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Home My WebLink AboutEducation Campus Commercial Unsigned FindingsRECEIV APR 0 7 200E pity (Jf Nleridia ~'itY Clerk ~f~c CITY OF MERIDIAN E IDIAN~--- FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER In the matter of Rezone of 27.89 acres from the R-4 (Medium Low Density Residential) zoning district to the C-N (Neighborhood Commercial) (2.75 acres) and L-O (Limited Office) (25.14 acres) zoning districts; Preliminary Plat approval of 7 commercial building lots on 25.87 acres; and Modification of the existing Development Agreement to remove the restriction for education type only uses on the site, for Education Campus Commercial, by Joint School District No. 2. Case No(s). RZ-07-021, PP-07-025, MI-08-002 For the City Council Hearing Dates of: March 4, 2008 and April 1, 2008 (Findings on the April 15, 2008 City Council agenda) A. Findings of Fact Hearing Facts (see attached Staff Report for the hearing date of March 4, 2008, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of March 4, 2008, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of March 4, 2008, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of March 4, 2008, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (LC. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002, Resolution No. 02-382 and Maps. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). RZ-07-021, PP-07-025, MI-08-002 -I- 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, Conditions of Approval, and the Development Agreement provisions, all in the attached Staff Report for the hearing date of March 4, 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: The Applicant's Rezone request from R-4 to L-O and C-N as evidenced by having submitted the legal descriptions and exhibit map (attached in the Staff Report for the hearing date of March 4, 2008, incorporated by reference) stamped by Steven T. Haug, PLS, dated November 9, 2007, is hereby approved; 2. The applicant's Preliminary Plat as evidenced by having submitted the Preliminary Plat dated 11 /8/07, prepared by Engineering Solutions, is hereby conditionally approved; 3. A modification to the existing Development Agreement is approved and shall include the provisions noted in Exhibit A.4 of the attached Staff Report for the hearing date of March 4, 2008, incorporated by reference; and, 4. The site specific and standard conditions of approval are as shown in the attached Staff Report for the hearing date of March 4, 2008, incorporated by reference. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). RZ-07-021, PP-07-025, MI-08-002 -2- 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, may be 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 1 1-6B-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 may be 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 net and the applicant does not receive a time extension, the property shall be required to go through the platting procedure again. E. Notice of Final Action and Right to Regulatory Takings Analysis The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat or conditional use permit entitles the Owner to request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review maybe filed. 2. Please take notice that this is a final action of the governing body of the City of Meridian, pursuant to Idaho Code § 67-6521 an affected person being a person who has an interest in real property which may be adversely affected by the issuance or denial of the conditional use permit approval may within twenty-eight (28) days after the date of this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. F. Attached: Staff Report for the hearing date of March 4, 2008. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). RZ-07-021, I'P-07-025, MI-08-002 -3- By action of the City Council at its regular meeting held on the day of , 2008. COUNCIL MEMBER DAVID ZAREMBA VOTED COUNCIL MEMBER JOE BORTON VOTED COUNCIL MEMBER CHARLIE ROUNTREE VOTED COUNCIL MEMBER KEITH BIRD VOTED MAYOR TAMMY de WEERD VOTED (TIE BREAKER) Mayor Tammy de Weerd Attest: Jaycee Holman, City Clerk Copy served upon Applicant, The Planning Department, Public Works Department and City Attorney. By: City Clerk's Office Dated: CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). RZ-07-021, PP-07-025, MI-08-002 -4- CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4. 2O(I~ S'hAFF REPOR'h HEARING DATE: March 4, 2008 (Continued to April 1, 2008) TO: Mayor & City Council E IDIAN ~ '' FROM: Sonya Watters, Associate City Planner (208) 884-5533 SUBJECT: Education Campus Commercial • RZ-07-021 Request for Rezone of 27.89 acres from the R-4 (Medium Low Density Residential) zoning district to the C-N (Neighborhood Commercial) (2.75 acres) and L-O (Limited Office) (25.14 acres) zoning districts • PP-07-025 Request for Preliminary Plat approval of 7 commercial building lots on 25.87 acres in proposed C-N and L-O zoning districts • MI-08-002 Modit7cation of the existing Development Agreement to remove the restriction for education type only uses on the site Note: Sif~ce the time the RZ 8z PP application was submitted and Izeard by the PlanrriiTg c~ Zoning Commission, the applica~it submitted a request_for a Developme~rt Agi~ee~nent modifreatin~z (MI). Staff has provided additional aizal}sis and revised the report to reflect tJie MI application. 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Joint School District No. 2, has applied for a Rezone (RZ) of 27.89 acres from the R-4 (Medium Low Density Residential) zoning district to the C-N (Neighborhood Commercial) (2.75 acres) and the L-O (Limited Office) (25.14 acres) zoning districts. A Preliminary Plat (PP) is also proposed for 1 neighborhood conunercial-zoned building lot and 6 office-zoned building lots. The proposed plat is a re-subdivision of Lots 1 and 2, Block 1, of Education Campus Subdivision. A Development Agreement modification (MI) is also requested to remove the restriction for education type uses only on the site to allow for office and retail uses, along with education uses, as permitted in the UDC per the approved zoning district. The site is located on the southeast corner of N. Locust Grove Road and E Leigh Field Drive, approximately t/z mile north of E. Ustick Road. There are currently two charter high schools on the site, an alternative school, and an area leased by the Meridian Fire Department and the Meridian Rural Fire Protection District for use as a fire safety teaching facility. A portion of the remaining vacant area was planned for much-needed new administration offices for the District. When the former Jabil facility (on Central Drive, north of the freeway and west of Locust Grove) became available, the District was able to buy the facility at a favorable price, rendering the subject land of this proposal surplus for the District. For this reason, the applicant is proposing to rezone and plat the property to make the lots more marketable for sale. Approval of a Development Agreement modification would allow the surplus property to be developed with uses other than education type uses, as allowed by the zoning district in the UDC. The subject property is currently located within the Urban Service Planning Area and the corporate boundaries of the City. Education Campus Commercial RZ-07-021 PP-07-025 MI-08-002 PAGE 1 CITI' OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH -~. ?110 2. SUMMARY RECOMMENDATION The subject applications (RZ, PP, & MI) were submitted to the Planning Department for concurrent review. Below, staff has provided a detailed analysis and recommended conditions of approval for the requested Rezone, Preliminary Plat, and Development Agreement modification applications. Staff is recommending approval of the proposed Education Campus Commercial application (RZ-07-021, PP-07-025, & MI-08-002) with the conditions listed in Exhibit B of the Staff Report. The Meridian Planning & Zoning Commission heard the R1. and PP items on January l7, 2008. At the public hearing they moved to recommend approval of the subject RZ and PP request. a. Summary of Commission Public Hearing: i. In favor: Shari Stiles, Engineering Solutions (Applicant's Representative); Wendell Bigham (Applicant) ii. In opposition: None iii. Commenting: John Courtwright iv. Written testimony: None v. Staff presenting application: Sonya Watters vi. Other staff commenting on application: None I~ Key Issue(s) of Discussion by Commission: i. None ~, Key Commission Change(s) to Staff Recommendation: i. Strike Public Works comment #2.3 pertaining to the provision of a 20-foot wide common lot for water/sewer mains outside of the public right-of--way. ii. Strike Public Works comment #2.6 in Exhibit B pertaining to existing structures being removed prior to signature on the final plat. ~_ Outstanding Issue(s) for City Council: i. "hhe applicant is requesting a Development Agreement modification to remove the restriction for education h~pe uses only on the site (see Exhibit A.4). he Meridian City Council heard the ~e items on March 4. 2008 and April 1.2008. At the public Baring on April 1~'. the Council approved the subject RZ. PP. and MI reauest ~, ummarv of City Council Public Hearin: i= n favor: Shari Stiles and Becky McKay. Engineering Solutions: Wendell Bigha and Eric Exline~Joint School District No 2 ii: In Q~HOSition: None Iii. Commenting: None i~ Written testimony: John & Rachel Courtright y, taff Hresenting application: Anna Canning Yl. Other staff commenting on ap_nlication: Bill Johnson li, ev Issues of Discussion by Council: is pedestrian walkways that cross vehicular driving surfaces to be stripe constructed of Havers. colored or scored concrete or bricks. as reauected by the applicant: iia Concern that adequate Harking on the site remain available for Charter School ents and not be compromi ed by future commercial use of the ite: Iii= Concern for the safety of kids walking to school with the traffic generated by future commercial uses on the site: lY. he location of existing and Hropo ed pede trian walkway / idewalk Education Campus Commercial RZ-07-021 PP-07-025 M[-08-002 PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH -t. 2(111` ys he appropriateness of additional office uses in this area (designated for Center uses) in addition to the existing offices on the west side Locust Grove• Yi: he requirement of a CUP for future drive-thru uses and the prohibition o ~, drinking„ establishment uses in the C-N district Ke}~ Council Changes to Staff/Commission Recommendation i. odifv Development Agreement provision #4.1.10 as requested by the applicant (see xhibit A.4. provision #4.1.101: ii. Add Development Agreement provision (see Exhibit A.4, provision #4.1.111 for all future drive-thru establishments in the C-N zoning district to obtain CUP approval: iii. dd Development Agreement nrovision (see Exhibit A.4. nrovision #4.1.121 for rinking establishments to be a prohibited use in the C-N zoning district 3. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Numbers RZ-07- 021, PP-07- 025, and MI-08-002, as presented in staff report for the hearing date of March 4, 2008 with the following modifications: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to deny File Numbers RZ-07- 021, PP-07- 025, and MI-08-002, as presented during the hearing on March 4, 2008 for the following reasons: (You should state specific reasons for denial. You should state what the applicant could do to gain your approval of the RZ & PP in the future.) Continuance I move to continue File Numbers RZ-07-021, PP-07-025, and MI-08-002 to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: This site is located on the southeast corner of N. Locust Grove Road and E. Leigh Field Drive, approximately'/z mile north of E. Ustick Road. Parcel No.'s: 82122110100 and 82 1 22 1 1 0200 SW '/ of Section 32, Township 4 North, Range 1 East b. Owner: Joint School District No. 2 1303 E. Central Drive Meridian, ID 83642 c. Applicant: Same as Owner d. Representative: Becky McKay, Engineering Solutions, LLP 1029 N. Rosario Street, Suite 100 Meridian, ID 83642 Education Campus Commercial RZ-07-021 PP-07-025 MI-08-002 PAGE 3 CITY OF MERIDIAti' PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH ~. 2Uli~ e. Present Zoning: R-4 (Medium Low Density Residential) £ Present Comprehensive Plan Designation: Public/Quasi-Public g. Description of Applicant's Request: "Joint School District No. 2 (District) hereby applies for the rezoning of 2.75 acres from R-4 to C-N and 25.14 acres from R-4 to L-O with a preliminary plat for 7 lots ...Required sidewalks and landscaping are already in place. The preliminary plat provides for one neighborhood commercial lot and six limited office lots. No variances are being requested as part of this application. The land currently has two charter high schools on the site, an alternative school, and an area leased by the Meridian Fire Department and the Meridian Rural Fire Protection District for use as afire safety teaching facility. A portion of the remaining vacant area was plamled for much- needed new administration offices for the District. When the former Jabil facility (on Central Drive, north of the freeway and west of Locust Grove) became available, the District was able to buy the facility at a favorable price, rendering the subject land of this proposal surplus for the District. Rezoning of the property is necessary to secure entitlements, making the lots more marketable." The applicant is also requesting a Development Agreement modification to remove the restriction for education type uses only on the site to allow for office and retail uses, along with education uses, as pern~itted in the UDC per the approved zoning district. (See Applicant's letter for more detail.) 1. Date of Preliminary Plat (attached in Exhibit A): 11 /8/07 2. Date of Landscape Plan (attached in Exhibit A): 1 /21 /03 5. PROCESS FACTS a. The subject application will in fact constitute a Rezone as deternined by City Ordinance. By reason of the provisions of UDC 1 1-SA-2, a public hearing is required before the Commission and City Council on this matter. b. The subject application will in fact constitute a Preliminary Plat as determined by City Ordinance. By reason of the provisions of UDC 11-SA-2, a public hearing is required before the Conunission and City Council on this matter. c. The subject application will in fact constitute a Development Agreement modification as determined by City Ordinance. By reason of the provisions of UDC 11-SA-2, a public hearing is required before the City Council on this matter. d. Newspaper notifications published on: December 31, 2007 and January 14, 2008 (Commission); February 11, and 25, 2008 (City Council) e. Radius notices mailed to properties within 300 feet on: December 21, 2007 (Commission); February 8, 2008 (City Council) f. Applicant posted notice on site by: January 5, 2008 (Commission); February 23, 2008 (City Council) 6. LAND USE a. Existing Land Use(s): There are currently two charter high schools on the site, an alternative school, and an area leased by the Meridian Fire Department and the Meridian Rural Fire Protection District for use as a fire safety teaching facility. Education Campus Commercial RZ-07-021 PP-07-025 MI-08-002 PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE' HEARING DATE OF MARCH 4. 2008 b. Description of Character of Surrounding Area: The general area surrounding this site consists primarily of residential uses, with a few commercial uses (zoned C-N and L-O) to the west across Locust Grove Road. c. Adjacent Land Use and Zoning: 1. North: Single-family residential properties, zoned R1 in Ada County 2. East: Single-family residential properties in Setter Cove Subdivision, zoned R-4 and Joint School District property, zoned R-4 3. South: Single-family residential properties, zoned R-4 4. West: conunercial properties (offices), zoned C-N and L-O, and a rural residential property, zoned RUT in Ada County d. History of Previous Actions: This property (40.55 acres) was annexed by the Joint School District No. 2 in 1999 with an R-4 zoning district designation. A Development Agreement was required and recorded as part of the annexation (Instrument No. 99050961). A provision of the Development Agreement states, "That the subject annexation and zoning be limited to school education use and specifically exclude residential subdivisions." The upplican~ is rc~yr~esting u DA n~odificution as part o/this application to rer~~oi~e the aforenientionect'restriction. • A preliminary plat (PP-02-023) was approved in 2002 that included 2 building lots, one other lot, and a new public road on 39.23 acres of land in an R-4 zoning district. • A conditional use permit (CUP-02-035) was also approved in 2002, with the plat, for the development of a new elementary school, 2-3 new charter/professional high schools, and a school district administration building, in an R-4 zoning district. • A f1na1 plat (FP-02-026) was approved in 2002 for 2 building lots and 1 other lot on 39.23 acres in an R-4 zoning district. e. Existing Constraints and Opportunities: 1. Public Works: Location of sewer: E. Leigh Field Drive Location of water: Three existing 8 inch stubs from a 12 inch line located in E. Leigh Field Drive Issues or concerns: None 2. Canals/Ditches Irrigation: NA 3. Hazards: None known 4. Proposed Zoning: NA 5. Size of Property: 27.89 acres £ Landscaping Width of street buffer(s): A 25-foot wide street buffer is required along N. Locust Grove Road; a 10-foot wide street buffer is required along E. Leigh Field Drive. All street buffers shall be constructed per the standards listed in UDC 11-3B-7C. 2. Width of buffer(s) between land uses: A 20-foot wide buffer to adjoining uses is required along the south and east property boundaries adjacent to existing residences, in accordance Education Campus Commercial RZ-07-021 PP-07-025 M 1-08-002 PACE 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARWG DATE OF MARCH ~. 2(10 with the standards listed in UDC 1 I -3B-9C. 3. Parking Lot Landscaping: Internal parking lot landscaping is required with future development of the commercial lots. Landscaping will be reviewed for compliance with the standards listed in UDC 1 I-3B-8C with each individual Certificate of Zoning Compliance application for future buildings on the site. g. Off-Street Parking: NA (Off=street parking n~i11 he reviewed at the time of Certificate of Zoning Compliance application, for each future huilding on the site.) h. Summary of Proposed Streets and/or Access: Access to the site will be provided frotn E. Leigh Field Drive, an existing public street. Direct access to N. Locust Grove Road is prohibited except for the existing driveway to the school that aligns with E. Heritage Park Street on the west side of Locust Grove Road. There is one existing nortl>/south internal driveway to/from E. Leigh Field Drive and one existing east/west internal driveway to/from N. Locust Grove Road that provides access to the charter high schools and the alternative school. For addressing purposes, Staff is requesting that the existing driveways be converted to private streets (see continents and conditions stated in Section 10, Analysis, and Exhibit B of this report.) 7. COMMENTS MEETING On December 28, 2007, a joint agency and department meeting was held with service providers in this area. The agencies and departments present include: Meridian Fire Department, Meridian Parks Department, Meridian Public Works Department, Meridian Police Department, and the Sanitary Services Company. Staff has included comments, conditions and recommended actions in Exhibit B below. 8. COMPREHENSIVE PLAN POLICIES ANU GOALS This property is designated "Public/Quasi-Public" on the Comprehensive Plan Future Land Use Map. The Applicant is proposing to rezone the property to L-O (25.14 acres) and C-N (2.75 acres). Public/Quasi-Public areas are defined in the Comprehensive Plan as follows, "Areas are designated to preserve and protect existing private, municipal, state, and federal lands for area residents and visitors. This category includes churches and public lands (excluding parks and schools) within the Area of Impact. Upon redevelopment of such properties, a change in designation and use may be appropriate. The redevelopment of these areas should be guided by the intensity of the existing use, the underlying zoning of the property, the surrounding land uses, the location of the property, and transportation issues associated with the proposed development of the property. The appropriate land use designation and accompanying zoning for these areas will be determined by City Council on a case by case basis." Staff believes that the proposed L-O and C-N zoning is appropriate for this property and complies with the Public/Quasi-Public land use designation for the following reasons: 1) a large portion of the site is utilized by the school district (20+/- acres) and only a small portion may be sold off and redeveloped (6+/- acres). The primary use of the property as an education campus complies with the public/quasi-public land use designation; 2) education institutions are a principal permitted use in the proposed L-O and C-N zoning districts; 3) the property is located on Locust Grove Road, an arterial street, at the half mile, which generally is a good location for commercial businesses; and 4) light office/commercial uses would be compatible with the existing education campus and commercial (office) uses across the street on the west side of Locust Grove. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed development (staff analysis in italics below policy): Education Campus Commercial RZ-07-021 PP-07-025 MI-08-002 PAGE 6 CITI' OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4. ?008 Require that development projects have planned for the provision of all public services (Chapter VII, Goal III, Objective A, Action 1, page 111). When the City established its Area of City Impact, it planned to provide City services to the subject property. The subject property is ulreadv within the corporate boundaries of the City and the existing buildings are already serviced. The City of Meridian plans to provide municipal services to the lands proposed to he developed in the following manne~:~ Sanitary sewer and water service tivill be extended to the project at the developer's expense. Y The subject lands currently lie within the jurisdiction of the Meridian City Fire Department, who currently shares resource and personnel with the Meridian Rural Fire Department. - The subject lands currently lie within the' jurisdiction of the Meridian Police Department (MPD). i' The roadways adjuccnt to the .ti•t~hjcct funds are currently owned and maintained b_v the Ada County Higlrn~cry District (ACHD). This scf-~~icc will not change. - The subject lands are currently serviced h_v the Meridian School District No. Z. This ser-~~ice ~~ill not change. The subject lands are currently se~~~iced by the Meridian Library District This service will not change. • Require all conunercial and industrial businesses to install and maintain landscaping (Chapter V, Goal III, Objective D, Action 3, page 43). Internal parking lot landscaping will be reviei~~ed with each individual Certificate of Zoning Compliance for future buildings on the site. All internal parking lot landscaping must comply with the standards listed iii UDC 11-3B-8C. Require appropriate landscaping and buffers along transportation corridors (setback, vegetation, low walls, berms, etc.) (Chapter VII, Goal IV, Objective D, Action 5, Page 1 14) The required street buffer landscaping along Locust Grove Road and E. Leigh Field Drive was installed with the previous plat. Stciff {tas reviewed the landscaping depicted in these buffers on the landscape plan and found it in compliance with the standards listed in UDC 11-3B-7C. However, there is a small section ulong Leigh Field, south of the Fire Department teaching facility where there is no street buffer. Staff is recommending that the applicant install a street buffer in this location (sec Section 10 Analysis below for more information). • Plan for a variety of commercial and retail opportunities within the Impact Area (Chapter VII, Goal I, Objective B, Page 109) Staff believes that the proposed office and commercial lots will complement the existing education campus and existing commercial uses across Locust Grove Road. The proposed commercial use of a portion of the property will also provide a variety of commercial opportunities in this area of the City. • Encourage compatible uses to minimize conflicts and maximize use of land (Chapter VII, Goal IV, Page 112) Staff believes that the fixture office and commercial uses will be compatible with the existing education campus to the south and east and the C-N zoned properties to the west across Locust Grove. The residential properties to the north of the property proposed to be zoned L- Oand C-N will be buffered by E. Leigh Field Drive and a IS foot wide landscape strip. The proposed L-O and C-N zones are the least intense of the_four commercial designations, which Education Campus Commercial RZ-07-021 PP-07-025 MI-08-002 PAGE 7 CITY' OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4, 2(lUti ti1~i11 limit or regtrirc conditional use ahpro~~ul c~~~ccrtain more intense uses adjacent to the neighhoring residential ~ropertics. The Commission and City Council should determine if the proposed L-O and GN zoning districts and existing and proposed use of the property comply with the Public/Quasi-Public land use designation for this property. 9. UNIFIED DEVELOPMENT CODE a. Schedule of Uses: UDC Table 11-2B-2 lists the principal permitted, accessory, and conditional or prohibited uses in the L-O and C-N zoning districts. The current use of the property as an education campus is a principal permitted use in the proposed L-O and C-N zoning districts. Please see UDC Table 11-2B-2 for a complete listing of allowed uses in the proposed L-O and C- Nzoning districts. b. Purpose Statement of the Conmlercial Districts: Per UDC 11-2B-1, the purpose of the commercial districts is to provide for the retail and service needs of the community in accord with the Meridian Comprehensive Plan. Four districts are designated which differ in the size and scale of commercial structures accormnodated in the district, the scale and mix of allowed conmiercial uses, and the location of the district in proximity to streets and highways. 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation: 1. REZONE (RZ): The applicant is requesting to rezone the subject property from R-4 to L-O (25.14 acres) and C-N (2.75 acres). There are currently two charter high schools, an alternative school, and an area leased by the Fire Department as a fire safety teaching facility. When this site was originally annexed, the school district planned to build administration offices for the Joint School District on the property. Since that time the District obtained the old Jabil site where the administration offices are now housed. Because the District now has surplus property that will not be used as planned, the District wishes to eventually sell-off that portion of the property. The District believes that rezoning the property is necessary to secure entitlements, making the lots more marketable. UDC 11-SB-3D2 provides the Plamiing & Zoning Commission and City Council the authority to require a property owner to enter into a Development Agreement (DA) with the City of Meridian that may require some written commitment for all future uses. Staff does not believe that a new DA is necessary in this instance as there is a concurrent plat application on which conditions of approval may be placed pertaining to future development of the property. However, the applicant is requesting approval of a modification to the existing DA to remove the restriction for education type uses only on the site to allow uses allowed by the UDC in the proposed L-O and C-N zoning districts (see below for more information). If the Commission or Council feels additional development agreement requirements are necessary, staff recommends a clear outline of the commitments of the developer being required. Based on the policies and goals contained in the Comprehensive Plan and the Future Land Use Map designation of Public/Quasi-Public and the primary and current use of the property as an education campus, Staff believes that the requested L-O and C-N zoning districts are appropriate for this property. Please see Exhibit D for a detailed analysis of the required facts and findings for a rezone and Section 8 above for more information pertaining to compliance with the Comprehensive Plan. The rezone legal descriptions submitted with the application (stamped on November 9, 2007 Education Campus Commercial RZ-07-021 PP-07-025 MI-08-002 PAGE 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4. 2011K by Steven T. Haug, PLS) are accurate and meet the requirements of the City of Meridian and Idaho State Tax Commission. The applicant did not submit a conceptual development plan or building elevations depicting how the northern portion of the property may develop in the future with the rezone application. The applicant states that they do not know how the property may develop if it is sold but envisions one structure on each of the lots depicted on the plat as Lots 3, 4, and 9; Lot 5 may possibly redevelop in the future after the lease is up with the Fire Department for the fire safety teaching facility. Stafris not requiring the applicant to submit a concept plan becuusc of tlu~ sire of the proposed lots [L 5-2.2 ucres or 64, 641-95, 692 s. f. (the lot the _f re department is leasing is 4.3 acres or 186, 754 s.J~J and the building si_e limitations in the L-O and C-N~oning districts. The maxinnmt building.ci~e K~ithout design stundurd uppro~~al in t{re L-0 district is 10, 000 square fee! and 7,500 square feet in the C-N district. If a str-trcture over the aforementioned square.footages is proposed, design revieH~ in accordance N•ith the standards listed in UDC 11-3A-19C i~~ill he required. 2. PRELIMINARY PLAT (PP): The Applicant is requesting preliminary plat approval of 6 commercial office building lots and 1 neighborhood cotntnercial lot on 27.89 acres of land in proposed L-O and C-N zoning districts. The preliminary plat was prepared by Engineering Solutions, dated 11/8/07, labeled as Sheet 1 of 1 PRE. Dimensional Standards: This site is required to comply with the dimensional standards of the L-O and C-N zoning districts listed in UDC Table 11-2B-3 as follows: DIMENSIONAL STANDARDSt C-N L-0 Front setback (in feet) 20 20 Rear setback (in feet) 25 20 Interior side setback (in feet) 0 10/52 Street landscape buffer in feet Local 10 Collector 20 Arterial 25 Entr wa corridor 35 Interstate 50 Landscape buffer to residential uses in feet)3 20 20 Maximum building height (in feet) 35 35 Maximum building size without design standard approval as set forth in 11-3A-19 of this title in square feet 7,500 10,000 Parking requirements See Chapter 3 Article C. off-street parking and loadin requirements Landscapin requirements See Chapter 3 Article B. landscaping requirements tAll setbacks shall be measured from the ultimate right-of-way for the street classification as shown on the adopted Transportation Plan. 2Minimum setback only allowed with reuse of existing residential structure. 3Where the adjacent property is vacant, the Director shall determine the adjacent property desi nation based on the Comprehensive Plan desi nation. Existing Structures: The site currently contains two charter high schools, an alternative school (in portables), and an area leased by the Meridian Fire Department and the Meridian Rural Fire Protection District for use as a fire safety teaching facility. All existing structures are contained within lots and comply with dimensional requirements of the L-O zone. Education Campus Commercial RZ-07-021 PP-07-025 MI-08-002 PAGE 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4, 2011~ Sidewalk: A 5-foot wide detached sidewalk currently exists on the subject property along N. Locust Grove Road and E. Leigh Field Drive. The sidewalk along Locust Grove shall be placed within a public pedestrian easement depicted on the final plat. The sidewalk along Leigh Field is currently depicted within a 40-foot wide sidewalk easement on the plat. Landscaping: The applicant has submitted a landscape plan, dated 1/21/03, prepared by Leatham-Krohn-VanOcker Architects that depicts the existing landscaping on the site that was installed with the previous plat. The Staff has reviewed the following items for compliance with current UDC standards: ~ Per UDC Table 11-2B-3, a 25-foot wide street buffer is required along N. Locust Grove Road, an arterial street, and a ] 0-foot wide street buffer is required along E. Leigh Field Drive, a local street; these buffers were installed with approval of the previous plat application. Staff has reviewed the landscaping within these buffers and found it in general compliance with the standards listed in UDC 11-3B7C. However, there is a small section of street buffer along Leigh Field, south of the Fire Department teaching facility that is missing. Staff is including as a condition of approval that this buffer shall be installed per the standards listed in UDC 11- 3B-7C. Said buffers shall be on a conunon lot or on a pernlanent easement maintained by the property owner or business owners' association. The street buffer along Locust Grove is depicted within a 35-foot wide landscape easement; however, the street buffer along Leigh Field is not depicted within a landscape easement. Staff is including a condition of approval that the street buffer along Leigh Field be placed within a minimum 10-foot wide landscape easement depicted on the final plat. Note: The landscaping ti1•illrrn the Loctrsl Gr~ore street buffer south o~~t{rc dri~~eti1'av to/~i-om Locust Gro>>e Roacl is not included on the landscape pion; {~owenc r, staff has >>issted tlae site acrd the lundscaping has been ins~ulled per the sta»dm-ds listed in UDC 11-3B-7C. Y Per UDC Table 11-2B-3, a 20-foot wide buffer to adjoining uses is required in the proposed L-O and C-N zoning district adjacent to residential uses. The south and east property boundaries abut existing residential uses; the buffer along the south boundary was installed with the previous plat and complies with current UDC standards. The required buffer along the east boundary is not depicted on the landscape plan. Staff is including a condition of approval that a 20-foot wide buffer be installed along the east property boundary in compliance with the standards listed in UDC 11-3B-9C. Include landscaping for the street buffer adjacent to Locust Grove Road, south of the driveway to the Charter High Schools that aligns with E. Heritage Park Street. Parking lot landscaping in compliance with the standards listed in UDC 11-3B-8C will be required and reviewed with each Certificate of Zoning Compliance for future building on this site. A written certificate of completion should be prepared by the landscape architect, designer, or qualified nurseryman responsible for the landscape plan and submitted to the Planning Department prior to issuance of any Certificate of Occupancies for this site. All standards of installation should apply as listed in UDC 11-3B-14. Education Campus Commercial RZ-07-021 PP-07-025 MI-08-002 PAGE 10 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4, 2008 Other than the aforementioned items, landscaping on this site complies with current UDC standards. Fencing: There is existing fencing along the south and east property boundaries adjacent to existing residences. No new fencing is proposed or required with this application. However, tetnporary fencing to contain debris during construction shall be installed around the lots being developed prior to release of building permits. Cross Access: Across-access easement for lots within the proposed subdivision is not depicted on the preliminary plat. Staff is including a condition of approval that cross- access be provided to all lots within the subdivision. A note depicting cross-access for all lots should be added to the face of the final plat. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, asingle-point connection to the culinary water system shall be required. If a single- point cotmection is used, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in accordance with UDC 11-3A-15 and MCC 9-1-28. Building Elevations: The applicant has not submitted conceptual building elevations of what future conunercial structures on the site may look like because it is unknown who the future tenants/owners will be. Nor have design guidelines been submitted for future structures on the site. To ensure a minimum design standard, staff is recommending as a provision of the Development Agreement that all future commercial buildings on the site comply with current design standards pertaining to architecture (i.e. facades, primary entrances, rooflines, pattern variations, and mechanical equipment), color and materials, and parking lots. Further, staff is recommending that a minimum 5-foot wide sidewalk be provided from the sidewalk along Locust Grove to the main building entrance of structures on lots that abut Locust Grove. If the sidewalk crosses a vehicular driving surface, said pathway shall be distinguished form the vehicular driving surfaces through the use of pavers, colored or scored concrete, or bricks. Private Streets: The applicant is not proposing private streets within this development. To enhance the safety of the development, for addressing purposes, the Fire Marshall, along with Planning staff, is requesting that a private street to/from N. Locust Grove Road to Leigh Field Drive be provided. The current driveway to/from Locust Grove should be converted to a private street and should connect to Leigh Field Drive in either it's current or future location. The Applicant should submit a Private Street application to the Planning Department for staff level approval prior to or concurrent with the final plat application (see condition of approval in Exhibit B). Per UDC 11-3F-4, all private streets shall be designed and constructed to the following standards: A. Design standards: Easement: The private street shall be constructed on a perpetual ingress/egress easement or a single platted lot that provides access to all applicable properties. 2. Connection point: Where the point of connection of the private street is to a public street, the private street shall be approved by the Transportation Authority. Education Campus Commercial RZ-07-021 PP-07-025 MI-08-002 PAGE I 1 CITY OF MERIDIA'N' PLANNIIyG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH ~. 20111 3. Emergency vehicle: The private street shall provide sufficient maneuvering area for emergency vehicles as determined and approved by the Meridian Fire Department. 4. Gates: Gates or other obstacles shall not be allowed. B. Construction standards: 1. For conversion of an existing facility to a private street at the direction of the Fire Marshal: a. All drive aisles shall be posted as fire lanes with no parking allowed. b. If a curb exists next to the drive aisle, it shall be painted red. 2. For all other private streets: a. Roadway and storm drainage: The private street shall be constnacted in accord with the roadway and storm drainage standards of the Transportation Authority or as approved by the City of Meridian based on plans submitted by a certified engineer. b. Street width: The private street shall be constructed within the easement and shall have a travel lane width of twenty-four (24) feet or twenty-six (26) feet as determined by the Fire Marshal relative to the height and size of the proposed structures that adjoin the private street. c. Sidewalks: Afive-foot (5') attached sidewalk or four-foot (4') detached sidewalk shall be provided on one side of the street in commercial districts. This requirement may be waived if the applicant can demonstrate that an alternative pedestrian path exists. d. Fire lanes: all drive aisles shall be posted as fire lanes with no parking allowed. In addition, if a curb exists next to the drive aisle, it shall be painted red. Certificate of Zoning Compliance (CZC): A CZC application is required to be submitted to the Planning Department for approval prior to issuance of building permits for future building on this site. The applicant should submit revised plans that comply with the conditions of approval listed in Exhibit B of this staff report, with the CZC application. All improvements must be installed prior to occupancy. 3. DEVELOPMENT AGREEMENT MODIFICATION (MI): When this property was amiexed in 1999, a Development Agreement (Instrument No. 99050961) was entered into between the City of Meridian and the Joint School District No. 2. A provision (see existing provision #4.1.10 in Exhibit A.4) of the DA states, "That the subject annexation and zoning be limited to school educational use and specifically exclude residential subdivisions." The applicant is proposing to rezone the subject property to L-O and C-N for future sale and possible redevelopment of the lots on the northern portion of the site for light office and commercial uses. In order to develop these lots for any use other than a "school educational" use, a DA modification is required. For this reason, the applicant is requesting approval of a DA modification to remove the restriction for education type uses only on the site. Because conceptual building elevations were not submitted with this application for the future commercial structures on this site, staff is recommending a provision (see #4.1.10 in Exhibit A.4) be added to the existing DA on this site as follows: "All future buildings on the site shall comply with the design standards pertaining to architecture (i.e. facades, primary entrances, rooflines, pattern variations, and mechanical equipment), Education Campus Commercial RZ-07-021 PP-07-025 MI-08-002 PAGE 12 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4. 2005 color and materials, and parking lots. Additionally, a minimum 5-foot wide sidewalk shall be provided from the sidewalk along Locust Grove to the main building entrance of all structures on lots that abut Locust Grove. If the sidewalk crosses a vehicular driving surface, said pathway shall be distinguished form the vehicular driving surfaces through the use of pavers, colored or scored concrete, or bricks." Staff believes that this is necessary to ensure that future buildings on the site develop consistent with the City's minimum design standards. In addition to the two DA changes mentioned above, staff has included in Exhibit A4, a comprehensive list of all of the current DA sections that should be amended for the Joint School District #2. b. Staff Recommendation: Staff recommends approval of the subject applications (RZ-07-021, PP-07-025, & MI-08-001) based on the Findings listed in Exhibit D and the conditions listed in Exhibit B of this Staff Report for the hearing date of March 4, 2008. The Meridian Planning & Zoning Commission heard the RZ and PP items on January 17, 2008. At the public hearing they moved to recommend approval of the subject RZ and PP request. Thg M ian Citv Council heard these items on March 4. 2008 and April 1.2008. At the nublic hearing on Anril 1". the Council anoroved the subiect RZ. PP. and MI request. 11. EXHIBITS A. Drawings/Other 1. Vicinity/Zoning Map 2. Preliminary Plat (dated: 11/8/07, labeled as Sheet 1 of 1 PRE, prepared by Engineering Solutions, LLP) 3. Landscape Plan (dated 1/21/03, labeled as Sheets L1.1-L1.3, prepared by Leatham-Krohn- VanOcker Architects) 4. Requested Modifications to Development Agreement B. Conditions of Approval 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department 5. Parks Department 6. Sanitary Service Company 7. Ada County Highway District 8. Central District Health Department C. Legal Description & Exhibit Map D. Required Findings from Unified Development Code Education Campus Commercial RZ-07-021 PP-07-025 MI-08-002 PAGE 13 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR "1"HE HEARING DATE OF MARCI 14. 21111~ A. Drawings 1. Vicinity/Zoning Map Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4. 200ti 2. Preliminary Plat (dated: 11 /8/07, labeled as Sheet 1 of 1 PRE, prepared by Engineering Solutions, LLP) ~.! .,, ~; S ~' ~~ y i~; ~~ ~; ~ ~~ ~,~ r 4-.._~ ~~~ ~L t~ S #Y ~ ~, ~~~ ~p, ~ t ~: Y ~•.F'd x ', ~ .. ~ ~ ~ ~ ~. i ~ } i y' p !t I `; I ~i ~ 1i „w.1 1 "~LLKtl1:i P.hl vbT+ 5:.,.. 3f rr.. ~ia a.~ti =~F ~ '~u~ w~ 1laIIAt 1 1 N..1 . w~ [ ~. rL..lin ~.. ~. a ~ 14 f.' . ~ .. /, G _..~ ~, '~~8 T l r~ Ie (g F+'" rvl Lh 1 ~,~~ ~ 39t E~ " ~ ~i C ~fi~N ~I ~ e Yi~ t~.4! ~~ LJl4i: MA.a Y ~ e 1~'~1 I LLf2l1C t ~ ~tt I ~ t d { - - r _ i . y.. `' l yy I ~w°~ it U O. ~ Wy -t m ~. i ~ L . { b .............. « t i 1 O I/' <~ C> ~+ . C La] V, rPRE Exhibit A CITI' OF ~ti4ERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4. 2003 3. Landscape Plan (dated 1/21/03, labeled as Sheets L1.1-L1.3, prepared by Leatham-Krohn- VanOcker Architects) ,~~~~~ ~ ~ - .. .k.~ ~ ~ - ~-- _ ~ f E_.~. - _ ~, ~, ,-, ~ o ,- , .~ ._ ,~ ; F ., . ~. ~ ~P ~. ~ ~ ~ ~ ~ ~~ ' ~ ~~ o ~ \\ G - ~~ ..~~ .~ ~1 ~ ~~ ~~ ~~ , ~~ r~ . -, -- ~,~ , _ ,~ .:m O. ,~'.\ \ Q ~~.. / ~~,-~1 . .. O -~E,,.,.E 1~-< ~ ~ ~Q~ _ yJ __ ._ ~'._ ~, ~~p~ ~ ........k - ~ ~. LANDSCGPE NOTE ..=~.E „oa.~.~... \ \ ••„~~/~ ~•. •.. ~~ .... E~ea~r .., o~ rvn~.. .EF.oi .~>,.. \~\~. ..~...E. .., ,. _ ~.. , BELTS 1 ~ ~f ~ -Fl P_ANTi~IG FLAN --~•~^• ---. ~~(~ .~ ~£ ~Ib~~ ~~~ W: ~ PF= ~~ ~~ Op ~~ L1.1 Exhibit A CITY OF 11ERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4. 20116 P~i..N' SGHED'JiE _ __ _ _. ~..NGSGGPE NOTES 7' U ~~~54 . _ _ 1 j. ~~~~ ,. .- _ - _ - -1 ~ ~~ rL! _E'~- E'_C .'4 iE .. . _-tel. _'_ _ ~~` .. I .,~ ~` ,. ,~ ~. r~ i I . :.' ~BELT9 ..,..,,a __- Exhibit A ('ITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4, 201121 ~..v,» ate.. ..., ~`... ... ^ .. / - ~f ~ P~4NT SGNEG~-E_ _ _ L~/_ ~~ (F' !t~4~`~`.rl./~; -~ /~ ,~ GRI v E E. ~E GNELD I / 1 .r I ^l _ _ - _- .e, ..... .. .. .. :.. l / L I 1 ~ I ~ ~ ~ ~£ F ~ o $~g u ~~~ - ...,. ~,~, 5f 66 ~ b"'4 ~~ ~ I { ~ ~ ... I "~ ' ~--'!'I ~ ~ ~ % m . I ~ `~ I -_ - _~ ~E ~-c_ _ ' .-e ~ v ~~ is e I I ~\ t C ~ z m ~ ~ .,~ ' w ~ e k r. _,~ _...... - y~° ee~rs .. P~ANrN~ P~oN .~~""~"' L1.3 Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4, 2008 4. Requested Modifications to Development Agreement (Instrument No. 99050961): The applicant is requesting a modification to the following terms of the Development Agreement: 1.4 WHEREAS, DEVELOPER has submitted an application for ^^^°°^+~°^ ^^a rezoning of the Property described in Exhibit A, and requested a-designations of r °... n°~^:+.. n°~:a°..+:^t in n~ 1 2 nn4 ;1?; ~?; ~~`"~~^~^~^^' r'^a° ^~*~° r~:*~~ °~^"°,-:a:^~` Neighborhood Business District (C- N) and limited Office (L-O), and has submitted a site plan.... 1.7 Add ~hc date Findings of Fact and Conclusions of Lah• are app~-o>>ed by City Council. 3.1 The uses allowed pursuant to this Agreement are those uses allowed under CITY's Zoning Ordinance r,~ , n°„~:+., n°~:,~°.,+:^t in ~~ ,,,,,,:~;°a ^+ ~°,.+:,,~ t , ~ ~n4 ~R~ «~ for Neighborhood Business District (C-N) and Limited Office (L-O), Municipal Code of the City of Meridian. 4.2 That the City Attorney shall prepare for consideration by the City Council the appropriate ordinance for the annexation and zoning designation. ~n n~ r ,..,. n°.,~:+., u°.,:a°..+:^t n.-a:^.,,.° ', °''°° °+; and Exhibit B - Rc~~lace/n~odifv Findings of Fact/Conclusions of La11• as a~~pro~~ed hti~ the Meridian Cih~ Cuuncrl. Per the analysis in Section 10, Staff is recommending the following provision be added to the existing Development Agreement in Section 4: 4.1.10 All future buildings on the site shall comply with design standards pertaining to architecture (i.e. facades, primary entrances, rooflines, pattern variations, and mechanical equipment), color and materials, and parking lots. Pedestrian walkways shall be reviewed urine the Certificate of Zoning Compliance process to provide connection to E. Leighfield W ~~ If the sidewalk crosses a vehicular driving surface, said pathway shall be distinguished form the vehicular driving surfaces through the use of ^^~~^~°, ^^'^~^a ^~ ,,,, °.° .. >4... ,.~,~ stClpin~. 4.1.11 All drive-thru establishments proposed in the C-N zoning district shall obtain CUP -~ Exhibit A CITI' OF MERIDIAN PLANNING DEPARTti4ENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4, 200 B. Conditions of Approval 1. PLANNING DEPARTMENT 1.1 REZONE COMMENTS 1.1.1 The rezone legal descriptions submitted with the application (stamped on November 9, 2007 by Steven T. Haug, PLS) are accurate and meet the requirements of the City of Meridian and Idaho State Tax Commission. 1.1.2 A Development Agreement is not required with this application. There is a development agreement currently in effect for this property (see Instrument No. 99050961). Prior to the rezone ordinance approval, the existing DA for this property shall be amended consistent with the changes listed in Exhibit A4 of the staff report. 1.2 PRELIMINARY PLAT -SITE SPECIFIC REQUIREMENTS 1.2.1 The preliminary plat, prepared by Engineering Solutions, LLP, dated 11/8/07, labeled as Sheet 1 of 1 PRE, is approved, with the conditions listed herein. All conditions of the previous conditional use permit (CUP-02-035) application shall also be considered conditions of the preliminary plat. The preliminary plat shall be revised as follows: a. The sidewalk along Locust Grove Road shall be placed within a public pedestrian easement depicted on the final plat. b. Across-access easement shall be provided to all lots within the subdivision via a note on the final plat or a separate recorded agreement. c. The existing driveway to/from Locust Grove Road connecting to Leigh Field Drive shall be converted to a private street and placed in either a perpetual ingress/egress easement or a single platted lot that provides access to all lots within the subdivision. d. Per UDC 11-3B-7C.2, the required street buffer along E. Leigh Field Drive shall be placed within a minimum 10-foot wide conunon lot or permanent easement, maintained by the property owner or business owners' association. 1.2.2 The landscape plan, prepared by Leatham-Krohn-VanOcker Architects, dated 1/21/03, is approved with the following rnodifications: • A minimum 10-foot wide street buffer is required adjacent to E. Leigh Field Drive, south of the Fire Department teaching facility where none currently exists. Said buffer shall be constructed in accordance with the standards listed in UDC 11-3B-7C. • A 20-foot wide landscape buffer is required along the east property boundary adjacent to existing residential uses, per UDC 11-2B-3. Said buffer shall be constructed in accordance with the standards listed in UDC 11-3B-9C. • Include landscaping for the street buffer adjacent to Locust Grove Road, south of the driveway to the Charter High Schools that aligns with E. Heritage Park Street. • Parking lot landscaping in compliance with the standards listed in UDC 11-3B-8C will be required and reviewed with each Certificate of Zoning Compliance for future building on this site. • A written certificate of completion should be prepared by the landscape architect, designer, or qualified nurseryman responsible for the landscape plan and submitted to the Planning Department prior to issuance of any Certificate of Occupancies for this site. All standards of installation should apply as listed in UDC 11-3B-14. Exhibit B CITI' OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4. ?008 Where the applicant has submitted a preliminary landscape plan and where staff has reviewed such plan, the landscaping shall be consistent with the preliminary plan with modifications as proposed by staff. The proceeding modifications and notes should be shown on a revised landscape plan submitted with the Final Plat and Certificate of Zoning Compliance application(s). 1.2.3 Submit a Private Street application for staff level review and approval prior to or concurrent with the final plat application. Said private street shall connect Locust Grove to Leigh Field Drive. Said Private Street shall comply with the standards listed in UDC 1 1-3F-4. 1.2.4 A CZC application is required to be submitted to the Planning Department for approval prior to issuance of building perniits for future building on this site. The applicant should submit revised plans that comply with the conditions of approval of this application, with the CZC application. All improvements must be installed prior to occupancy. 1.2.5 A note prohibiting direct access to N. Locust Grove Road, except for the previously approved access point to the school that aligns with E. Heritage Park Street on the west side of Locust Grove Road, shall be added to the final plat. 1.2.6 All signage for the site requires approval of a sign permit. All signage must comply with the standards listed in UDC 1 1-3D. 1.2.7 Temporary fencing to contain debris during construction shall be installed around the lots being developed prior to release of building pernlits. 1.2.8 Underground, pressurized irrigation must be provided to all lots within this development. 2. PUBLIC WORKS DEPARTMENT 2.1 Sanitary sewer service to this development is being proposed via extension of mains in E Leigh Field Drive. The applicant shall install mains to and through this subdivision; applicant shall coordinate main size and routing with the Public Works Department, and execute standard fornis of easements for any mains that are required to provide service. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.2 Water service to this site is being proposed via extension of mains in E Leigh Field Drive. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. 2.3 ~,.t,t:,. ,- ..t,+ „f ... Teo ,. ., t„+ ~t,.,tt ~o ,. roa ..:.H „ t.t.,.,t.o+ o ..+ ~~ +t,o r;+.. ~~' r,.~..., ..~,... ~...uy. o 0 0 rao,-;a;..~ ~r 2.4 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easements shall not be dedicated via the plat. The description shall be consistent with the graphically depicted easements on the plat but be recorded as a separate document using the City of Meridian's standard forms. Submit an executed easement (on the form available from Public Works), a legal description, which must include the area of the easement (marked EXHIBIT A) and an 81 /2" x 11"map with bearings and distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. 2.5 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, asingle-point Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPOR"l FOR THE HEARING DATE OF MARCH 4, 2008 connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the conunon areas prior to signature on the final plat by the City Engineer. 2.6 2.7 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6. Plans shall be approved by the appropriate irrigation drainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department. If lateral users association approval can't be obtained, alternate plans shall be reviewed and approved by the Meridian City Engineer prior to final plat signature. 2.8 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 2.9 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9-4-8. Contact Central District Health for abandomnent procedures and inspections (208)375-5211. 2.10 Street signs are to be in place, water system shall be approved and activated, fencing installed, drainage lots constructed, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 2.11 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 2.12 All development improvements, including but not limited to sewer, fencing, nucro-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 deternlined during the plan review process, prior to signature on the final plat per Resolution 02-374. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.15 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.17 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.18 The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least 1-foot above. 2.17 The applicants design engineer shall certify that all seepage beds out of the public right- of-way are installed in accordance with the approved design plans. This certification must be received by the City of Meridian Public Works Department prior to the project receiving final approval. 2.19 At the completion of the project, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF Rt-:PORI FOR THE HEARING DATE OF MARCH ~. 2U111 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 deternlined after power designs are completed by Idaho Power Company. The street light contractor shall obtain design and permit from the Public Works Department prior to commencing installations. 3. FIRE DEPARTMENT 3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 3.2 Operational fire hydrants, temporary or permanent street sigms and access roads with an all weather surface are required before combustible construction is brought on site. 3.3 Commercial and office occupancies will require afire-flow consistent with the International Fire Code to service the proposed project. Fire hydrants shall be placed per Appendix D. 3.5 All portions of the buildings located on this project must be within 150' of a paved surface as measured around the perimeter of the building. Building setbacks shall be per the International Building Code for one and two story construction. 3.6 Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the code official. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183 ). a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 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). 3.7 A private street shall be provided from E. Locust Grove Road to E. Leigh Field Drive for addressing purposes. 4. POLICE DEPARTMENT 4.1 The Police Department did not submit comments on this application. 5. PARKS DEPARTMENT 5.1 Provide pressurized irrigation to Lot 5 at the west side of the existing building prior to development of Lot 5. 6. SANITARY SERVICE COMPANY 6.1 SSC did not submit comments on this application. 7. ADA COUNTY HIGHWAY DISTRICT 7.1 ACHD submitted a letter to the City dated December 19, 2007 stating that they have no site specific requirements at this time due to the fact that all street improvements exist. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH -i. z(uIS Exhibit B ('ITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4. 2O(I~ C Legal Description & Exhibit Map IDAHO SURVEY GROUP 'T..- n f 450 Easy Watertower St Swte ISO Meridian, Idaho 83642 Phone (208) 8%-857C Fax (208) 864-5399 November 9. 2007 DESCRIPTION FOR YItOPOSED EDUCATION CAMPI'S St1BllIVIS10N NO. 2 Lots ]and 2, Alocic 1 of Education Campus Subdivision, as filed in Aook 86 01 Plats at Page 9804, records of Ada County, Idaho, located in the North 112 of the Southwest 1~'4 of Section 32. Township 4 :North, Range 1 East, A.Ivi., Meridian, Ada County Idaho, more particularly described as follows: Cammeneing at the West 1 /4 comer of said Section 32, from which the Southwest earner of said Section 32 bears South 00°31'04" West, 265$.95 feet; Thence along the West line of said Section 32 South 00°31'04" West, 997.11 feet; Thence departing said West line Sauth 89°38'40" Last, 48.00 feet to a point lying on the East right of way of N. Locust Grove Rd., said point being the Southwest comer of Lot 1, Alock 1 of said Education Campus Subdivision and the REAL PO[NT OF BEGINNING. Thence along said Esst right of way North 00"31'04" East, 905.48 feet to a paint intersecting the Southern right of way of E. Leigh Field I)r.; Thence along the tiouthern right of wa~~ of said E. Leigh I icld Ur. the faflu~a~ing cuurses; Thence North 45°00'UO" East, 49.95 feet; "lhence South 89°34'35" East, 10.64 feet: Thence 93,98 feet along the are of anon-tangent curve to the right, having a radius of 469.00 feel, a central angle of 11 °28'5 i ", and a long chord bearing South 83°50'09" East, 93.82 feet; Thence ] 06.31 feet along the arc of anon-tangent curve to the left, having a radius of 530.50 feet, a central angle of 11 °28'54", and a long chord bearing South 83'SU'U9" East, 106.13 feet; Thence South 89°34'35" East, 623.78 feet; 1`hence 287.93 feet along the arc of a curve to the right, having e radius of 274.50 feet, a ceutraI angle of 60°OS'S6", and a Long chord bearing South 59°31'37" East, 274.91 feet; Pro fessiono! Land Surveyars Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4. 2008 1-hence South 29°28'40" Fast, 326.99 feet; Thence 129.78 feet along the arc of anon-tangent curve to the Left, ha~zng a radius of 325.00 feet, a central angle of 22°52'47", and a lone chord bearing South 40°55'02" East, 128.92 feet to art angle point common with the Northwest boundary of Setter Cove Subdivision, as fried in Bcaok 94 of Plats at Page 11436, records of Ada County, Idaho,; Thence along the boundary common to said Setter Cove Subdivision and said Lot 2, Block 1 the follcawing courses: Thencc South 37°38'37" ~~%est, 126.25 feet; Thence South 00°3U'18" West, 301.09 feet to a point lying on the Southerly boundary of said Lo[ 2, Block 1 and the Northern boundary of Summerfield Subdivision Nu. 3, as filed in Book 69 of Plats at Page 7047, records of Ada County, Idaho; Thence along the boundary c;omtnon to said l.ot 2, Black 1 and said Sunurterfield Subdivision No. 3 and Sttmmerfield Subdivision No. 2, as filed in Book 69 of Plats at Page 7039, records of:'~da County, Idaho, North 89°38'40" V~'est, 1,279.25 feet to the POINT OF BEGTT~R~IWG. Containing 25.87 acres. more or less. Prepared 13} ~~ 6'~ `\ 4VQL1~ M~ ~R Sit: S. Exhibit C Steven 7'. Ifaug, PLS CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4. ZU(12i IDAHO 1450 East Watertower St ~ Suite 150 SURVEY Meridian, Idaho 83642 GROUP Phoeee (208) 846-8570 t=ax (208j 884-5344 November 9.2007 I)ESCRIPTTON FOR L-U ZONE. PROPOS>N;ll EllUCATION CAItiIPhS SL113DI~'ISION NO. 2 A portion of Lots I & 2, Bloclc 1, and East Leigh Field llrivc right-of- way, of L'ducation Catnpus Subdivision, as tiled far record in Book 86 of Plats at Page 9804, records of Ada County, Idaho, and also a portion of North Locust Drove Road right-of--way, being located in the North % of the SW '/. of Section 32, Township 4 North, Range 1 East, B.M., 'Meridian, Ada County, Idaho, and more particularly described as follows: Commencing at the V4'est '/. corner of said Section 32, thence along the west boundary of the 5GV 1/: of said Section 32 South Ot)''31 °04" West, 318.77 teet to die R):AL POINT OF BIa GINNING. Thence South 89°38'40" l=ast, 433.73 feet; thence Narh 00°21'20" East, 267.76 feet to a point on the ccnterline of East Leigh Field Dm~e: thence along said centerline: thence South 89`34'35" East, 483.39 feet to a point a!'curvature; thence 314.68 feet along the arc of a curve to the right, said curve having a radius of 300.00 feet, a delta angle of 60°05'55", and a long chord bearing Souih 59°31'37" East, 300.45 feet to a point of tangency; thence South 29'28'4U" East, 327.28 feet to a point of curvature; thence 119.41 feet along the arc of a curve to the left, said ciuve having a radius of 300.00 feet, a delta angle of 22°47'29", and a long chord bearing South 40°52'25" Gast, 118.55 feet; 'Thence leaving said centerline South 37°38'37" West, 151.60 feet; Thence South 00°30'18" W'eSl, 301.09 feet Thence North 89°38'40" West, 1327,25 feet to a point on the west boundary of the SW"/. of said Section 32; d~ro¢essio:ta! t.a~d Swrveyors Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4, 2U11~ Thence along sari West boundary North 00°31'U4" East, 678.34 feet to the YOIrT OF BEt_:IVNTVG. Containing 25.13 acres, more or Less. Prepared By: lduho Sutvcy Ciroup, P.C. Step en 'I. Haug, PLS RE F? GVAL EY, ~A=RIG~pr. FUBLlL YJ.: nXS GEFT. EXn;n;t c CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPOR"h FOR THE HEARING DATE OF MARCH 4. 20UK i~A H O 1450 East Wacertower 5 u Surce I50 SURVEY Meridian, Idaho 83642 _ ~ G RDUP Phone (208) 646-8570 fax (208) 884-5399 November 9, 2007 DESCRIPTION FOR C-N ZONE PROPOSED EDUCATION CAMPUS SUBDIVISION NO. 2 A portion of Lots 1 & 2, Block 1, and East Leigh Field Drive right-of- way, of Education Campus Subdivision, as filed for record in Book 86 of Plats at Page 9804, records of Ada County, Idaho, and also a portion of North Locust Grove Road right-of-way, being located in the North Y: of the SW '/4 of Section 32, Township 4 North, Range 1 East, B.M., Meridian, Ada County, Idaho, and more particularly described as follows: Commencing at the West'/. corner of said Section 32, thence along the west boundary of the SW '/. of said Section 32 South 00'31'04" West, 30.50 feet to a point on the centerline of East Leigh Field Drive, the REAL POINT OF BEGINNING. Thence along said centerline thence South 89`34'35" East, 93.61 feet to a point of curvature; thence 99.09 feet along the arc of a curve to the right, said curve having a radius of 494.50 feet, a delta angle of 11 "28'53", and a long chord bearing South 83°50'09" East, 98.92 feet to a point of reverse curvature; thence 101.19 feet along the arc of a curve to the left, said curve having a radius of 505.00 feet, a delta angle of 11°28'53", and a long chord bearing South 83°50'09" East, 101.03 feet to a point of tangency; thence South 89°34'35" East, 140.39 feet: Thence leaving said centerline South 00°21'20" West, 267 76 feet Thence North 89°38'40" West, 433.73 feet to a point on the west boundary of the SW '/. of said Section 32; Pratessionat tared Survevars Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH ~. 2008 Thence along said West boundary North l}0°31'04" East, 288.28 feet to the POINT OF BEGINNING. Containing 2.?5 acres, more or less. Prepared }3y: Idaho Survey Group,P.C. Ste~cn 'T. Haug, PLS ~~ REV1~ APP GVAL $Y_ --- ~~L EkiCt?.N PU~3UC yy~paK; GEPT Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH 4. 2UI1S Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MARCH -1. 2UUJ D. Required Findings from Unified Development Code 1. Rezone Findings: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the Council shall make the following findings: a. The map amendment complies with the applicable provisions of the comprehensive plan; The applicant is proposing to rezone the subject property to L-O (25.14 acres) and C-N (2.75 acres). The 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 for more information. b. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; The City Council finds that future development of this property will comply with the purpose statement of the commercial districts, which provides for service oriented needs of the community. Further, the existing use of the property as an education campus is a principal permitted use in both the L-O and C-N zoning districts (see Section 10 of this report for more information). c. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The City Council finds that the proposed zoning map amendment will not be detrimental to the public health, safety, or welfare. Staff recommends that the Conunission and Council rely on any oral or written testimony that may be provided when deternining 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 a-nendment should not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. e. The annexation is in the best of interest of the City (UDC ll-SB-3.E). This finding is not applicable to the subject rezone request. 2. Preliminary Plat Findings: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: a. The plat is in conformance with the Comprehensive Plan; The 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. b. Public services are available or can be made available and are adequate to accommodate the proposed development; Exhibit D CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPOR"t FOR THE HEARING DATE OF MARCH -1. ?IIU~ The City Council finds that public services are currently provided to the southern and eastern portion of the development where the existing structures are located and can be made available to accommodate the proposed development on the northern portion of the property. (See Exhibit B of the Staff Report for more details from public service providers.) c. The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; Because the developer is installing sewer, water, and utilities for the development at their own cost, City Council finds that the subdivision will not require the expenditure of capital improvement funds. d. There is public financial capability of supporting services for the proposed development; Staff reconnnends the Commission and Council rely upon comments from the public service providers (i.e., Police, Fire, ACHD, etc.) to deternine this finding. (See Exhibit B, Agency Continents and Conditions, for more detail.) e. The development will not be detrimental to the public health, safety or general welfare; and Staff is not aware of any health, safety, or environmental problems associated with the development of this subdivision that should be brought to the Council or Commission's attention. ACHD considers road safety issues in their analysis. Staff recommends that the Commission and Council reference any public testimony that may be presented to deternine whether or not the proposed subdivision may cause health, safety or environmental problems of which staff is unaware. f. The development preserves significant natural, scenic or historic features. 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