVICE COMPANY
6.1 Prior to issuance of a certificate of zoning compliance, that applicant shall submit an approved site
plan from SSC.
6.2 Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal prior to the
public hearing. There is a concern that the required modifications may significantly impact your
site design and may require a revised site plan. If the site plan is revised, contact the planner
assigned to the project immediately to discuss the changes and how to proceed with the revised
site plan.
6.3 Provide a minimum 28' inside and 48' outside radius for all alleys and private streets, where they
intersect a public street.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 SITE SPECIFIC CONDITIONS OF APPROVAL
7.1.1 Provide a public sidewalk easement covering the existing sidewalk along Alba Avenue. This
easement will be on common lots of the Bridgetower Crossing Subdivisions 2, 5 and 7.
7.1.2 Construct Capri Street as a partially divided commercial street with 21-foot drive aisles
measured back of curb to back of curb) where divided and a 36-foot section (measured back of
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARWG DATE OF FEBRUARY 26, 2008
curb to back of curb) where not divided. Construct vertical curb, gutter and five foot attached
sidewalk alon its length. Ali n Capri Street with Parma Drive on the west side of Ten Mile
Road.
7.1.3 Complete Alba Avenue as a minimum 25 foot street section (measured back of curb to back of
curb) with vertical curb and gutter on both sides and a five foot attached concrete sidewalk on the
east side. In accordance with ACHD "Interim Procedure for Acceptance of Private Roads into the
Public Sysytem" dated March 16, 2005, provide documentation that the existing improvements
meet current District standards in order to be accepted as public right-of--way.
7.1.4 Install signs along Alba Avenue prohibiting on-streetparkin~
7.1.5 Direct lot access to Ten Mile is prohibited and shall be noted on the final plat.
7.1.6 Construct one driveway onto W. Ouintale Drive as proposed. no wider than 36 feet, with a
minimum 15 foot curb return radii.
7.1.7 Construct 2 driveways onto Capri Street as proposed, aligning with each other, no wider than 36
feet, with a minimum 15 foot curb return radii.
7.1.8 Construct 2 driveways onto Alba Avenue as proposed, no wider than 36 feet, with a minimum 15
foot curb return radii. The north driveway shall align with the existing driveway on the east side
of Alba Avenue, and the south driveway shall be sited as proposed.
7.1.9 Dedicate a rniriimum of 54-feet of right-of--way alone Capri Street, and as necessary to include all
street and sidewalk improvements, by means of recordation of a final subdivision plat or
execution of a warranty deed prior to issuance of a buildingpermit (or other required permits),
whichever comes first. Allow up to 30 business days to process the right-of--way dedication after
receipt of all requested material.
7.1.10 Dedicate 27-feet ofright-of--way along Alba Avenue by means of recordation of a final plat or
execution of a warranty of deed prior to issuance of a building_perrnit (or other required permits),
whichever corner first. Allow up to 30 business days to process the right-of--way dedication after
receipt of all. requested material.
7.1.11 Comply with all Standard Conditions of Approval.
7.2 STANDARD CONDITIONS OF APPROVAL
7.2.1 Any existing irrigation facilities shall be relocated outside of the right-of--way.
7.2.2 Private sewer or water systems are .prohibited from being located within any ACRD roadwa~or
right-of-waY
7.2.3 All utility relocation costs associated with improvine street frontas?es abuttint? the site shall be
borne by the developer.
7:2.4 Replace any existin~ged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.2.5 Comply with the District's Tree Planter Width Interim Polio
7.2.6 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 387-6258 (with file numbers) for
details.
7.2.7 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
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE H'£ARING DATE OF FEBRUARY 26, 2008
~plicable ACRD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
7.2.8 The applicant shall submit revised plans for staff approval, prior to issuance of building_permit
(or other required permits), which incorporates any required desi ii~ges.
7.2.9 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
7.2.10 Payment of applicable road impact fees are required prior to building construction. The assessed
impact fee will be based on the impact fee ordinance that is in effect at that time.
7.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-of-wad
applicant at no cost to ACRD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking_ground within ACRD right-of--way. The applicant shall contact ACRD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
anaphase of construction.
7.2.12 No change. in the terms and conditions of this approval shall. be valid tmless they are in writing
and si ng ed 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.
7.2.13 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 chap eg the planned use of the subject property unless
a waiver/variance of said requirements or other legal relief is arg nted pursuant to the law in effect
at the time the change in use is sought.
8. CENTRAL DISTRICT HEALTH DEPARTMENT
8.1 After written approval from appropriate entities is submitted, we can approve this proposal for
central sewage and central water.
8.2 The following plans must be submitted to and approved by the Idaho Department of Health &
welfare, Division of Environmental Quality: central sewage and central water.
8.3 Run-off is not to create amosquito-breeding problem.
8.4 Central District Health will require plans be submitted for a plan review for any: food
establishments, grocery store, beverage establishment and child care center.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE WEARING DATE OF FEBRUARY 26, 2008
Exhibit C -Legal Descriptions & Exhibit Maps
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Con'suiting, Inc.
Legal Description
For
BridgetowerCcossing Subdivision No. 16
(C-N Rezone)
,Rezone from R-4 and C-G to CN
'Lot 66 thru 70, Block 10 of $ridgetovirer Crossing Subdivision No. 7, Book 92 of Plats at
Pages 1D918-10919; Ada County Records and a portion of the Right-Of-Way of North
'Ten Miie Road. and West Quintals Drive located in the Northwest quarter of Section 35,
Township 4 North, Range 1 West, Boise Meridian, Ada County, Idaho rhore particularly
- • .described as follows:
`Commencing at the Northwest corner of said Section 35, thence South 00'52'46" West,
443.0:0 •feet along the West line of said' section to the Point of Beginning;
Thence South $9'0T14" East, 222.77 feet along the centerline of said West Quintals
Drive;
Thence continuing along said centerline 89.32 feet along a curve to the right,. said curve
having a radius of 300.1)0 feet, a delta angle of 17°03'32" :and a chord bearing. and
distance of South 80'35'27" East, 88:99 feet;
Thence continuing 88.54 feet along a curve to ttte left, said .curve'having a radius of
f 300.00 feet, a delta angle of 16'54'34" and a chord bearing and distance of South
80'30'58" East, 88.22 feet;
- Thence~leaving said. centerline,South 00°52'46" 1Nest, 786.:13 feet to the Southeast
. comer of said Lot 70;
~ Thence North. 89'0714" West, 398.00 feet to the lrvest line of said Section 35;
Thence ,North 00'52'46" East, `812:52 feet along said 1Nest line to the Point of
Beginning.
• Said -parcel contains 7.37 acres more or less.
~REVI PP OVAL
BY
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• -Civil Engineering •Surveying, ~ ConsfrucHon Manogemeni
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TH'E HEARING DATE OF FEBRUARY 26, 2008
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 26, 2008
r*` , ~`
REVI P OVAL
BY
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MERIDIAN PUBLIC C O n 5 U I 1 1 n 9, I' n C.
WORKS DEPT.
Legal Description
For
Br3dgetower Crossing Subdivision No. 16
(L-O: Rezone)
Rezone from R=4 to LA
Lot 2, Block 10 of Bridgetower Crossing Subdivision No. 2, Book 86 of Plats at Pages
96.41-9643; Lot 1 thru 3, Block 1 of Gallery Subdivision, Book 93 of Plats at Pages
' 11140-1'1.144; Ada County Records and a portion of the Right=0f-Way of North Ten Mile
Road and West Belltower Qrive, located in the Northwest quarter of Section 35,
Township 4 North, Range 9 West, Boise Meridian, Ada County, Idaho more particularly
described as follows:
Commencing at the Northwest ~rner of said Section 35, thence'South 00°52'46" West,
1255.52 feet along the, West line of said section to the Point of Beginning;
Thence South 89°0714" East, 398.00 feet to the Northeast corner of said Lot 2;
Thence South 00'52'46" West, 494.52 feet to the centerline of said West Belltower
Drive;
Thence North 89°07'14" West, 398.00 feet along said centerline to the. West line of said
Section 35;
Thence North 00'52'46" East, 494.52 feef along said West line to the Point of
$eginning.
'EXCLUDING THEREFROM:
Lot 1, Block 10 of Bridgetower Crossing Subdivision No. 2, Book 86 of Plats at Pages
9641=9643; more particularly described as follows:
Commencing at the Northwest comer of said Section 35, thence South 00'52'46° West,
1255.52 feet along the West line of said section, thence South 89'0T14" East, 233.00
feet, tllence South 00°52'46° West, 60.02 feet to the Northwest comer of said Lot 1,
being the Point of Beginning; '
Thence. South 89°07'14" East, 440.00 feet to the Northeast corner of said Lot;
Thence South 00°52'46" West, 145.41 feet to the Southeast comer of said Lot;
Thence North 89'07 14"West, 140.00 -feet to. the Southwest corner of said Lot;
Thence North 00°52'46".East, 145.41 feet to the Point of Beginning
Said parcel contains 4.05 acres more or less.
'1404 W. Overiond Boise. ID 83705 • Phone (208) 342-0091 Fax 12081 342-0092: • Email
Civilfngineedng • Surveying: • ConsfiucfionMonogemenl
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 26, 2008
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 26, 2008
I . - '"~.
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®® 6~uadrant
Consulting, Inc:
• Legai Description
" For
. Biidg~tower Crossing Subdivision No.16
' ~ (L-O Rezone)
Rezone from R-4 to !-0 '
• Lot 3, Block 6 of Bridgetowec Crossing Subdivision No. 2, Book 86 of Plats at Pages
' • 9641=9643; Ada. County Records. and a portion of the Right-0f-Way of North Ten Mile
Road, located in the Northwest quarter of Section 35, Towhstiip 4 North, Range.l West;
.. ~ Boise Meridian, /\da County, Idaho more particularly described as follows:
. Commencing at the Northwest comer of said Section 35, thence South 00'52'46" West,
• ~ 2014.59 feet along the West line of said section to the. Point of Beginning;
" 't'hence South 89'0714" East, 398.Q0 feet to the Northeast comer of said Lot 3
Thence South 00'62'46" West,. 200.00 feet to the Southeast corner of said Lot;
Thence North t39`t)T1:4" West, 398.00 feet to the West line of said Section;
'Thence North 00°52'45" East, 200.Ot? feet along said West line to the Point of
Beginning:
' - Said parcel contains 1.83 acres more or less.
.. .. -
REVI p~VAL ~ •
• M WORKS:DEP?IC '
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• •' 1904 W: Overfond • Boise, ID 83705 • Phon®'(208) 3,42-0091 .• Fax (208) 342=0092 ~ Email: guadranf®quotlrant,cc
' ~ CIvp EngineeAng • Surveying • ConthucHonManagemenf. ~ `
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 26, 2008
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TH£ HEARING DATE OF FEBRUARY 26, 2008
D. Required Findings from Unified Development Code
1. 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:
1. The plat is in conformance with the Comprehensive Plan;
The City Council 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.
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
The City Council 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.)
3. 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, the City Council finds that the subdivision will not require the expenditure of
capital improvement funds.
4. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., Police, Fire, ACRD, etc.) to determine this finding. (See Exhibit
B, Agency Comments and Conditions, for more detail.)
5. The development will not be detrimental to the public health, safety or general
welfare; and
The City Council 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.
6. The development preserves significant natural, scenic or historic features.
The City Council is unaware of any natural, scenic, or historic features on this site.
Therefore, the City Council finds that the proposed development will not result in the
destruction, loss or damage of any natural, scenic or historic feature(s) of major
importance. Staff recommends that the Commission and Council reference any public
testimony that may be presented to determine whether or not the proposed development
may destroy or damage a natural or scenic feature(s) of major importance of which staff
is unaware.
Exhibit D
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 26, 2008
2. Rezone Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to zone the subject property to C-N and L-O. The City Council
finds that the proposed zoning map amendment complies with the applicable provisions of
the Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, of
the Staff Report.
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The City Council finds retail and office uses are permitted within the requested zoning
districts of C-N and L-O. The City Council finds that any future use and / or development of
this property should comply with the established regulations and purpose statement of the C-
Nand L-O zoning districts.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
The City Council finds that the proposed zoning amendment will not be detrimental to the
public health, safety, or welfare. Staff recommends that the Commission and Council rely on
any oral or written testimony that may be provided when determining this finding.
d. The map amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the City including, but not
limited to, school districts; and,
The City Council finds that the proposed zoning amendment will not result in any adverse
impact upon the delivery of services by any political subdivision providing services to this
site.
Exhibit D