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C1TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE OF ~~~ ~'~2~0~~ ~ i) ~ ~ ~j
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STAFF REPORT
Hearing Date:
TO:
FROM:
SUBJECT:
~~~ ~ ~ ~~~~
August 7, 2008
Planning & Zoning Commission
Bill Parsons, Associate City Planner
(208) 884-5533
Eagle and Victory
• CPA-08-002
~.• 8 I~~~ ~ h= i~fd L i-~ y~ lf~ ~
~I~'Y` CI_Ff~F~C (~~~~~~
E IDIAN~'~.---
BD~Fio
Comprehensive Plan Map Axnendment to modify the land use designation on
approximately 15.5 acres of land from Low Density Residential to Mixed
Use - Community
• AZ-08-O10
Annexation and Zoning of 3.75 acres from Ada County RUT and Rl to C-N
(Neighborhood Business Center) zoning district
1. 5UMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, The Rose Law Group, has applied to amend the Comprehensive Plan Future Land
Use Map (CPA) by changing the land use designation on approximately 15.5 acres of land from
Low Density Residential to Mixed Use - Community. Concurrently, the applicant is requesting
Annexation and Zoning of 3.75 acres of land from RUT and RI (Ada County) to C-N
(Neighborhood Business District) zoning district. The site is located on northwest comer of E.
Victory Road and S. Eagle Road. This property is within the City's Area of Impact and Urban
Service Planning Area and is contiguous to the current City limits.
The applicant has submitted a conceptual development plan showing how the site may develop in the
future. The plan is depicting two drive-through businesses on the site (pharmacy and a bank). The
proposed drives through businesses are within 300 feet of a residential zoning district which requires
CUP approval prior to establishing the use on the site. Access to/from the site is proposed from one
full-access driveway on E. Victory Road and right-in only drive way on S. Eagle Road. The
applicant's request, including analysis of the proposed mix of uses and concept plan is included
below.
2. SiJNIlVIARY RECOMIVIENDATION
Staff has provided a detailed analysis of the requested CPA and AZ applications below. Staff has
determined that allowing a"Mixed Use - Community" future land use map designation and
annexing the property to C-N would not he in the best interest of the City. Stat~ is recommending
denial of the CPA and AZ applications per the Analysis in Section 10 and the Findings listed in
Ezhibit C of this staff report.
Per ldaho State Code, Title 67, Chapter 65, the Commission may recommend amendments to the
land use map component of the Comprehensive Plan to the governing board only once every six (6)
months. The Commission should note that there are several otheY Comprehensive Plan Map
Amendments (9 total), also scheduled be heaYd on August 7, 2008. Staff anticipates that additional
time may be necessary to make it through all of the CPA applications. Therefore, if the Commission is
inclined to make a favorable recommendation of the subject CPA application, Staff is recommending
Eagle and Victory CPA-08-002 and AZ-08-O10 PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI-IE HEARING DATE OF AUGUST 7, 2008
that this application be continued to the hearing date of August 14, 2008, in hopes that favorable
recommendations on all the CPA applications can occur at that one time.
3. PROPOSED MOTION
Recommend Denial
I move to recommend denial to the City Council of File Numbers CPA-08-002 and AZ-08-O10, as
presented in the staff report for the hearing date of August 7, 2008, for the following reasons: (you
should state specific reasons for denial.)
Continuance
I move to continue File Numbers CPA-OS-002 and, AZ-08-O10, to the hearing date of August 14,
2008, for the following reason(s): (1) to allow time to forward on a comprehensive recommendation
to the City Council on all of the Map amendments requested, 2) You should state other specific
reason(s) for continuance, if appropriate.)
Recommend Approval
I move to recommend approval to the City Council of File Numbers CPA-08-002 and AZ-08-010 as
presented during the hearing on August 7, 2008.
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
Northwest corner of E. Victory Road and S. Eagle Road
Southeast'/a of Section 20, Township 3 North, Range 1 East
b. Owners:
Vernon & Jean Urwin
1803 Primrose Dr.
Nampa, ID 83686
Tedi Hepper
3130 E. Victory Road
Meridian, ID 83642
David & Barb Marquart
3100 E. Victory Road
Meridian, ID 83642
James & Mary Lou Allen
3040 E. Victory Road
Meridian, ID 83642
Jonathan & Bonita Glick
2860 E. Victory Road
Meridian, ID 83642
c. Applicant:
Rex & Marla Young
2950 E. Victory Road
Meridian, ID 83642
Shawn Nickel, The Rose Law Group
6223 N. Discovery Way, Suite 200
Boise, ID 83713
d. Representative:
Same as applicant
e. Present Zoning: RiJT and Rl (Ada County)
Lynn & Suzanne Asay
2910 E. Victory Road
Meridian, ID 83642
f. Present Comprehensive Plan Future Land Use Map Designation: Low Density Residential
g. Applicant's StatemenUJustification (reference submittal material): "This application request for
amendment to the current land use designation will demonstrate a need for the City of Meridian
to re-designate the azea extending '/o mile west on Victory Road from its intersection with Eagle
Eagle and Victory CPA-08-002 and AZ-08-010 PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR Tf~ HEARING DATE OF AUGUST 7, 2008
Road, to a mixed use designation. As ACHD prepares for major improvements to this
intersection, including lane widening and signalization, this application requests the City evaluate
the existing Low Density Residential designation on this enclave of property that sits as its own
island adjacent to more intense uses.
This application includes a request for annexation with a zoning designation of C-N for three
parcels nearest to the corner of Eagle and Victory. A concept plan has been included showing a
potential pharmacy and bank building on the property, together with access points designed in
cooperation with ACHD and site details that meet the requirements of the Meridian Unified
Development Code." See applicant's na~ative for more infofmation.
5. PROCESS FACTS
a. The subject application will in fact constitute a Comprehensive Plan Amendment as determined
by City Ordinance. By reason of the provisions of the Unified Development Code, Title 11,
Chapter 5, a public hearing is required before the Commission and City Council on this matter.
b. The subject application will in fact constitute an annexation as determined by City Ordinance. By
reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is
required before the Planning & Zoning Commission and City Council on this matter.
c. Newspaper notifications published on: July 21, 2008 and August 4, 2008
d. Radius notices mailed to properties within 300 feet on: July 14, 2008
e. Applicant posted notice on site by: July 25, 2008
6. LAND USE
a. Existing Land Use(s): The subject property is currently developed single family homes and
associated accessory buildings.
b. Description of Character of Surrounding Area: The surrounding area is a mix of residential
homes (single family and multi-family) with the potential of a mixed use development along the
east side of Eagle Road.
c. Adjacent Land Use and Zoning
1. North: Single-family homes in Thousand Springs Village and Woodhaven Subdivisions;
zoned R-4 and R-8
2. East: Single-family homes; zoned RUT (Ada County)
3. South: Messina Hills No. 1, Medford Place and Mark Watson property, zoned R-4, R-8 &
RUT (Ada County)
4. West: Single-family homes in Thousand Springs Subdivision, zoned R-4
d. History of Previous Actions: N/A
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: E Victory Road
Location of water: E Victory Road
2. Vegetation: There are eJCisting trees on the property that should be preserved or mitigated for.
3. Flood plain: This property is not within the floodway or floodplain.
Eagle and Victory CPA-08-002 and AZ-08-O10 PAGE 3
C1TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE OF AUGUST 7, 2008
4. Canals/Ditches Imgation: The McDonald Lateral transverse along the northern property
boundary and has already been tiled.
5. Hazards: Staff is not aware of any potential hazards on this site.
6. Proposed Zoning: C-N
7. Proposed Comprehensive Plan Future Land Use Map Designation: Mixed Use - Commu.nity
8. Size of Property: 15.5 acres (CPA) and 3.75 acres (AZ)
f. Off-Street Parking: 1 per S00 square feet of gross floor area.
1. Parking spaces required: 40
2. Parking spaces provided: 80 on a concept plan
g. Landscaping
1. Width of street bufferts): A minimum 25-foot wide buffer is required to be constructed along
S. Eagle Road and E. Victory Road; landscaping within the buffers shall comply with the
current street buffer landscaping standards listed in UDC 11-3B-7.
2. Width of buffer(s) between land uses: 20-foot landscape buffer adjacent to residential zoning
districts.
3. Other landscaping standards: See 11-3B-8, Parking Lot Landscaping, for internal pazlting lot
landscaping requirements.
h. Required dimensional standards for the C N zone, per UDC 11-2B-3:
- Maximum building height: 35'
- Setbacks: Front: 20 feet
Side: 0 feet
Rear: 25 feet
i. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to this
site is depicted on the concept plan via one full-access point to/from E. Victory Road and one
right-in only driveway from S. Eagle Road. Cross access has not been provided for the adjacent
parcel for future connectivity. Access associated with the remainder of the parcels excluded from
annexation will be evaluated if/when redevelopment is proposed.
7. COMMENTS MEETING
On July 18, 2008, Planning Staff held an agency comments meeting. The agencies and departments
present include: Meridian Fire Department, Meridian Public Works Department, Idaho Department of
Transportation and Sanitary Service Company. Staff has included all comments and recommended
actions in the attached Exhibit B.
8. COMPREHENSIVE PLAN
CITY OF MERIDIAN COMPREAENSIVE PLAN POLICIES AND GOALS:
This property is currently designated "Low Density Residential" on the Comprehensive Plan Future
Land Use Map. The applicant is requesting a map amendment to "Mixed-Use Community" for the
subject property.
The purpose of the Mixed Use areas as defined on page 102 of the Comprehensive Plan is as follows,
"There are five sub-categories of the Mixed Use designation. Generally, the designation will provide
Eagle and Victory CPA-O8-002 and AZ-08-010 PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TE~ HEARING DATE OF AUGUST 7, 2008
for a combination of compatible land uses that are typically developed under a master or conceptual
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 fle~bility."
The requested "Mixed-Use Community" designation allows up to 25 acres of non-residential uses, up
to 200,000 square feet of non-residential building azea and residential densities of 3 to 15 dwelling
units to the acre. Per the conceptual development plan, the subject site may develop with two
commercial drive through businesses on the site.
Idaho Code 67-6508 states that "the plan shall consider previous and existing conditions, trends,
desirable goals and objectives, or desirable future situations for each planning component." Staff has
reviewed the subject CPA application and offers the analysis and recommendations contained herein
for the Commission and the City Council's consideration. Please see below and Exhibit D for detailed
analysis of the required findings for a Comprehensive Plan Map Amendxnent.
Staff finds the following Goals, Objectives, and Action items contained in the 2002 Comprehensive
Plan to be applicable to this application (staff analysis is in italics below policy):
• Chapter VII, Goal III, Objective A, Action 1- Require that development projects have planned
for the provision of all public services.
The City of Meridian plans to provide municipal services to the lands pYOposed to be annexed in
the following manner:
- Sanitary sewer and water service will be extended to the project at the developer's expense.
- The subject lands cun•ently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Mes-idian City Fire Depas-tment,
who cu~ently shares resource and personnel with the Meridian Rural Fire Depariment.
- The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office.
Once annexed the lands will be sef-viced by the Mer-idian Police Depart~reent (MPD).
- The roadways adjacent to the subject lands aYe cu~ently owned and maintained by the Ada
County Highway District (ACfID). This setvice will not change.
- The subject lands are cu~ently se~viced by the Meridian School District No. 2. This service
will not change.
- The subject lands are cur~ently seYViced by the Meridian LibraYy District. This sen~ice will
not change and the Me~idian Library District should suffer no Yevenue loss as a result of the
subject annexation.
Municipal, fee-suppoYted, services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Depaf~tment, Meridian Utility Billing Sef-vices, and Sanitary
Services Cofnpany.
•"All milced use projects shall be directly accessible to neighborhoods within the section by both
vehicles and pedestrians."
On the submitted concept plan the applicant has not pYOVided pathway or vehicle connections to
the adjacent proper~ties. If Council approves a mixed use designation for this site, StafJ`' is
recomrnending that vehicular and pedestrian accesses be pYOVided to adjacent parcels.
•"Where the project is developed adjacent to low or medium density residential uses, a transitional
use is encouraged."
Eagle and Victory CPA-08-002 and AZ-08-O10 PAGE 5
CITY OF 1V~RIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI-IE HEARING DATE OF AUGUST 7, 2008
The site is located adjacent to land that is developed as low and medium density residential uses.
Because the area is pYimarily developed with single family and multifamily developments, staff
believes the site is better suited for a denser multi fanzily development like the Medford Place
Subdivision which is located on the southwest corner of Eagle and Victory.
• Chapter V, Goal III, Objective D, Action 5- Require all commercial and industrial businesses to
install and maintain landscaping.
If conzmercial uses are approved on this site in the futuYe, a 25 foot wide landscape street buffer
will be Yequired along S. Eagle Road and E. Victory Road in accordance with the standaYds
listed in UDC 11-3B-7. Internal parking lot landscaping will also be Yequired in accordance with
the standards listed in UDC 11-3B-8.
• Chapter VII, Goal I, Obj ective B- Plan for a variety of commercial and retail opportunities within
the Impact Area.
Cun~ently, a mixed use designation is east of the site, large conzmeYCial developments are on the
southwest and southeast corners of E.Overland Road and S. Eagle Road; and the comprehensive
plan has a neighboYhood center- designated on the south side of E. Victory which is southwest of
this site. Sta,fJ' believes the City has already planned for a variety of commercial and retail
oppoT^tunities in the area.
• Chapter VII, Goal III, Objective A, Action 1(page 111) - Ensure that adequate public services,
including transportation, for existing and future development are provided.
City services aYe curt•ently available to the subject propes~ty located in E Yictory Road.
• Chapter VII, Goal I, Objective B, Action 6- Require neighborhood commercial azeas to create a
site design compatible with surrounding uses (e.g., landscaping, fences, etc.)
Upon develop of this site; the applicant will be responsible for the required landscape
improvements. However, on the submitted concept plan, vehiculaY connectivity and pedesttzan
connectivity have not been provided to the adjacent parcel for future connectivity. Staff believes
this connectivity is vital to those remaining parcels that are not part of this annezation request.
• Chapter VII, Goal IV, Objective D, Action 2- Restrict curb cuts and access points on collectors
and arterial streets.
CYOSS-access easements shall be required with this development to ensuYe future connectivity for
those paYCels not requesting annexation at this time. On the submitted site plan, the applicant has
not provided vehicular connection with the adjacent parcels to the west. Fut•theYmore, without
that future connectivity, staff finds it hard to support the proposed access points by the applicant.
Staff is concerned with the separation of the full access point along E. Victory proposed by the
applicant. With futuYe cross access Yequirements in place, staff believes this full access point
should be vacated when future development is proposed foY those properties west of proposed
commercial zoned site.
STATE REQUIItED COMPREHENSIVE PLAN ANALYSIS
Idaho's counties and cities are required by law, Idaho Code 67-6508, to prepare, implement, review,
and update a comprehensive plan which outlines goals and policies for land use. Fourteen elements
which must be addressed in the plan aze listed in the Code. It is the detailed ordinances that then spell
out how these policies are to be achieved.
The order in which the following policies are presented implies no order or priority.
a. Community Design
Eagle and Victory CPA-08-002 and AZ-08-O10 PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI-IE HEARING DATE OF AUGUST 7, 2008
The purpose of this element is to ensure a pattem of planned growth resulting in orderly and
attractive developments within the City of Meridian. As is applicable to the subject application,
the City should encourage the clustering of commercial development at or near existing arterials
and collector roads and require landscaping of new development to provide beautifcation. If
commercial is allowed, all future construction on the subject site will require approval of a
Certificates of Zoning Compliance prior to construction. Staff will ensure that future development
on this site will comply with any and all applicable design and landscaping standards, as provided
for through the Unified Development Code. In addition, the applicant will be subject to CLTP
approval prior to the establishment of any drive thraugh on the site.
b. Population
The City of Meridian must ensure that population growth is accommodated in an orderly pattern.
Residential and commercial developments must be easily served by City infrastructure and public
services. Staff believes that all necessary services are currently available to the subject site and
will still be available upon development of the site.
c. Housing
The City of Meridian is charged with ensuring adequate and attractive living environment which
meets the needs of City residents of different ages, family sizes, lifestyles, and income levels. As
the site is currently proposed for commercial use, Staff finds that this element is not applicable to
the subject application. In addition, existing homes will be removed if the site is approved for
commercial uses.
d. Economic Development
Meridian's economic base has been gradually slufting over the last 20 yeazs from a farming-based
economy to a retail, service, and manufacturing-based economy. During this time, local policy
with regazd to the types of lands needed to support the economic and employment needs of the
community has also changed. The 2002 Comprehensive Plan forecasts the need to continually
adjust the provision of commercial lands in order to gradually broaden economic opporiunity
throughout the City.
As mentioned earlier, staff believes there are mixed use designations near to this site that would
allow the type of uses the applicant proposes; additional mixed use areas aze not needed in this
part of the City. Staff believes the site would be better suited for low-density, as currently planned
or even multi-family development to provide more of a mix of residential uses in the azea.
e. Public Services, Facilities, and Utilities
The property involved in this request has access to existing public facilities and services that are
currently available for the developer to construct.
f. School Facilities and Student Transportation
The purpose of this element is to direct new residential development to areas with adequate
school facilities and student transportation. The applicant is proposing a commercial development
on the site. Therefore, the subject application does not apply here.
g. Transportation
The purpose of this element is to promote an efficient and safe transportation system within the
City. Staff believes the proposed plan amendment has the potential to negatively impact the
intersection at Eagle Road and Victory Road. Currently that intersection is an unimproved 4-way
stop, two lane intersection. Improvements at that intersection are not scheduled until the year
2011. Furthermore, a future commercial development is proposed at the southeast corner that
could impede traffic at that intersection as well.
Eagle and Victory CPA-08-002 and AZ-08-O10 PAGE 7
CTl'Y OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR Tf~ HEARING DATE OF AUGUST 7, 2008
h. Natural Resources
The purpose of this element is to promote conservation of areas of natural significance, where
appropriate. Staff does not believe that future commercial development of this property will
significantly pollute or de~aade the natural environment.
i. Special Areas
The subject amendment does not directly unpact any lands zoned for open spaces, natural
resources, or scenic areas, nor does the parcel contain any lmown significant natural resources.
j . Hazardous Areas
The purpose of this element is to ensure regulation of development in hazardous areas, such as
floodplains, unstable slopes, etc. Staff is unaware of any hazardous areas on this site.
k. Recreation
Recreation resources within Meridian include 15 City pazks totaling approximately 180 acres.
The City is in process of developing new park facilities. The City also maintains several
pathways. This site is not formally designated for recreational purposes.
1. Land Use
The policies of this element aze presented in the Comprehensive Plan Land Use Map. The Map is
a graphic representation of the policies and goals of Meridian's Comprehensive Plan. The Map
has been prepared to identify suitable azeas for future residential, commercial, and industrial
development. The Map is designed to be a projection of growth patterns for the City. Therefore,
the Map is to be used as a guide for decisions regarding request for land use changes. Staff
believes there is sufficient commercial development planned within the immediate area which
does not support the need for more commercial development in the azea.
m. Implementation
The City provides the necessary staff and facilities to administer and enforce the policies and
goals of the Comprehensive Pla.n. The City of Meridian Planning Department will administer the
Comprehensive Plan and its policies, under the direction and supervision of the Meridian City
Council. The Planning & Zoning Commission is also authorized by the Council to review,
approve and make recommendations on proposals affecting the public's interest in land use.
n. Property Rights
The purpose of this element is to ensure that the land use policies, restrictions, conditions, and
fees do not unconstitutionally violate private property rights, and establish a consistent review
process that enable the city to ensure that any proposed actions will not result in an
unconstitutional taking of private property without due process of law. Staff believes that the
Comprehensive Plan Land Use Map change would not unconstitutionally deprive the property
owner of economically viable uses of the subject property, as the request was initiated by said
owners in Section 4 above.
9. UNIFIED DEVELOPMENT CODE
No amendments to the Unified Development Code aze being proposed. If the CPA to Mixed Use
Community is approved, the requested C-N zoning district requested with annexation would comply
with the map designated use of this property.
a. Zoni.ng Schedule of Use Control: UDC 11-2B-2 lists uses that aze principal permitted (P),
accessory (A), and conditional (C) or prohibited (-) uses within the proposed C-N district. The
Eagle and Victory CPA-08-002 and AZ-08-O10 PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TEIE HEARING DATE OF AUGUST 7, 2008
proposed drive through businesses (pharmacy and bank) will require CUP approval prior to
commencing the use on the property.
b. Purpose Statement of Zone (iTDC 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 (4) 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. Allowed uses in the C-N district aze of the sma11
scale convenience uses. Further, properties in the C-N district should take access via arterials or
collectors.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
COMPREHENSIVE PLAN AMENDMENT & ANNEXATION
The applicant is proposing to amend the current Comprehensive Plan Future Land Use Map
designation for all of the subject property (15.5 acres) from "Low Density Residential" to
"Muced Use-Community." Additionally, the applicant is proposing to annex a portion of the
site (3.75 acres) from RUT and Rl (Ada County) to C-N (Neighborhood Business District).
At this time, staff believes there is a sufficient mixed use designation to the southwest and
east of the site that support the need for commercial development in the azea. Furthermore,
there is a proposed commercial development located at the southeast corner of the
intersection of Amity and Eagle Road.
The legal description prepazed by Clinton W. Hansen, PLS, dated 6/24/08 and submitted with
the application, is accurate and meets the requirements of the City of Meridian and State Tax
Commission.
Conceptual Site Plan: The applicant has submitted a conceptual site plan showing how the
site may develop with two drive through businesses totaling approximately 20,000 square
feet. The concept plan depicts two commercial pads with 80 parking stalls. However, none of
the associated landscaping is shown and future connectivity is not provided to the parcel to
along the west side of the property. The comprehensive supports the pedestrian and vehiculaz
connectivity for mixed use development. Furthermore, cross access shall be provided
internally to the site and to the parcel west of the annexation boundary for future
connectivity. If Council, approves the applicants CPA and AZ request, pedestrian and
vehicular connectivity should be provided to adjacent properties. Staff does not believe that
two drive-through uses, that require CLTP approval and have limited accessibility from
adjacent neighborhoods is appropriate in this area. Staff does not believe the uses are
necessary to serve this area. In addition, elevations were not submitted by the applicant
illustrating the proposed buildings on the site. Without evaluating any buildings for the site,
staff has a difficult time determining if the proposed development would be compatible with
the residential in the azea.
Access: Access to this site is depicted on the concept plan via one full-access point to/from E.
Victory Road and one right-in only driveway from S. Eagle Road. Cross access has not been
provided for the adjacent parcel for future connectivity. Staff also has concerns with the
separation of the full access driveway along Victory Road. Staff believes this access should
be vacated once those parcels adjacent to site (west) redevelop in the future. Staff has
received comments from AC~ID supporting the applicant's proposed access points.
It is important to note the EagleNictory intersection is not scheduled for improvements until
2011. Staff has concerns with the access points proposed for this site. The primary reason for
Eagle and Victory CPA-08-002 and AZ-08-O10 PAGE 9
CITY OF MERIDIAN PLANNING DEPARI'A~NT STAFF REPORT FOR THE HEARIlVG DATE OF AUGUST 7, 2008
concern is the applicant is only proposing to annex 3.75 acres located at the comer of the
intersection. Because there are multiple properties, it is difficult for the City to regulate cross
access of those properties not requesting annexation. Therefore each lot has the potential to
develop independently with a more intense uses and access then what currently exists now.
b. Staff's Recommendation: Staff is recommending denial of the applicant's request to amend
the Comprehensive Plan Future Land Use Map to a Miged Use - Community land use
designaNon and Annezation of a 3.75 acre portion of the subject property to C-N as
presented in the staff report for the hearing date of August 7, 2008. This recommendation is
based on the Analysis in Section 8& 10 and the Findings of Fact as listed in Exhibit D of this
staff report.
11. EI~~ITS
A. Drawings
1. Vicinity Map
2. Future Land Use Maps
3. Conceptual Site Plan
B. Other Agency and Department Comments
C. Legal Description and Exhibit Map
D. Required Findings from the Unified Development Code
Eagle and Victory CPA-08-002 and AZ-08-O10 PAGE 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 7, 2008
A. Drawings
1. Vicinity Map
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CTTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR Tf~ HEARING DATE OF AUGUST 7, 2008
Exhibit A- 2
2. Future Land Use Maps
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C1TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE OF AUGUST 7, 2008
Proposed Map
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E~chibit A- 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE OF AUGUST 7, 2008
3. Conceptual Site Plan
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E~chibit A- 4
C1TY OF N~RIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARIlVG DATE OF AUGUST 7, 2008
B. Agency and Department Comments
1. FIRE DEPARTMENT
1.1 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.
1.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4%" 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 Hydra.nts shall be placed on comers when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
1.3 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
1.4 All common driveways sha11 be straight or have a turning radius of 28' inside and 48' outside and
shall have a clear driving surface which is 20' wide and support a weight of 75,000 GVW.
1.5 Fire lanes, streets, and structures including the canopy height of mature trees shall have a vertical
clearance of 13'6.
1.6 Operational fire hydrants, temporary or peimanent street signs and access roads with an all weather
surface aze required before combustible construction is brought on site.
1.7 The roadways shall be built to Ada County Highway Standards cross section requirements and
shall have a clear driving surface. Streets with less than a 29' street width shall have no parking.
Streets with less tha.n 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.
1.8 Comxnercial 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.
1.9 Maintain a separation of 5' from the building to the dumpster enclosure
1.10 There shall be a fire hydrant within 100' of all fire department connections.
1.11 Buildings over 30' in height aze required to have access roads in accordance with The International
Fire Code Appendix D Section D105.
Exhibit B- 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR Tf~ I~ARING DATE OF AUGUST 7, 2008
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains in E Victory
Road. The applicant sha11 install mains to and through this subdivision; applicant shall coordinate
main size and routing with the Public Works Department, and execute standard forms of
easements for any mains that are required to provide service. Minimum cover over sewer mains
is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials
shall be used in conformance of City of Meridian Public Works Departments Standard
Specifications.
2.2 Water service to this site is being proposed via extension of mains in E Victory Road. The
applicant shall be responsible to install water mains to and through this development, coordinate
main size and routing with Public Works.
2.3 The applicant shall provide a 20-foot common lot for all public water/sewer mains outside of
publi~ right of way. The common lot shall be covered with a blanket easement to the City of
Meridian.
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 irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the azea 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, altemate plans shall be reviewed and
approved by the City of Meridian.
2.6 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.
2.7 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.
2.8 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 tlus subdivision shall be recorded, prior to applying for building permits.
2.9 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.
2.10 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.11 Applicant sha11 be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
Exhibit B- 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 7, 2008
2.12 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.13 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engi.neers.
2.14 Developer sha11 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 baclcfill, 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 crawl spaces of homes is at least 1-foot above.
2.18 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
2.19 At the completion of the project, the applicant shall be responsible to submit record drawings
per the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
2.20 All eJCisting structures that aze required to be removed shall be prior to obtaining certificates of
occupancy.
2.21 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical
locations are at street intersections and/or fire hydrants. Final design locations and quantity aze
determined after power designs are completed by Idaho Power Company. The street light
contractor sha11 obtain design and perinit from the Public Works Department prior to
commencing installations.
Exhibit B- 3
CITY OF 1V~RIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE OF AUGUST 7, 2008
C. Legal Description and Exhibit Map
~.eaal D~cr3p i~n
Eagle~Vlc~toly MXIC Annexatilon
A parcel tor en~escaNon purposes locat~ ~n the SE'/. af the SE Y. of Sec~on 20. i'otimship 3 Nerth,
Ran9e 1 East, Bot~ Met+~lan, Ada Cou~1. ldaho~ and mcre partiGUlarty ci~raibed es fo8ows:
B~GINNiNQ et a bress .cap mortumertt maridng ftre ~ufheast c~mer af sald SE %. of tl~ 6E '/.
(S~tiOn ComBr)~ from ~rhiCit a 5/S hn~h dlamet@r Ucar1 pi~1 RtBrkirtg tlt9 sOUtFtWBSt CAR1@r Of BSid SE °h
ot ihe SE'/+ bear3 N 89°36'49' W a distance of 9341.~1 fee~
Thertce IV 88°38'49' W alortg the souther~y boundary of seid SE'/. af the SE'/. a dis~ance of 593.~
feet to a poirt~
Thenr,e teaning ~id southerly Doundery N ~°OD'48' W e distance of ~53.99 teet to a 1/2 inah
dtameber iron pin;
The.nce N 66°04'18' E a dietartr.e of 14.4fl feet #o a 1/2 Inch diamei~ iron p1n;
Thera~ S 89°31'0.3° E a distance af 69.(t0 (eet to a 9/2 inch dlameter iron pin;
Thencs 8 8~°85'83 E a distar~ce of 82.38 feet to a 1/2 atch dlarr~ter iron pfin:
Thence 3 74°03'0~4" E a distance of 738.$2 feet to a 1/2 irtc~ diameter iron pin:
Then~ $ 68°20'25" E a disiance of 8828 feet to a 9/2 (nah diemeter iron pin;
Thern:e N 0°00'~4° E a di~an~se of 22.5^ feef to a S/S ir~ch diameter iron pin an the sou~eriy
bourtdary ot Woodhaven Subdivlslon es shawm in Book 61 of Ptats on Pege 8889, ~ecords ot Ada
CbuniY:
Tflence S 68°6T40° E alortg said sauEherly boundary a dtstanc~ ai 946.69 tEet to a potr~
Th~ carrtim~ing along sald souiherfy Imundaiy S 71°52'34° E a distance of 37.80 teet to a point
on ttre easberly boundary af sald SE'/. of the SE '1.;
Thence 9 0°00'28' E atong sald easberly boundary a distance of 247.72 ted to the POINT OF
BEOINNING.
Thls ~rcei contatas 3.75 aares and ts subJect to arnr easemerats exisiing or In use.
Clinton W. M~sen, PLS
Lertd Solutlons. PC
Jiute 24~ 3~8
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JUN 2 6 20Q~
PUBLtC
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Exhibit C- 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE OF AUGUST 7, 2008
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E~chibit G 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE OF AUGUST 7, 2008
D. Required Findings from the Unified Development Code
1. Comprehensive Plan Amendment 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 amendment to
the Comprehensive Plan, the Council shall make the following findings:
a. The proposed amendment is consistent with the other elements of the Comprehensive
Plan.
Staff finds that the proposed change to the Future Land Use Map does directly conflict with
other elements of the Comprehensive Plan. Staff finds the comprehensive has made
provisions for mixed use development which is sufficient in the surrounding azea. See
section 8 and 10 for more information.
b. The proposed amendment provides an improved guide to future growth and
development of the city.
Staff finds the proposed land use change does not provide an improved guide to future
growth and development of the city.
c. The proposed ~mendment is internally consistent with the Goals, Objectives and
Policies of the Comprehensive Plan.
Staff finds that the proposed amendment is not internally consistent with the Goals,
Objectives, and Policies of the Comprehensive Plan (see Section 8 for detailed analysis).
d. The proposed amendment is consistent with the Unified Development Code.
Staff finds that the proposed amendment is not consistent with the Unified Development
Code. Staff is recommending denial of the CPA from Low Density Residential to Mixed
Use-Community.
e. The amendment will be compatible with e~sting and planned surrounding land uses.
Staff fmds that the proposed mix of commercial uses on this site may not be compatible with
surrounding (existing and future) residential uses.
f. The proposed amendment will not burden ezisting and planned service capabilities.
Staff finds that the proposed amendment would not burden e~sting and planned service
capabilities in this azea of the city.
g. The proposed map amendment (as applicable) provides a logical juztaposition of uses
that allows sufficient area to mitigate any anticipated impact associated with the
development of the area.
Staff fmds that the proposed map amendment does not sufficiently mitigate the impact of
future commercial uses on the existing and future residential uses that surround the site.
h. The proposed amendment is in the best interest of the City of Meridian.
Staff finds that the proposed amendment is not in the best interest of the City. Staff believes
a mix of residential uses is needed in the area.
2. 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 annezation
Eachibit D- 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR Tf~ HEARING DATE OF AUGUST 7, 2008
and/or rezone, the Council shall make the following findings:
A. The map amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to zone the subject property to a C-N zoning district. Staff is
recommending denial of the CPA; therefore staff fmds that the proposed zoning map
amendment does not comply with the applicable provisions of the comprehensive plan
(see Section 8, 10 & CPA Findings above).
B. The map amendment complies with the regulations outlined for the proposed
district, specific~lly the purpose statement;
If the subject CPA is denied, the annexation request to C-N zoning does not comply with
the purpose statement of the commercial district.
C. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning amendment may be detrimental to the public health,
safety, or welfare if approved. Staff recommends that the Commission and Council rely
on any oral or written testimony that may be provided when determining this finding.
D. The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
E. The annezation is in the best of interest of the City (UDC 11-SB-3.E).
Staff finds that Annexation and Zoning of this property to a C-N zone would not be in the
best interest of the City.
Exhibit D- 2