HomeMy WebLinkAbout5/15 Staff ReportCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15, 2008
STAFF REPORT
HEARING DATE: May 15, 2008
(Continued from February 21, March 20, E~ IDIAN~
and May 1, 2008)
I,DAHO
TO: Planning & Zoning Commission ~~ • ~ ~ f ~j "
V 3J~
FROM: Sonya Watters, Associate City Planner (208) 884-5533
SLTB.TECT: Overland Village MAY 0 9 Z0p8
• a~-os-ooi G~~( OF hnERlDIAN
Annexation and Zoning of 9.06 acres from the RUT an~ ~1 °(a~d~-~~~y~ F F I C E
zoning districts to the C-G (General Retail and Service Commercial) zoning
district
• VAC-08-001
Vacation of the existing right-of-way of S. Rackham Way
1. SiJMMARY DESCRIPTION OF APPLICANT'S REQLTEST
The Applicant, Relo Development, has requested Annexation and Zoning (AZ) approval of 9.06 acres
frorn the RiJT and R1 (Ada County) zoning districts to the GG (General Retail & Service
Commercial District) zoning district. Concurrently, the applicant is requesting to vacate the existing
right-of-way of S. Rackham Way.
The subject property is located on the northeast corner of E. Overland Road and S. Eagle Road, in the
southwest '/o of Section 16, Township 3 North, Range 1 East, B.M. The subject property is within the
City's Area of Impact and Urban Service Plaruiing Area.
Approval of the subject AZ application would allow the applicant to obtain a commercial zone and
develop the property with retail, office and restaurant uses in the future. The Applicant has not
submitted a subdivision application at this time but intends do so at a later date. However, the
Applicant has subrnitted a concept plan for how the subject property may develop, and elevations for
what the future buildings will look like. Staff has reviewed both the concept plan and the elevations
and has included Development Agreement provisions in the staff report related to the submitted
applications (AZ and VAC).
Approval of the subject VAC application to vacate the existing S. Rackham Way right-of-way would
allow the applicant to do a land swap with ACHD and to reconstruct Rackham Way to Overland Road
further to the east.
2. SUMMARY RECOMMENDATION
The subject AZ & VAC applications were submitted to the Planning Department for concurrent
review. Per UDC 11-SA-2, the Planning & Zoning Commission is required to make a
recommendation to the Council on the AZ application; the Commission is not required to make
a recommendation on the VAC application. However, the Commission may review and make
comments on the VAC application, as tlus application is significant to the proposed
development of this property. Any comments related to the subj ect applications (AZ-08-001 &
VAC-08-001) will be included in the Commission's recommendation to the Council. Staff is
recommending approval of the Overland Village application (A~08-001 & VAC-08-001) with a
Development Agreement for the project.
Overland Village AZ-08-001 & VAC-08-001 Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15, 2008
3. PROPOSED MOTION
Approval
After considering all Staff, Applicant, and public testimony, I move to recommend approval to the
City Council of File Number AZ-08-001 (and VAC-08-001) as presented in the staff report for the
hearing date of May 15, 2008, with the following modifications to the proposed development
agreement: (add any proposed modifications) ~
Denial
After considering all Staff, Applicant, and public testimony, I move to recomrnend denial to the City
Council of File Number AZ-08-001 (and VAC-08-001) as presented during the public hearing on
May 15, 2008, for the following reasons: (you should state specific reasons for denial of the
annexation request)
Continuance
After considering all Staff, Applicant, and public testimony, I move to continue File Numbers AZ-08-
001 (and VAC-08-001) 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:
3330 E. Overland Road (Parcel #'s: S1116336421, 51116336403, 51116336453)
Northeast corner of E. Overland Road and S. Eagle Road
Southwest '/ of Section 16, Township 3 North, Range 1 East
b. Property Owner of Record:
Cameron S-Sixteen Retail, LLC
755 W. Front Street, Ste. 300
Boise, Idaho 83702
c. Applicant:
Relo Development
16679 N. 90~' Street, Ste. 100
Scottsdale, AZ 85260
d. Representative:
Tamara Thompson, Landmark Development Group
2462 Sunshine Drive
Boise, ID 83712
e. Present Zoning: RUT & Rl (Ada County)
f. Present Comprehensive Plan Designation: Mixed Use - Regional
g. Description of Applicant's Request: The Applicant is requesting approval for Annexation and
Zoning of 9.06 acres from the RUT and Rl (Ada County) zoning districts to the GG zoning
district for future retail and restaurant uses. The Applicant is also requesting approval to vacate S.
Rackham Way in order to do a land swap with ACHD and reconstruct Rackham Way further to
the east.
Overland Village AZ-08-001 & VAG08-001 Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15, 2008
h. Applicant's Statement / Justification: The Applicant's narrative states, "It is our intent to obtain
general project approval through Planning and Zoning and City Council and to work with City
staff on the planning and construction details. A preliminary and final plat will be processed at a
later date. Both a proposed conceptual site plan and conceptual elevations are included with these
applications." (See Applicant's narrative for more information.)
5. PROCESS FACTS
a, The subject application will, in fact, constitute an annexation as deternuned by City Ordinance.
By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is
required before the Planning & Zoning Commission and City Council on this matter.
b. The subject application will, in fact, constitute a vacation as deterrnined by City Ordinance. By
reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public meeting is
required before the City Council on this matter.
b. Newspaper notifications published on: February 4, 2008 and February 18, 2008
e. Radius notices mailed to properties witlun 300 feet on: January 28, 2008
d. Applicant posted notice on site by: February 12, 2008
6. LAND USE
a. Existing Land Use(s): The site is currently vacant except for an ACHD park and ride parking lot
on the northern portion of the annexation area. The park and ride lot is proposed to remain.
b. Description of Character of Surrounding Area: This property is located on the corner of a highly-
trafficked intersection with existing commercial developments on the other three corners of the
intersection. Theie is an existing residence and vacant land to the north of this site and an existing
abandoned residence and land to the east of this site. All of the area immediately surrounding this
property is zoned commercially.
c. Adjacent Land Use and Zoning:
North: Rural residential property, zoned C-G
South: Commercial property (Silverstone Subdivision), zoned GC
East: Vacant land, zoned C-G
West: Commercial property (Dorado Subdivision), zoned GG
d. History of Previous Actions: None
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: There is currently a sewer stub from East Overland road to the property
line of 3376 E Overland Rd and a manhole located in S Rackham Way.
Location of water: There is currently water stubbed off of East Overland road. Two Water
connections will be required due to fire flow requirements.
Issues or concerns: None.
Vegetation: There are no existing trees on the subject property.
3. Floodplain: A portion of this site along the northern boundary of the annexation area is
located within the floodway (this area is not included in the concept plan). A large portion of
the north half of this site is also located within the 100 year and 500 year floodplains, in flood
zones AE and X5, respectively.
Overland Village AZ-08-001 & VAC-08-001 Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY t5, 2008
4. Canals/Ditches/I~rigation: The Five Mile Creek runs along the north boundary and the Eight
Mile Creek runs along the east and north boundaries of this property. A goal of the
Comprehensive Plan is for these creeks be protected and improved throughout commercial
areas.
5. Hazards: Planning Staff is not aware of any potential hazards on this site.
6. Proposed Zoning: C-G
7. Size of Property: 9.06 acres (annexation area)
£ Summary of Proposed Streets and/or Access: Although no development is proposed at this time,
the conceptual development plan submitted with this application shows one right-in only
driveway access fiom E. Overland Road, classified as a principal arterial roadway, approximately
262 feet east of the Overland/Eagle intersection where the existing Rackham Way is located. A
full-access street is proposed to/from Overland Road approximately 518 feet east of the
Overland/Eagle intersection where Rackham Way is proposed to be relocated. An emergency
vehicle access only is depicted on the plan at the east boundary of the site from Overland Road.
(The Fire Department has not submitted comments on the emergency access as of the print date
of this report.) No access is proposed or approved to/from Eagle Road. ACHD Staff is supportive
of the right-in access to/from the site from Overland closest to the Overland/Eagle intersection
and the relocation of Rackham Way as a full-access street to the site further to the east as
proposed (See'staff's analysis of proposed streets and access points to the site in Section 10
below.)
g. Landscaping:
1. Width of street buffer(s): Per City Code (UDC Table 11-2B-3), a 35-foot wide landscape
street buffer is required adjacent to E. Overland Road and S. Eagle Road, both classified
arterial streets and entryway corridors. A 10-foot wide landscape street buffer is required
adjacent to S. Rackham Way, a local street.
2. Width of buffer(s) between land uses: Per City Code (UDC Table 11-2B-3) a 25-foot wide
landscape buffer is required between GG zoned properties and residential uses. However,
there are no residential uses that directly abut the site.
7. COMMENTS MEETING
On February 1, 2008, Planning Staff held an agency comments meeting. The agencies and
departments present included: Meridian Fire Department, Meridian Police Departrnent; Meridian
Parks Department, Meridian Public Works Department, and the Sanitary Services Cornpany. Staff has
included all comments and recommended .actions in the attached Exhibit B. However, because this
request is only for annexation, comments are for informational purposes only.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
The 2002 Comprehensive Plan Fuhue Land Use Map designates the subject property as "Mixed Use
- Regional (MU-R)." Per Chapter VII of the Comprehensive Plan, the Mixed Use land use category
contains five sub-categories. "Generally, the mixed-use designation will provide for a combination of
compatible land uses that are typically developed under a master or conceptual site plan. The purpose
of this designation is to identify key areas which are either infill in nature or situated in highly visible
or transitioning areas of the city where innovative and flexible design opportunities are encouraged.
The intent of this designation is to offer the developer a greater degree of design and use flexibility."
The MU-R category allows for residential densities of 3 to 40 units per acre. This category includes
uses such as grocery stores, drug stores, coffee/sandwich shops, dry cleaner/Laundromat, professional
offices, retaiUgift shops, clothing stores, garden centers, restaurants, banks, drive-thru facilities, auto
service stations, department stores, medicaUdental clinics, schools, parks, churches, public uses,
Overland Village AZ-08-001 & VAC-08-001 Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT ST?.FF REPORT FOR THE HEARING DATE OF MAY 15, 2008
clubhouses, hardware stores, salons, daycares, entertainment uses, major employment centers, and
clean industry.
Per the Comprehensive Plan, a mixed use project shall include a principal use (retail, office,
professional, or residential) and at least one other type of land use. Exceptions may be granted from
smaller sites on a case by case basis. This site is only proposing one type of use (retaiUrestaurant).
Because of the size of the site and it's proximity to a very busy intersection, staff does not believe that
an additional type of use should be required in this case and that the proposed use of the property is
the rnost appropriate.
The applicant is proposing a commercial zone (C-G), which complies with the MLJ-R land use
designation and has submitted a conceptual site plan. Staff finds that the future commercial use of the
property for retail and restaurant type uses generally conforms to the stated purpose, intent, and
standards of the MU-R land use category within the Comprehensive Plan. Staff finds the following
Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff
analysis in italics):
• Chapter VII, Goal IV, Objective D, Action 2-"Restrict curb cuts and access points on
collectors and arterial streets."
Both Eagle Road and Overland Road are designated principal arterials. On the submitted
conceptual site plan, the Applicant is proposing one right-in access point to the site from
Overland Road and one full-access point to Overland Road where Rackham Way is proposed
to be relocated further to the east. ACHD has approved the location of the two proposed
access points. No access is proposed or approved to Eagle Road.
• Chapter VII, Goal N, Objective D, Action 4-"Require appropriate landscape and buffers
along transportation corridors (setback, vegetation, low walls, berms, etc.)."
Overland Road and Eagle Road are both classified as arterial streets and are designated as
entryway corridors to the City. By City Ordinance, a 35 foot wide landscape buffer is
required adjacent to Overland Road and Eagle Road. A 10 foot wide buffer is required
adjacent to S. Rackham Way, a local street.
• Chapter V, Goal III, Objective D, Action 5-"Require all commercial businesses to install
and maintain landscaping."
The Applicant is not specifically proposing to install any landscaping with the subject
annexation application as no development is proposed at this time. Upon development of this
site, the Applicant will be required to construct internal and perimeter landscaping. Said
landscaping must be installed prior to Certificate of Occupancy of buildings proposed on this
site.
• Chapter IV, Goal I, Objective A, Action -"Permit new... commercial development only
where urban services can be reasonably provided at the time of final approval and
development is contiguous to the City."
This property is contiguous to the City and sanitary sewer and water are readily available.
• Chapter VII, Goal 1, Objective B-"Plan for a variety of commercial and retail opportunities
within the Impact Area."
Staff believes that the proposed zone, which allows for a variety of commercial and retail
uses, does contribute to the variety of uses in this area which include: o~ces, restaurants,
retail stores, coffee shops, etc.
• Chapter V, Goal I, Objective A, Action 11 -"Improve and protect creeks (Five Mile, Eight
Mile, Nine Mile, Ten Mile, South Slough, and Jackson and Evans drainages) throughout
commercial, industrial and residential areas."
Overland Village AZ-08-001 & VAC-08-001 Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAF`F REPORT FOR THE HEARING DATE OF MAY 15, 2008
The Five Mile Creek runs along the north boundary and the Eight Mile Creek runs along the
east and north boundaries of this property. Staff is including a provision in the Development
Agreement that the applicant protect these creeks as part of the development of this site.
Staff would encourage the applicant to improve the area adjacent to the creeks as a
development amenity.
Staff finds that the proposed zoning to C-G is harmonious with and in accordance with the
Comprehensive P[an. Staff recommends that the Commission and Council rely on Staff s analysis,
other agency/department comments, and any other comments received regarding the
appropriateness of zoning this site for retail and restaurant uses.
9. iJNIFIED DEVELOPMENT CODE
a. Allowed Uses in the Commercial Districts: UDC Table 11-2B-2 lists the pernutted, accessory,
and conditional uses in the C-G zoning district. Retail stores and restaurants, among other uses,
are listed as principal permitted uses in the C-G zone.
b. Purpose Statement of Zone: The purpose of the Commercial Districts is to provide for the retail
and service needs of the community in accord with the Meridian Comprehensive Plan. Four
Districts are designated which differ in the size and scale of commercial structures
accommodated in the district, the scale and mix of allowed commercial uses, and the location of
the district in proximity to streets and highways.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation:
1. AZ Application: The applicant is requesting annexation and zoning of 9.06 acres from RUT
& Rl in Ada County to C-G. Approval of the AZ application would allow the Applicant to
obtain a commercial (C-G) zoning designation for the subject property and develop the
property with retail and' restaurant uses in the future. According to current City Code, retail
stores and restaurants, among other uses, are principal pernutted uses in the proposed C-G
zone.
The Comprehensive Plan Future Land Use Map designation for this property is Mixed Use -
Regional. The applicant is proposing a commercial zone (C-G), which complies with the land
use designation for this property.
Based on the policies and goals contained in the Comprehensive Plan and the general
compliance of the proposed concept plan and uses with the UDC for the GG zone, Staff
believes that the zoning of this site to GG is in the best interest of the City. Please see
Exhibit D for detailed analysis of facts and findings.
The annexation legal description submitted with the application (stamped 12/20/07, by
Jeffrey McAllister, PLS) shows the property as contiguous to the existing corporate boundary
of the City of Meridian.
Conceptual Site Plan: Since the time of application submittal, the applicant has submitted a
revised conceptual development plan for this site (prepared by Robert Kubicek, dated 5/8/08,
included in Exhibit A) showing how this site will redevelop with one 10,000 square foot
multi-tenant building (depicted as "Shops A"), one 14,820 square foot building (depicted as
"Major A"), and one 9,000 square foot building (depicted as "Pad C"). A drive-thru window
is depicted on each of the buildings; drives thru facilities within 300 feet of each other require
separate CUP approval. Parking and access points to the site are also depicted. An existing
ACHD park and ride lot is also shown at the northern boundary of the site that is proposed to
remain. Staff is generally supportive of the submitted conceptual site plan for this property
with the comments stated below. All parking stalls, drive aisles, landscaping, street buffers,
sidewalks, lighting, signage, building height and building setbacks for this site should comply
Overland Village AZ-08-001 & VAC-08-001 Page.6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15, 2008
with the applicable provisions and dimensional standards set forth in the Unified
Development Code for the GG zone and Design Review criteria listed in UDC 11-3A-19C.
Design Standards: Because this site is located adjacent to Eagle and Overland Roads, both
entryway corridors, the site and future buildings on the site are required to comply with the
design standards listed in UDC 11-3A-19C. An application for Design Review approval
shall be submitted with future CUP and/or CZC applications for all buildings on this
site.
Building Elevations: Conceptual building elevations were submitted with this application
(prepared by Robert Kubicek, clated 1/15/08, included in Exhibit A) showing how future
buildings on the site may be constructed. As stated above, all future buildings are required to
comply with the design standards listed in UDC 11-3A-19. Staff has performed a cursory
review of the elevations and find they appear to rneet the current design review standards. A
detailed review of buildings on this site for compliance with all of the design review
standards will occur with future CUP and/or CZC applications for buildings on this site.
NOTE: The applicant will be required to comply with the design review standards in affect at
the time of CUP and/or CZC submittal.
The detailed site plan and building elevations submitted with any CUP and/or CZC/DR
application for this site shall substantially comply with the conceptual site plan and building
elevations submitted to the City as shown in Exhibit A of this staff report, and with the
requirernents of the subject Development Agreement, and the design review requirements of
the iJDC.
Drive-thru Establishments: The concept plan depicts 3 drive-thru windows on this site; one
on each of the proposed buildings. Per UDC 11-4-3-11, drive-thru establishments require
CUP approval if they are located within 300 feet of an existing residence or residential
district or another drive-thru facility. There are also several specific use standards for drive-
thru windows that are listed in UDC 11-4-3-11 that the applicant must comply with. The
Police Department (see Exhibit B) requests that any and all drive through windows
proposed on the site be approved by the Police Department. Because the most efficient
way for the PD to review and submit comments on a drive-thru is through the CUP
process, Staff is including a provision in the DA that ALL drive-thru windows on the site
be approved through the CUP process.
Access: Although no development is proposed at this time, the conceptual development plan
(attached in Exhibit A.2) shows a 20-foot wide right-in driveway access to the site from E.
Overland Road, classified as a principal arterial roadway, approximately 262 feet east of the
Overland/Eagle intersection. A full-access public street is proposed to Overland Road
approximately 518 feet east of the Overland/Eagle intersection where Rackham Way is
proposed to be relocated. A stub street is shown to the property to the east (owned by Ustick
Marketplace) at the northeast part of the site across the Eight Mile Creek. An emergency
vehicle access is proposed at the southeast boundary of the site frorn Overland Road. No
access points are proposed or approved to/from Eagle Road.
The original concept plan submitted with this application depicted a right-in access from
Eagle Road at the north end of the site, a right-in/right-out access (in the current location of
Rackham Way), a full-access (in the future location of Rackham Way) to Overland Road, and
no stub to the property to the east. Since application submittal, the applicant has submitted a
revised plan that reduces the amount of access points originally proposed to the site, provides
a stub street to the property to the east, and provides an emergency vehicle access to the site
from Overland, as detailed above. Staff and ACHD are supportive of the proposed access
points to/from the site and stub street to the adjacent property to the east, as depicted on the
revised concept plan attached in Eachibit A.2 (the Fire Department has not yet submitted
comments on the proposed emergency access from Overland). However, the ACHD report
Overland Village AZ-08-001 & VAC-08-001 Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15, 2008
does note that Rackham Way will be restricted to a right-in/right-out onto Overland Road in
the future when either a raised median is constructed upon deternunation by ACHD that a
substantial safety hazard exists or on the pro~ision of a connection from Rackham Way to a
signalized intersection to the east, whichever occurs first. Additionally, Planning and
AC~ID Staff recommend that the applicant construct a public stub street from
Rackham Way to the west easement boundary of the Eight Mile Creek as proposed on
the concept plan, and road trust with the District for one-half the costs of a bridge
crossing of the Eight Mile, to allow for future connectivity to the east and access to the
signalized Overland-Silverstone intersection.
Note: Jim Kissler, the owner of three parcels to the northeast of the site, submitted a letter to
ACHD stating that (in his opinion) the main access to his property and the Elk's property
(south of the interstate) will be primarily from the signalized intersection at Overland and
Silverstone. With the stub street mentioned above, the subject property and the property to
the north would have access to a full access approach. Any access to Rackham Way (in its
current or proposed location) would be secondary, since Rackham is too close to the
Eagle/Overland intersection and will eventually be a right-in/right-out access and would
require a bridge to cross the confluence area of the Five Mile and Eight Mile Creeks. He
feels that money would be better served to get to the signalized intersection, not the right-
in/right-out.
Specia[ Consideration for Commission & City Council:
Staff concurs with Mr. Kissler that primary access to the Kissler and Elks properties should
be provided from the future light. at the Silverstone/Overland intersection with secondary
access being provided via Rackham Way. The subject property would also be able to use
the signalized intersection at Silverstone jor access to/from the site; however, it wou[d be
more meandering than a direct access and Staff believes that folks would be less likely to
use it than if it were more of a direct route to the site. Because the Rackham access will
eventually be restricted to a right-inlright-out and the other access closer to the
Overland/Eagle intersection is a right-in only, Staff (Planning, Fire, and Police) believes
that construction of a bridge across the Eight Mile Creek would be beneficial for the
subject property in order for full access to be provided from the signalized intersection east
of the site.
The Fire Department is especially concerned about providing emergency access to this site
iJ a bridge is not constructed so that full access can be provided from the signalized
intersection at Silverstone/Overland. Otherwise, when Rackham is restricted to right-
in/right-out due to a future median, the Fire Department wil[ either have to travel past the
site to gain access from the north through the Kissler/Elks properties or do a"U" turn in
the middle of Overland, neither of which is desirab[e. For this reason, the Fire Department
recommends that the project be denied if a permanent left-in access cannot be provided
from eastbound Overland Road into the site.
Staff has added a Deve[opment Agreement provision requiring the applicant to pay for half
the cost of the bridge, through a road trust, to provide connection to the undeveloped
property to the east and for access to/from the signalized intersection.
[Staff inet with the applicant and Joe Silva, Assistant Fire Chief, on S/6/08 to explore
options for emergency access to the site other than a bridge and street connection across
the Eight Mile Creek to the eas~ Because the property to the east owned by Ustick
Marketplace has already been annexed and zoned commercially, Staff is not convinced
lhat this is a feasible option because the timing of development for the adjacent property is
unknown and emergency access will not be available to the site unti[ development of the
property occurs. In addition, there is no mechanism for requiring that property owner to
Overland Village AZ-O8-001 & VAC-08-001 Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15, 2008
pay for half the cost of a bridge; plus that property owner will already be burdened with the
cost of a bridge across the Five Mile Creek at the north boundary of their property.
An emergency vehicle access at the southeast corner of the site from Over[and was
discussed; .Ioe Silva was going to discuss this option with Chief Anderson to determine if
this would be a viable option for emergency access. Staff believes that if the Fire
Department approves of this option, it would be more time[y and feasible than a connection
to the east. Ij the Fire Department determines that the proposed emergency access will
better address emergency access issues on this site, the Commission/Council may decide to
strike the aforementioned provision from the DA.J
Waterways: The Five Mile Creek runs along the north boundary and the Eight Mile Creek
runs along the east and north bounclaries of this properfy. Per the Comprehensive Plan, these
creeks should be improved and protected throughout commercial areas. Staff is including a
DA provision for the applicant to protect the creeks during the development process. Staff
would encourage the applicant to improve the area adjacent to the creeks as a development
ameni ty. ~
Landscaping: East Overland Road and S. Eagle Road are both classified as arterial streets
and entryway corridors into the City; as such, a 35-foot wide landscape buffer is required
along Overland & Eagle. South Rackharn Way is classified as a local street; as such, a 10-
foot wide landscape buffer is required. All landscaping will be required by the City with
future CUP/CZC approval and shall be installed prior to issuance of Certificate of
Occupancy.
Mu1ti-Use Pathway: The proposed pathway network plan contained in the Master Pathways
Plan shows a portion of the City's multi-use pathway running along the southern boundary of
this site. This pathway should begin at the eastern boundary of the site, near/at the relocated
Rackham Way intersection, and continue to the Eagle Road/Overland Road intersection. The
applicant should coordinate the exact location of the pathway with the Parks
Department. This pathway will be required to be installed prior to the first Certificate
of Occupancy on this site. Provide written documentation from the Parks Department
with the first CZC application, approving the pathway design and location.
Floodplain: A portion of this site along the northern property boundary is located within the
floodway. A large portion of the north half of this site is also located within the 100-year and
500-year floodplains, in flood zones AE and X5, respectively. The proposed building
locations are within this area. Any work or improvement within the floodway or
floodplain on this property shall file a floodplain development application with the City
of Meridian Public Works Department prior to commencement of the work.
Parking: For commercial uses, off-street parking stalls are currently required at the rate of
one space per 500 square feet of gross floor area (iJDC 11-3C-6B). Parking on the site will be
reviewed for compliance with UDC standards at the time of CUP and/or CZC approval. Also,
no linear grouping of parking spaces shall exceed twelve (12) in a row, without an internal
planter island per UDC 11-3B-8C.
Development Agreement: 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 with the City of Meridian that may require some written commitment for all
future uses. Because this in only an annexation appl.ication with no development proposed at
this time, Staff believes that a Development Agreement is necessary to ensure that this
property is developed in a fashion that is consistent with the Comprehensive Plan and does
not negatively impact nearby properties. If the Commission or Council believe additional
development agreement requirements are necessary, Staff recommends a clear outline of the
comrnitments of the developer being required.
Overland Village AZ-08-001 & VAC-08-001 ~ Page 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15, 2008
A Development Agreement (DA) will be required as part of an annexation of tlus property.
Prior to the annexation ordinance approval, a DA shall be entered into between the City of
Meridian, the property owner(s) at the time of annexation ordinance adoption, and the
developer. The Applicant shall contact the City Attorney, Bill Nary, at 888-4433 within six
months of Council approval to initiate this process. The DA shall include, at minimum, the
following:
a. All future development of the subject property shall comply with City of Meridian
ordinances in effect at the time of development.
b. The site and buildings on the site shall comply with all of the design review standards
listed in the UDC. A Design Review application shall be submitted with the CUP or
CZC application (whichever occurs first) for all future buildings on this site.
c. The detailed site plan and building elevations submitted with any CUP and/or CZC
application for this site shall substantially comply with the conceptual site plan and
building elevations submitted to the City as shown in E~chibit A of this staff report, as
arnended herein, and with the requirements of the subj ect Development Agreement.
Construct a minimum of 2 and a rnaximum of 4 buildings on this site. No footprint
for a single building shall exceed 20,000 square feet. Further, no building shall
exceed 3 stories in height.
d. The applicant shall be responsible for all costs associated with sewer and water
service installation.
e. Any drive-thru establishment proposed on the site shall be subj ect to Conditional Use
Pernut approval.
£ Direct access to/from this site from Eagle Road shall be prohibited. Access to the site
shall be provided frorn one full access point to/from Overland Road via S. Rackham
Way and one right-in access point to the site from Overland Road, as depicted on the
conceptual site plan. The Rackham Way access may be limited to right-in/right-out
only in the future. ~
g. Prior to the first occupancy permit being granted, a minimum 35-foot wide landscape
buffer will be required and shall be constructed along the entire frontage of E.
Overland Road and S. Eagle Road, in accordance with UDC 11-3B-7.
h. A minimum 10-foot wide landscape buffer will be required and shall be constructed
along the entire frontage of S. Rackham Way in, accordance with UDC 11-3B-7.
i. Prior to the first occupancy permit being granted, a 10-foot wide multi-use pathway
will be required on this property in accordance with the Master Pathways Plan. Said
pathway should connect to the Eagle/Overland intersection and the relocated
Rackham/Overland intersection, and continue to the east. Exact location of the
pathway shall be coordinated with the Parks Department. Provide written
documentation from the Parks Department with the first CZC application, approving
the pathway design and location.
j. If not existing, sidewalks shall be constructed along S. Eagle Road, E. Overland Road
and S. Rackham Way. .
k. The applicant shall construct a public stub street from Rackham Way to the west
easement boundary of the Eight Mile Creek to allow for future connectivity to the
east and access to the signalized Overland-Silverstone intersection. The applicant
sha[[ submit a road trust to ACHD for half the cost of construction of a bridge over
the Eight Mile Creek to provide interconnectivity betrveen the subject site and the
property to the east (parcel #fS11T6336520), prior• to the first occupancy being
granted on this site.
Overland Village AZ-08-001 & VAC-08-001 Page ]0
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15, 2008
1. Any work or improvement within the floodway or floodplain on this property shall
file a floodplain development application with the City of Meridian Public Works
Department prior to commencement of the work.
m. The Five Mile Creek, which runs along the north boundary, and the Eight Mile
Creek, which runs along the east and north boundaries of this property shall be
protected through the development process, in accordance with the Comprehensive
Plan. Improvements along the creeks are encouraged as development amenities.
n. The applicant shall work with ACHD to vacate the existing Rackham Way right-of-
way and relocate any utilities accordingly.
o. The applicant shall complete all required improvements prior to obtaining a
Certificate of Occupancy for any new use or change in use of the site.
p. No signs are approved with the subject annexation approval. All business signs wi11
require a separate sign pernut in compliance with UDC 11-3D.
q. All future construction/uses on this site should comply with the provisions of City
Code in effect at the time of submittal.
Certificate of Zoning Compliance: The purpose of a Certificate of Zoning Compliance
(CZC) pernut is to ensure that all construction, alterations and/or the establishment of a new
use complies with al.l of the provisions of the UDC before any work on the structure is started
and/or the use is established (UDC 11-SB-lA). To ensure that all of the requirements of the
Development Agreement as listed in Exhibit B are complied with, the Applicant will be
required to obtain CZC approval from the Planning Department prior to building/parking lot
construction, and all improvements must be installed prior to occupancy.
VAC Application: The applicant is requesting to vacate the existing right-of-way of S.
Rackham Way and do a land swap with ACHD to relocate Rackham Way further to the east ,
as depicted in Exhibit C.2. This location is not only further from the Eagle Road intersection,
but it aligns with the access point into Silverstone to the south. Rackham Way currently, and
will continue to provide access to the park and ride lot on the north side of this site. Staff is
supportive of moving Rackham Way to the east.
There are no required UDC findings for vacation applications; ACHD is the lead agency
responsible for the official vacation/exchange of the Rackham Way right-of-way. In addition
to vacation of Rackham Way; the applicant should vacate any utilities if any permanent
structures are proposed to encroach. Staff is in support of this request and is
recommending approval of the VAC application as requested by the applicant, as it is in
the best interest of the public.
b. Staff Recommendation: Staff recommends approval of the subject application A~08-001
(and VAC-08-001) with the Development Agreement provisions listed in the in Exhibit B of
the Staff Report for the hearing date of May 1, 2008.
11. EXHIBITS
A. Drawings
1. Vicinity/Zoning Map
2. Conceptual Site Plan (dated: 5/8/08)
3. Conceptual Building Elevations (dated: 1/15/08)
B. Agency and Department Comments
Overland Village AZ-08-001 & VAC-08-001 , Page 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEAWNG DATE OF MAY 15, 2008
C. Legal Descriptions & Exhibit Maps
1. Annexation and Zoning Boundary
2. Vacation Boundary
D. Required Findings from Unified Development Code
Overland Village AZ-08-001 & VAC-08-001 ' Page 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15, 2008
A. Drawings
1. Vicinity/Zoning Map
Exhibit A Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15, 2008
2. Conceptual Site Plan (dated: 5/8/08)
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CITY OF MEWDIAN PLANNI:NG DEPARTMENT STAF'F REPORT FOR THE HEARING DATE OF MAY 15, 2008
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15, 2008
B. Agency and Department Comments
1. PLANNING DEPARTMENT
1.1 The legal description submitted with the annexation application (stamped 12/20/07, by Jeffrey
McAllister, PLS) shows the property as contiguous to the existing corporate boundary of the City
of Meridian. The Public Works Department has confirmed that the submitted legal description
meets the requirements of the City of Meridian and should meet the requirements of the Idaho
State Tax Commission.
1.2 Prior to the annexation ordinance approval, a Development Agreernent (DA) shall be entered into
between the City of Meridian, property owner (at the time of rezone ordinance adoption), and the
developer. The Applicant shall contact the City Attorney, Bill Nary, at 888-4433 within 6 months
of the City Council approval to complete this process. The DA shall, at minimum, incorporate the
provisions noted in Section 10, Development Agreement, of the staff report.
1.3 The City consents to the proposed vacation and exchange of the Rackham Way right-of-way
(VAC-08-001). The applicant shall coordinate the vacation with the Ada County Highway
District.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains in E
Overland Road. The applicant shall install mains to and through this subdivision. The applicant
shall coordinate main size and routing with the Public Works Department and execute standard
forms of easements for any mains that are required to provide service. Minimum cover over
sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than
alternate materials shall be used in conformance of City of Meridian Public Works Departments
Standard Specifications.
22 Water service to this site is being proposed via extension of mains in E Overland Road. The
applicant shall be responsible to install water connections. The applicant shall be responsible to
install water mains to and through this development, coordinate main size and routing with Public
~ Works.
2.3 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants). The easements shall not be dedicated via
the plat, but rather dedicated outside the plat process using the City of Meridian's standard forms.
The easement shall be graphicaTly depicted on the plat for reference purposes. Submit an
executed easement (on the form available from Public Works), a legal description, which must
include the area of the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and
distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this
document. ~
2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
2.5 All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer.
2.6 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Exhibit B Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15, 2008
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non-approval subrnitted to the Public Works Department.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
2.7 Any existing domestic well system within this project shall be removed frorn domestic service per
City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.8 Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures
and inspections (208)375-5211.
2.9 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building pernuts.
2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
2.11 All developrnent improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.12 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat
per Resolution 02-374.
2.13 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.14 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.15 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.16 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.17 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the buildings footings are at least 1-foot above.
2.18 The applicants design engineer shall certify that all seepage beds out of the public right- of-way
are installed in accordance with the approved design plans. This certification must be received by
the City of Meridian Public Works Department prior to the project receiving final approval.
Commercial Proj ects
2.19 At the completion of the project, the applicant shall be responsible to submit record drawings
per the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
proj ect.
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
deternuned after power designs are completed by Idaho Power Company. The street light
Eachibit B Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15, 2008
contractor shall obtain design and perrrut 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 pernuts.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to
existing buildings within 1,000 feet of the project.
3.3 All comrnon driveways shall be straight or have a turning radius of 28' inside and 48' outside and
shall have a clear driving surface which is 20' wide.
3:4 Fire lanes, streets, and structures including the canopy height of mature trees shall have a vertical
clearance of 13'6.
3.5 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.
3.6 The roadways shall be built to Ada County Highway Standards cross section requirements and
shall have a clear driving surface. Streets with less than a 29' street width shall have no parking.
Streets with less than 33' shall have parking only on one side. These measurements shall be
based on the back of curb dimension. The roadway shall be able to accommodate an imposed
load of 75,000 GVW.
3.7 Commercial and office occupancies will require a fire-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.8 Maintain a separation of 5' from the building to the dumpster enclosure.
3.9 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).
3.10 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.
3.11 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 9033.1.2, the distance requirement shall be 600 feet (183
rn).
3.12 There shall be a fire hydrant within 100' of all fire department connections.
E~chibit B Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15, 2008
3.13 Buildings over 30' in height are required to have access roads in accordance with The International
Fire Code Appendix D Section D105. ~
3.14 The proposed right-in driveway where the current Rackham Way is located will be
required to be 20' wide with a 28' inside radius and a 48' outside radius.
3.15 The Fire Department strongly recommends that development of this property be conditioned
on Rackham Way being and remaining a right-in/right-out, left-in access to the site, un[ess a
bridge is constructed across the Eight Mile Creek and access is provided from the east to
the site from the future signalized intersection at Overland/Silverstone. Further, the Fire
Department is not supportive of a left-out access from the site to Overland because of the
traffic hazard it would presumably create. If a median is constructed in Overland, the only
way that Meridian fire units have of accessing the site from the west is thru the Silverstone
development south of the site by first turning onto E. Goldstone to S. Silverstone Way to be
able to enter the project from the east by going westbound on Overland. If a permanent
left-in access cannot be provided from eastbound Overland Road into the site, it is
recommended that the project be denied. (See ACHD comment #8.1.4 be[ow)
4. MEWDIAN POLICE DEPARTMENT
4.1 The Police Department requests that any and all drive through windows proposed on the
site be approved by the Police Department.
4.2 The Police Department supports limiting access points to Overland Road.
4.3 The Police Department recommends that the applicant construct a road across the Eight
Mile Creek to provide connecNvity to the property to the east.
5. SANITARY SERVICES COMPANY
5.1 Prior to issuance of a certificate of zoning compliance, that applicant shall submit an approved site
plan from SSC.
5.2 Waste enclosure access: The applicant shall provide drive-on capability for 6 and 8 cubic yard
containers. Allow a minimum of 60 ft. frontal clearance for such containers.
5.3 Turning Radius: the applicant shall provide a minimum of 50 ft. turning radius.
6. MERIDIAN PARKS DEPARTMENT
6.1 The Parks Department did not submit comments on this application.
7. IDAHO TRANSPORTATION DEPARTMENT
7.1 All access for this development should be from Overland Road with no direct ingress or egress
from Eagle Road. Any access on Eagle Road at this location is not pernutted as this is a full
control of access section of highway. Any work (landscaping, noise abatement, etc.) within the
Eagle Road right-of-way will require a pernut from ITD.
8. ADA COUNTY HIGHWAY DISTRICT
8.1 Site Specific Conditions of Approval
8.1.1 Comply with requirements of ITD and City of Meridian for the Eagle Road (SH-55) frontage.
Submit to the District a letter from ITD regarding said requirernents prior to District approval of
the final plat or issuance of a building pernut (or other required pernuts), whichever occurs first.
Contact the District III Traffic Engineer at 334-8340.
8.1.2 Make application for the vacation and exchange of right-of-way to realign the south portion of
Rackham Way as proposed. If approved:
Exhibit B Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15, 2008
a. Design and reconstruct Rackham Way so that it aligns with the private drive from Silverstone
Subdivision on Overland Road.
b. Construct the portion of Rackham Way running through the site as a 36-foot street section at
its intersection with Overland Road tapering back to a 29-foot street section with vertical
curb, gutter, and 5-foot attached sidewalk on both sides within 40-feet of right-of-way. Install
no parking signs on both sides of the street.
8.1.3 Construct a right-in only driveway where Rackham Way is currently located. Construct the
driveway to be as narrow as the Meridian Fire Department will allow (preferably 14-feet), and
install DO NOT ENTER signs on both sides of its north end.
8.1.4 Pay a road trust deposit sufficient to cover the cost of installing a six inch raised median to restrict
the realigned Rackham Way to right-in/right-out in the future. Rackharn Way will be restricted to
right-in/right-out either on a deternunation by ACHD staff of a substantial safety issue, or on the
provision of a connection from Rackham Way to a signalized intersection to the east, whichever
occurs first.
8.1.5 Dedicate additional right-of-way along Overland to achieve a total of 60-feet from centerline
abutting fihe site and approximately 78-feet from centerline near the intersection of Eagle Road.
The right-of-way purchase and sale agreement and deed must be completed and signed by the
applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to
issuance of a building pernut (or other required permits), whichever occurs first. Allow up to 30
business days to process the right-of-way dedication after receipt of all requested material. The
District will purchase the right-of-way which is in addition to existing right-of-way from
available Corridor Preservation Funds.
8.1.6 Construct four driveways and one drive-through entrance on Rackham Way, no wider than 36-
feet with minimum 15-foot curb return radii. The driveways shall be no closer than 100-feet from
the intersection of Overland Road (near-edge to near-edge).
8.1,7 Construct a stub street from Rackham Way to the west easement boundary of Eight Mile Creek,
as a 29-foot street section with vertical curb, gutter, and 5-foot attached concrete sidewalk on
both sides, all inside 40-feet of right-of-way. Install a sign at the ternunus of the stub street stating
that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
8.1.8 Direct lot access to Eagle and Overland Roads other than what is specifically approved in this
application is prohibited and shall be noted on the final plat if the parcel is subdivided in the
future.
8.1.9 Overland Road is subject to 5 year pavement cut moratorium until October 2010. No pavement
cuts are allowed unless specifically approved in writing by the District Pavement Cut Committee.
8.1.10 Comply with all Standard Conditions of Approval.
8.2 Standard Conditions of Approval
8.2.1 Any existing irrigation facilities shall be relocated outside of the right-of-way.
8.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
8.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
8.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
8.2.5 Comply with the District's Tree Planter Width Interim Policy.
Exhibit B Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEAWNG DATE OF MAY 15, 2008
8.2.6 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.
8.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
8.2.8 The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or.other required pernuts), which incorporates any required design changes.
8.2.9 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.
8.2.10 Payment of applicable road impact fees is required prior to building construction. The assessed
impact fee will be based on the impact fee ordinance that is in effect at that time.
82.11 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction. .
8.2.12 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.
8.2.13 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.
Exhibit B Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15, 2008
C. Legal Descriptions & Exhibit Maps
1. Annexation and Zoning Boundary
TOOTHMAN-ORTON ENGINEERING COMPAN'Y
OOKSULTING EKL'1NEL~R& S3IRVEYdRS ANID ~tA1~;N~liS
9777 CHlNDEN B4ULEU.~RO
8015~, IDA.li083714•2008
106•3Z3-2288 • FAX 2083:3-2399
bads~menqrco.com
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Dete: December 19, 2007
Page~ 1 of 2
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Annexation Description
A paree! af land, Tocated in tlie Sout~awest Quarter of SSCtion 16, Township 3~iorth,
Range 1~ast, ~oise Meridian, Ada Couuty, ~daho, described as follows:
:BEG~NIY~NG at the corner common to Sections 16, 17, 20 and 21, from which the
quarter corner eomaion 4o Sactions 16 and 21 bears 5.~9°22'S4"E., 2665.07 feet, theace,
along the West I.ine of said Soction 16,
f} I~d,00°49'23"W., 810.16 feet; thenc~,
2} N.89°1Q'37"E., 93.61 feet to a point on the westerly line S. ~aehhemrl VJay;
thence, along the nord~easterly and easterly lire of an 1.8132 acre pascel of la~d
conveyed to the Ada County Highway Aistrici by Deed Instrument No.
1a2I03903, the following courses:
3) S.S1°26'41"~., 263.62 ~'eet; thence,
4) S.00°24'U6"W., 140.10 feet to the norkhwest eorner Af ~arcel II of Deed
Instrument I~a. 1 A6056140; thence, along the sortherly line of said Parcel II and
the Northeriy liae of Parcel I of said Aeed lnstnunent No. 106056140,
5) 5.66°51'54"~., 2b1.34 feet to an angle in the northeasterly line of said Parcel I;
thence, along t~e norlheasterly I,ine o~ said Paccel I,
6) 5.36°53'U4"E., 45634 feet bo the l~TOrth right~~f-w~y line of Overland Road;
thear.e,
'~ 5.00°3TQ6"W., 48.00 fei:t to the South line of said Sec#ion 16; thence, along said
Sout~ line,
8) N.89°22'S4"W., 800.84 feet to tl~e POINT OF BEGINNING.
CON~'AII~ING: 9.06 acres, more or less.
See attached E~ibit "B"-Annexation Map, wt-ic~a is hereby made a part of this
deserfption.
This descriptioa was prepared from dead information and is not thc resuft of a survey made on the grouad
by Toothmao-0rtoa Engineering C•o. This description is subjectto change at such time as a survey is made
o~ the ~round. Toothxnan-Orton Engineering Co. assumes no liability for zts sccuracy.1lli,S des~c i~tion is
aot tnr recordins.
~.
H:tQ72121WPfiEcs'lSl1RVEY1Exi~A• ANNEXA7FOtd,Boc
B~ISE • GOI;LIit d'eli.EtY~ • GALl7`
Exhibit C Page 2
CITY OF MERIDIAN PLANIVING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 15, 2008
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ss I A PORTION OF THE
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~ ~ F ADA COUNTY, IDAHO
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U N89' ' 93.61
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L3 500'37'OB 48.00
TOOTFII~AN-ORTON ENGINEERING C0.
ENGINEERS • SURVEYORS • PUWNERS
9777 CHINDEN BOULEVARD • BOISE, IDAHO BJ714-2008
PHONE: 208-323-2288 • FAX: 208-323-2399
F-F6E:k\07212~6ch8-Amiaia6onOKG o~:iz/zo/m ~o~oniz es-~oo
Exhibit C Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 21, 2008
2. Vacation Boundary
TOOTHMAN•ORTON ENGINEERI4~G COMPANY
COPISULT7TtA EN~YIdEERS~ SF7RV~Y~ AND PLANNERS
9777 GNINDEld 80Ulfv4RD
8015E, IDAHO 83714-2008
2Q8-323-2398 • FAICIUB-3?3•2399
baFseOtoengrao.cam
PIOJCCf I~O: 0~212
Uate: Dec~euaber 19, 2Q07
Paget 1 of 2
~+ ~.B~iT uA»
Vacatioa Desaeiption- A Portiors of S. Rackham Way
~1 variable width portion of right-of-way, located in the Soutbwe5t Quarter of Section
E6, Township 3 North, R~ge 1 East, Boise Meridian, Ada County, Ida}aa and being a
portion of a 1.8132 acre parcel of l~.d conveyed to t1~ Ada Coimty Highway Uistrict by
Ae.ed Instrument No. ] ~2103903, described as follows:
COMIV~E~iCIl~iG at the corner cammon to Sectio:~.s 16, 17, 20 and 21, from which
the quartea corner common W Sections 16 aad 21 bears S.89°22'S4"~., 2b65.07 feet;
thence, aloeg the South liae of said Seetian 16,
A) S.89°22r54"B., 2~2.42 feet; thence,
B~y N.UO°37' ~6"E., 66.U0 f.eet tn g point on the nortiierly right-of-way of Overland Road,
markumg the POINT OF BEGIl~i1V~1VG, said poiwt being the Southe.~st corner of said
~.8132 acre parcel of lend; thence, along said northeriy right~f way Iine,
1) N.89°22'S4"W., 6d.00 feet to the Southwest corner of said 1.8132 acre pamel;
thence, along the westerly line of said 1.8132 acre garcel thE following courses
and distauces:
2) N.gU°49'25"VJ., 234.00 feet to the beginning of a tangent curve; tbence,
3) Notthwesterly ~la~g said curve to the left, having a radius of 271.56 feet, an arc
length af 1q9.06 feet, through a central angle o:E42°00'40", end a long chord that
bears N.21°49'2.5"VJ., i94.64 feet tv the begi~.ning of a tengent curve; thence,
4) No~thwesterly along said curve to the-right, hzving a radius of 3U4.95 feet, an arc
length of 222.?3 fEet, throug~ a ccntrai angle of 41°50'S3", and a long cb.ord thai
bears N.21°53'S8"W., 217.81 feef; thence, leaving said west~riy li~e,
S) A1.89°'t0'S3"E., 9.00 feet eo the beginning of a non-tangent curve; thence,
6) Sout~eesterly along said carve to the left, t~ving a radius of 295.95 feet, an arc
lea;gt~. of 2~ 6. ~ 3 foet, through a oentrai angle of 41 °50'36", and a long chord tbat
bears S.21°54'07"E., 2 i 1.3G feet to the beginning of a tangent curve; thence,
7) Southeasterly along said curve to the left, having a radius o~ 216.3$ feet, an arc
leng~h nf 115:99 #aet, thxough a central angle of 30°42'4T', and long chord that
bears S58°10'49"E., 114.60 fe-et; che~ce,
8) S:73°32'12"E., 2.07 feet to the beginning of anon-tangent curve; thence,
9) Southeasteriy alon~ said curve to the right, having a radius of 331.56 feet; an arc
length of 12$.49 feet, tilrough a central angle of 22°12' 15", and a lot~g chord that
bears S.l I°55'32'~., 127.69 fe~t; thence, alorg a line tangent fr~om said curvc,
10) S.~O°~9'25"E., 235.51 feet to the PO~('X' O~ ~~G~'~III~1G.
H.1672121WPfile~YURVEY1ExhA- RO.W. VACAT[ON.Qa
BotsE • COEUR d~~.E~r~ • ~tiv~~.
E~chibit C Page 1
CITY OF MERIDIAN FLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 21, 2008
TO(1~MA1V-QR~'ON F.ddGINE~RIlVG OOMPANX
f'roject rTo: 07~12
Date: T~ecernbex 1;9, 2007
Page: 2 of 2
CONTA~!IING: 0.58 acres or 25,458 square feetr mare or less.
SeE Fxlu'bit "B"-RO.W. Vacation Map, wk~ich is hee~y made a part of this dESCription.
'I~is desc~iptioo wes prtpared from dced informetion and is not ~e resuh of u survey made on tfie ground.
by Tooth,man-9rtol~ Bttgineering Co. This description is subjeet ~o change at such time as a siuvey is at0de
on the ground. Toothmm~-Orton Eagineering Co. assumQS no liabiliry for its accuracy. ~q descriptioa is
not for tecordins.
3.,: ~
H:1072121WPf9(esiSURVEY'IEldiA-RQW. VACATIO~I.~oc
Exhibit C Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 21, 2008
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ElQ~HIT °B"- R.O.W. QACATION MAP
A PORTION OF THE
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ADA COUMY, IDAHO
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TOOTHMAN-ORTON ENGINEERING C0.
EIVCINEERS • SURVEYORS • PLANNERS
9777 CHINDEN BOULEVARD • BOISf, IDA110 83714-2008
PHONE: 208-323-2288 • FAX: 208-323-2399
E~~ H:\o~zn~x~e-2o.r. vrc_mvc oa~ i2/2a/m .we m2i2 as-ioo
E~chibit C Page 3
CITY OF ME~DIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 21, 2008
D. Required Findings from Unified Development Code
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive
Plan;
The Applicant is proposing to zone all of the subject property to C-G. Staff 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 for more information.
b. The map amendment complies with the regulafions outlined for the proposed district,
specifically the purpose statement;
Staff finds that retail stores and restaurants are principal permitted uses within the requested
GG zone. There are also several uses in the requested GG zone that can occur with
conditional use pernut approval. Staff finds that future development of this property should
comply with the established regulations and purpose statement of the C-G zone.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning amendment will not be detrimental to the public health,
safety, or welfare. Staff recommends that the Cornmission and Council rely on any oral or
written testimony that may be provided when deternuning this finding.
d. The map amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the City including, but not
limited to, school districts; and,
Staff finds that the proposed zoning amendment wili not result in any adverse impact upon
the delivery of services by any political subdivision providing services to this site.
e. The annexation is in the best of interest of the City (ITDC 11-SB-3.E).
Staff finds that all essential services are available or will be provided by the developer to the
subject property and will not require unreasonable expenditure of public funds. In accordance
with the findings l~isted above, Staff finds that Annexation and Zoning of this property to
C=G would be in the best interest of the City, if the Applicant enters into Development
Agreement (DA) with the City, as mentioned in Section 10 of the Staff Report.
Exhibit D Page 2