HomeMy WebLinkAboutBridgetower Crossing Office RZ-07-018 PP-07-023RE~EIVEI~
MAR 0 7 200
City Of Meridian
City Clerk Office
CITY OF MERIDIAN E IDIAN~
FINDINGS OF FACT, CONCLUSIONS
OF LAW AND I D A H O
DECISION & ORDER
In the Matter of Rezoning 12.64 acres from R-4 (Medium-low Density Residential) to L-O
(Limited Office); Preliminary Plat of 11 commercial building lots and 1 other lot in a
proposed L-O zoning district for Bridgetower Crossing Office Subdivision, by Primeland
Development, LLC.
Case No(s). RZ-07-018 and' PP-07-023
For the City Council Hearing Date of: February 26, 2008 (Findings on the March 18, 2008
City Council agenda)
A. Findings of Fact
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.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code §
11-SA.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). RZ-07-018 and PP-07-023
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4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not
impose expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which
shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon
the applicant, the Planning Department, the Public Works Department and any affected
party requesting notice.
7. That this approval is subject to the Legal Description, 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 9, 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
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
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). RZ-07-018 and PP-07-023
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the current provisions of Meridian City Code Title 11. If the above timetable is not met
and the applicant does not receive a time extension, the property shall be requi-red to go
through the platting procedure again.
Attached: Staff Report for the hearing date of February 26, 2008
B ction of the City Council at its regular meeting held on the ~ ~~ day of
VG4~ , 200E.
COUNCIL MEMBER DAVID ZAREMBA VOTED
COUNCIL MEMBER JOE BORTON VOTED O5~
COUNCIL MEMBER CHARLIE ROUNTREE VOTED
COUNCIL MEMBER KEITH BIRD VOTED
MAYOR TAMMY de WEERD VOTED /
(TIE BREAKER)
Attest:
aycee Dolman, City Clerk
Copy served upon Applicant,
Attorney.
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CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). RZ-07-018 and PP-07-023
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C[TY 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 ~' IDIAN~.
FROM: Bill Parsons, Associate City Planner I D A H O
884-5533
SUBJECT: Bridgetower Crossing Office
• RZ-07-018
Rezone 12.64 acres from R-4 (Medium-low Density Residential) to L-O
(Limited Office), by Primeland Development Group, LLC
• PP-07-023
Preliminary Plat of 11 commercial building lots and 1 other lot in a proposed
L-O zoning district.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Primeland Development Group, LLC has applied for a Rezone (RZ) of 12.64 acres
from R-4 (Medium-low Density Residential) to L-O (Lirruted Office) and preliminary plat
approval of 11 commercial building lots and 1 other lot. The subject preliminary plat is a re-
subdivision of Lots 15 through 17 and Lots 43 through 45, Block 36 and Block 32 of Bridgetower
Crossing No. 11 and No. 12. As part of the Bridgetower Crossing Planned Development (CUP-
01-006), the office portion was granted as a use exception. The applicant is proposing to rezone
the portion of the R-4 zoned parcels to confornl to the City's Comprehensive Plan Office
designation for the subject site.
The subject property is located at the southwest corner of W. McMillan Road and N. Linder 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 Urban Service Planning Area and within the existing corporate boundaries of the City.
2. SUMMARY RECOMMENDATION
The subject applications (RZ-07-018 and PP-07-023) 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 Plannin & 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
vi. Other .staff commenting on application• None
b. Kev Issue(s) of Discussion by Commission•
i. Tiling the Settler's Canal along the northern property boundary
Bridgetower Crossing Office RZ and PP PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 26, 2008
ii. Limiting the number of access points on Linder Road
c. Key Commission Change(s) to Staff Recommendation•
i. The portion of the Settler's Canal along McMillan Road and west of Villagio
Way is not expected to be tiled
d. Outstanding Issue(s) for City Council•
i. None
eridian lty O 1nCi1 haarrl +hneP itPmc nn Ti Ph "f~ ^fnnQ w a ai. i••
Council annrov d the ubiect R7, and PP rvnnPCt
;ts ummarv of itv .oun it Pnhlir NP!1 r1TR•
i!. In favor: orn 1 T,arcn..
1L onnocition• Non
111. Commenting• Non
lY. Written tectimonv• Non
Y. Staff orecen in an_nlication: Anna r'annina
Yi. ther ctaff omm ntin on anoli ation• None
1L ev Issue of Di icsion by o ~nci
~. The new DA nrovicionc nronoced for the Rriduptn.~Pr C'rnecino nff:nP
Develonmen
ii. Council wanted larifi anon r ardin h additional accecc nrnnncPd nn T ~nr1Pr
~ eV COUnril Crl-a sec to C+~ff/!'.,......asion Recommendation
1. Chan~ec to he D_A nrovisinns will hr nndatPrl ;n r1,P ~~~n..:~+oa nR• n
U l~l i~l.CLaI~C ~~~\
taff Reno ffil #'s MI-07-O1 and A'II-07-0141
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers RZ-
07-018 and PP-07-023 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
modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers RZ-07-
018 and PP-07-023 as presented during the hearing on February 26, 2008, for the following
reasons: (State specific reasons for denial of the preliminary plat request.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Number RZ-
07-018 and PP-07-023 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:
Southwest corner of W. McMillan Road and N. Linder Road
Section 35, T.4N., R.1 W.
b. Applicant:
Primeland Development Group, LLC
Bridgetower Crossing Office RZ and PP PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TH£ HEARING DATE OF FEBRUARY 26, 2008
3120 W. Belltower Drive, Suite 100
Meridian, ID 83646
c. Owner:
Same as applicant
d. Representative: Chuck Christensen, Quadrant Consulting, Inc.
e. Present Zoning: R-4 (Medium-low Density Residential)
£ Present Comprehensive Plan Designation: Office
g. Description of Applicant's Request: The applicant has applied for a Rezone (RZ) of 12.64
acres from R-4 (Medium-low Density Residential) to L-O (Limited Office) and preliminary
plat approval for 11 commercial building lots and 1 other lot in a proposed L-O zone.
1. Preliminary Plat, labeled Sheet C-1, prepared by Quadrant Consulting, dated 10/9/07
(attached in Exhibit A)
2. Landscape Plan, labeled Sheet L-1, prepared by Harvest Design, dated 9/18/07
(attached in Exhibit A)
3. Concept Plan (attached in Exhibit A)
h. Applicant's Statement/Justification: The applicant is requesting preliminary plat approval for 11
conunercial building lots and one other lot in a proposed L-O zone. The rezone is being requested
to have the office portion of the development be consistent with the City's Future Land Use Map
for this property. As part of the Bridgetower Crossing Subdivision approval, the office uses were
permitted as use exceptions. Since that time, the Comprehensive Plan was amended by the City to
reflect these approvals. The applicant is not requesting additional office area, but instead proposes
to increase the number of allowed lots. 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. See applicant's narrative submitted with the application for more
information.
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 (Planning and Zoning Commission);
February 16, 2008 (City Council)
6. LAND USE
a. Existing Land Use(s): The site is currently vacant.
b. Description of Character of Surrounding Area: There are existing single-family homes
Bridgetower Crossing Office RZ and PP PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TH'E HEARING DATE OF FEBRUARY 26, 2008
surrounding this proposed development.
c. Adjacent Land Use and Zoning:
1. North: Vacant; zoned C-G
2. East: Single Family Residences (Ada County) and Cobblefield Crossing; zoned RUT
and R-4
3. South: Single Family Residence/Agricultural Land; zoned RUT Ada County
4. West: Bridgetower Crossing No. 11 and 12; zoned R-4
d. History of Previous Actions: In 2001, this portion of the property was annexed and zoned
(AZ-01-003) and preliminarily platted (PP-02-014) with a mix of residential 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 office portion was granted as a use
exception with the Bridegtower Crossing Planned Development (CUP-01-006). The office lots
were final platted with the recordation of Bridgetower Crossing No. 11 and No. 12 (FP-OS-016
and FP-OS-034 respectively).
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: This property is serviced from N Coppercloud Way.
Location of water: Connections from W McMillan Rd, N Linder Rd, N
Coppercloud Way and a stub to the south will be required.
Issues or concerns: None
2. Vegetation: None
3. Floodplain: NA
4. Canals/Ditches/Irrigation: Settler's Canal is located on this site. It was tiled with
earlier phases of the development.
5. Hazards: None known
6. Proposed Zoning: L-O (Limited Office)
7. Size of Property: 12.64 acres
£ Subdivision Plat Information:
1. Residential Lots: 0
2. Non-residential Lots: 11
3. Total Building Lots: 11
4. Common Lots: 0
5. Other Lots: 1
6. Total Lots: 12
7. Open Lots: 0
g. Landscaping:
1. Width of street buffer(s): UDC 11-2B-3 requires a minimum 25-foot wide street
buffer along W. McMillan Road an N. Linder Road. With the exception of
Bridgetower Crossing Office RZ and PP PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 26, 2008
approximately 230 feet of landscaping along McMillan Road, the required landscape
buffer has been installed with the final platting of Bridgetower Crossing No. 11 and
12. An additional 10-foot landscape buffer will need to be constructed along the
eastern side of Villagio Way and the north and south side of Loretta Street.
Landscaping shall be provided in accordance with UDC I1-3B-7, Landscape Buffers
Along Streets.
2. Width of buffer(s) between land uses: A 20-foot wide buffer is required between L-O
zoned property and residential zoned property. The required landscaping has been
installed with the final platting of Bridgetower Crossing No. 11 and 12.
3. Parking lot landscaping: Perimeter and internal parking lot landscaping is required on
all lots that are zoned 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 L-O zone per UDC 11-2B-3:
Minimum Dimensional Standards (in feet unless otherwise noted)
Proposed Required
Front setback* 20 20
Rear setback* 20 20
Interior side setback* 10 10
Maximum building height 35 35
Maximum building size (without design standard approval) 10,000 s.f. 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 from seven full-access driveways, two right-in/right-out
driveways and three public streets; one existing public street (Coppercloud Way), one private
street proposed for ACRD acceptance as a public street (Villagio Way) and one proposed public
street (Loretta Street). The applicant is also proposing Villagio Way provide right-in/right-out
access only to W. McMillan and Loretta Street provide full access to N. Linder Road. All nine of
the proposed driveways will take access internally to/from the project. Five of the driveways will
take access to/from Villagio Way, another two will take access to/from Loretta Street and the two
right-in/right-out driveways will access to /from Coppercloud Way. Across-access agreement
should be recorded for all of the commercial lots within the proposed subdivision to share the
access points and drive aisles to Coppercloud Way, Loretta Street and Villagio Way. Other than
the access points approved with this application, direct lot access to N. Ten Mile Road should be
prohibited. The Planning Department and ACRD are 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
Bridgetower Crossing Office RZ and PP PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 26, 2008
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 "Office" on the Comprehensive Plan Future Land Use Map. In
Chapter VII of the Comprehensive Plan, "Office" areas are anticipated to provide a full range of
commercial and retail to serve area residents and visitors and "Office" 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. Linder Road and W. McMillan Road in accordance with UDC 11-38-7. A 25 foot
wide buffer is required along both roadways.
• "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 parcel.
• "Plan for a variety of commercial and retail opportunities within the Impact Area." (Chapter
VII, Goal 1, Objective B)
Bridgetower Crossing Office RZ and PP PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 26, 2008
Staff believes that the future 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, street buffer landscaping is required with this application. Internal
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
west and south. The required landscape buffers are constructed and run the entire length of
western and southern property boundary. In addition to the existing landscape buffer, the
residential development will be separated by a public street and an additional 10 feet of
landscaping along the eastern 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 ACRD to minimize access
points on arterial...roadways as development applications are reviewed." (Chapter VI, page
72)
The existing public street connection to Linder was approved and constructed with the
Bridgetower Crossing East Subdivision. The applicant is proposing two additional public
street connections to McMillan and Linder. Staff and ACHD are supportive of theses access
points as they align with existing and future public streets 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.
• Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, Goal IV,
Objective D, Action item 2)
Staff is supportive of the applicant's proposed public street connections to Linder and
McMillan Roads. Each of the proposed public streets align with existing commercial and
residential developments to the north and west of the site. Staff believes these alignments
provide excellent connectivity with existing and future developments.
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
Bridgetower Crossing Office RZ and PP PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 26, 2008
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 L-O zoning district.
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 siie 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 AND DEVELOPMENT AGREEMENT MODIFICATION ANALYSIS:
Based on the policies and goals contained in the Comprehensive Plan and the Future Land Use Map
designation of Office, Staff believes that the requested L-O zoning designation is appropriate for the
subject property. The office area was granted as a use exception for the Bridgetower Crossing
Subdivision but is currently zoned R-4 respectively. The applicant is proposing to zone the land to
iriatch the land use and match the existing office portion of the development with the City's
Comprehensive Plan by rezoning 12.64 acres to L-O. Staff is supportive of this request as it brings the
site in conformance with the City's Future Land Use Map. Please see Exhibit D for a detailed analysis
of the required facts and findings for a rezone.
The rezone legal description submitted with the application (stamped on October 15, 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 office portion of the Bridgetower Crossing Development was approved as a use exception in an
R-4 zoning district. The existing DA allowed for the development of 8 office lots. Currently the
Bridgetower Crossing Development has been approved with 18 office lots. With this application, the
applicant has corns forward with a concept plan to develop the office lots and is requesting to increase
the amount of office lots within the Bridgetower Crossing Subdivision. Furthermore, the applicant is
not requesting additional office area, but instead proposes to increase the number of allowed lots. In
order to increase the ainount of office lots, the applicant is required to modify the existing DA.
Provisions of the new DA will be outlined in a separate application for City Council approval. Staff
has attached a copy of the draft 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 a concept plan for this development. The site is expected
to develop with a variety of office uses on the site. Even though there are 11 lots proposed with the
preliminary plat, the submitted concept plan depicts a total of 12 buildings. The uses on the site will
pertain to the L-0 zoning districts schedule of use controls outlined in the UDC.
The submitted concept plan does not indicate the amount of total square footage proposed for this
site. Staff is limiting the development to not exceed 137,650 total square feet of non-residential uses
on the site (this is 25% of the gross area of the land). Further, staff is recommending that the site
develop with a minimum of eight buildings with no one building exceed 15,000 square feet. Staff is
Bridgetower Crossing Office RZ and PP PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 26, 2008
generally supportive of the concept plan and any future development of this site should substantially
comply with the submitted concept plan.
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 several 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.
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 L-O zone per UDC Table 11-2B-3: There is no
minimum lot size or street frontage requirements for lots in the L-O zone; however the
L-O zoning District requires minimum setbacks of 20 feet front and rear and 10-foot side
yard setbacks. The maximum building height allowed the maximum allowed in the L-O
zone is 35 feet. The maximum building size allowed without design standard approval is
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: Except for the 25-foot landscape buffer along W. McMillan Road, the
entire perimeter landscaping along N. Linder Road has been installed with the approval
of Bridgetower Crossing No. 11 and No. 12. The applicant is also proposing to construct
a 5-foot detached sidewalk with additional 5-feet of sod along N Linder Road. Where the
commercial uses adjoin the residential neighborhood to the west and south of the site, the
required landscape buffer has been constructed.
The submitted landscape plan is proposing trees to be planted within the 50-foot Settler's
Canal easement along the north side of the site. In addition to the 50-foot easement, there
is a 60-foot Idaho Power utility easement that runs parallel to the irrigation easement.
City Code (UDC 11-3B-7) requires an additional 5-foot buffer width where the buffer is
encumbered by easements or other restrictions. As part of previous approvals (PP-02-
014), the applicant was responsible for maintaining access for the Irrigation District to
maintain the ditch and the Idaho Power Company allowed a 5-foot detached sidewalk
with sod and Class I trees to be planted within their easement. Therefore, Staff is
recommending the applicant install sod and shrubs within the tiled area of the ditch
with the Irrigation Districts approval and provide an additional 5 feet of
landscaping with Class I trees outside of irrigation easement as with previous
approvals. The applicant should contact the Irrigation District and the Idaho Power
Company to see if the applicability of the previous requirements is still necessary
and permitted with this project. If these changes are made, Staff believes the
landscape plan to be in compliance with City code. Staff recommends that the
Applicant, at the public hearing, testify if the above mentioned agencies still require
the access road and would allow trees and sod within their easements.
Proposed Streets and/or Access: Access to this development will be provided from a
total of seven full-access driveways, two right-in/right-out driveways, two full-access
public streets to N. Linder Road and one right-in/right-out access only backage road to
Bridgetower Crossing Office RZ and PP PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TH.E HEARING DATE OF FEBRllARY 26, 2008
W. McMillan Road which will provide access to/from the two other public streets and
stubs to the south for future connectivity. Five driveways will take access to/from
Villagio Way, two will provide access to/from Loretta Street and the two remaining right-
in/right-out driveways connect to Coppercloud Way. As mentioned earlier, all of these
driveways are expected to align with future public roadways and driveways. Staff and
ACHD are supportive of the proposed driveways and public streets because of the future
connectivity with current and future developments.
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 L-O 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
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 all
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 2, Block 46 and in the
northewest corner of the development. 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-07-018 and PP-
07-023 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 he Meridian itv ounc~l h aryl fhPca itome nn Fnhrna ~ ~ 7nnSt A++h 1.1• 1.
the Council annroved the ~biect ~ and PP reaLect_
11. EXHIBITS
A. Drawings
1. Vicinity Map
2. Preliminary Plat, prepared by Quadrant Consulting, labeled Sheet C-1, dated 10/5/07
3. Landscape Plan, prepared by Harvest Design, labeled Sheet L-1 dated 9/18/07
4. Concept Plan
5. Elevations
Bridgetower Crossing Office RZ and PP PAGE 10
C[TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 26, 2008
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
9. Settler's Irrigation District
C. Legal Description & Exhibit Map
D. Required Findings from Unified Development Code
Bridgetower Crossing Off ce RZ and PP PAGE 11
CITY OF MERIDIAN PLAM~IING DEPARTMENT STAFF REPORT FOR THE 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 THE HEARING DATE OF FEBRUARY 26, 2008
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CITY OF MERIDIAN PLAM~IING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 26, 2008
4. Concept Plan
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 26, 2008
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Exhibit A PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TM£ 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 (prepared on October 15, 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 C-1, prepared by Quadrant Consulting, dated October 9, 2007, is
approved with the conditions listed herein. The Applicant shall comply with all applicable
requirements of this site associated with AZ-01-003, 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. Linder Road and W. McMillan 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 9/18/07 is approved with the following notes:
• Provide a minimum 25-foot wide landscape buffer along W. McMillan Road and 10 foot
landscape buffers adjacent to the east side of Villagio Way and along the north and south
sides of Loretta Street, as proposed. In addition the applicant shall provide a minimum 5-
foot landscape buffer outside of the irrigation easement to allow for the planting of the 11
Class one trees.
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. Linder 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 McMillan
Road, Linder Road, Coppercloud Way, Villagio Way and Loretta Street. This agreement shall 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 final plat granting said cross-access.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TH£ HEARING DATE OF FEBRUARY 26, 2008
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,
pressurized irrigation, landscaping, sanitary sewer, water, etc., prior to signature of the fmai plat.
1.3 GENERAL REQUIlZEMENTS-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 stormwater 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 L-0 district 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 extension of mains in N
Coppercloud Way. The applicant shall install mains to and through this subdivision; applicant
shall coordinate main size and routing with the Public Works Department, and execute standard
forms of easements for any mains that are required to provide service. Minimum cover over
sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than
alternate materials shall be used in conformance of City of Meridian Public Works Departments
Standard Specifications.
2.2 Water service to this site is being proposed via extension of mains in W McMillan Rd, N Linder
Rd, N Coppercloud Way and a stub to the south located at the end of Villagio Way. 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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 26, 2008
2.4 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants). The easements shall not be dedicated via
the plat. The description shall be consistent with the graphically depicted easements on the plat
but be recorded as a separate document using the City of Meridian's standard forms. Submit an
executed easement (on the form available from Public Works), a legal description, which must
include the area of the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and
distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this
document.
2.5 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, asingle-point
connection to the culinary water system shal'1 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 signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building permits.
2.11 A letter of credit or cash surety in the amount of 110% will be required for ali 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.
Exhibit B
CITY OF MERIDIAN PLANNdNG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 26, 2008
2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.17 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.18 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of any building is at least 1-foot above.
2.19 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.
2.20 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.
2.21 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 ''/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 shal'1 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.
Exhibit B
CITY OF MERLDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 26, 2008
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.
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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTM-ENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 26, 2008
7. ADA COUNTY HIGHWAY DISTRICT
7.1 SITE SPECIFIC CONDITIONS OF APPROVAL
7.1.1 Construct a five foot concrete sidewalk at the northeast corner of the site to connect the existing
sidewalk improvements along Linder and McMillan Roads with the intersection therof.
7.1.2 Construct Loretta Street as a 29 foot street section (measured back of curb to back of curb) with
vertical curb, gutter and five foot attached sidewalk inside 42 feet ofright-of--way, to align with
the existing portion of Loretta Street east of McMillan Road. Construct a 5-foot detached
concrete sidewalk at the site abutting McMillan Road to match existing improvements.
7.1.3 Complete Villagio Way 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 attched concrete sidewalk on the
west side. In accordance with ACRD "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.
Villagio Way shall intersect with McMillan Road no closer than 300 feet west of Linder Road
(measured centerline to centerline) and will be restricted to a right-in/right-out with the
Linder/McMillan intersection project in 2008. Terminate Villagio Way at the south property line
and install a sign at the terminus stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE."
7.1.4 Install signs along both Loretta Way and Villagio Way prohibiting on-street parking.
7.1.5 Provide a public turnaround easement in the driveway nearest Villagio Way's south terminus.
7.1.6 Construct 2right-insight-out driveways onto Coppercloud Way as proposed, no wider than 36
feet, with a minimum 15 foot curb return radii.
7.1.7 Construct 2 driveways onto Loretta Street as proposed, aligning with each other, no wider than 36
feet, with a minimum 15 foot curb return radii.
7.1..8 Construct 5 driveways onto Villagio Way as proposed, no wider than 36 feet, with a minimum 15
foot curb return radii.
7.1.9 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 roadway or
right-of-way.
7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.4 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.
7.2.5 Comply with the District's Tree Planter Width Interim Policy.
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 HEARING DATE OF FEBRUARY 26, 2008
applicable 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 design changes.
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--way. The
applicant at no cost to ACRD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right-of--way. The applicant shall contact ACRD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
7.2.12 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.
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 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.
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.
9. SETTLERS IRRIGATION DISTRICT
9.1 All irrigation /drainage facilities along with their easements must be protected and continue to
function. The facility involved is the Settlers Canal (50' easement).
9.2 A Land Use Change Application must be on file prior to any approvals.
9.3 A license agreement MUST be signed and recorded prior to construction of any SID facilities, or
within its easements.
9.4 Any changes to the existing irrigation system such as relocation, tiling, and landscaping must be
approved by Settlers Irrigation District's Board of Directors.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 26, 2008
9.5 All storm drainage must be retained on-site.
9.6 A pressure irrigation system must be provided to service all lots within the above-mentioned
subdivision from the current delivery point.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 26, 2008
Exhibit C -Legal Descriptions & Exhibit Maps
~,. -^~
Legal Qescription
For
Brldgetower Crossing Subdlyision No. 15
(Rezone)
Rezoning from R-4'to L-O
~~ 6~uctdrant
Consult:ing, Inc.
Lot 15,16 and17, Block 36 and'Lot 1, Block 39 of Brdgetower Crossing Subdivision No.
11, Book 95 of -Plats at Pages 11804-11805; Ada County Records, Lot 43,44 and 45,
Block 32 of Bridgetower Crossing Subdivision No. 12, Book 96 of Plats at Pages 11834-
11.836; Ada County. Records and a portion of the Right-0f-Way of North Linder Road,
West McMillan Road, and North Coppercloud Way located in the Northeast quarter of
Section 35, Township 4 North, Range 1 West, Boise Meridian, Ada County, Idaho
described as follows:
Commencing at the Northeast corner of-said Section 35, being the'Point of Beginning;
Thence South 00°15'17° West,. 1317.40 feet along the East line of said Section;
Thence.North 89'1'-9'30° West, 418.01 feet to the Southwest corner of said Lot 17;
Thence North'00°15'17" East, 1316.35. feet to the North line of said Section;
Thence South 89°28'07" East, 418.00 feet along the North line of said Section; ~
Said parcel contains 12.637 acres more or less.
R~~ OYA1.
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MWD KS~ ?tG
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
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. The City Council 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'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 L-O. The City Council fmds 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 office uses are permitted within the requested zoning district of 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 L-O zoning district.
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