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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE OF SEPTEMBER 4, 2008
STAFF REPORT
Hearing Date:
TO:
FROM:
SUBJECT:
September 4, 2008
Planning & Zoning Commission
Bill Parsons, Associate City Planner
(208) 884-5533
Meridian and Amity
• AZ-08-005
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Annexation and Zoning of 72.67 acres from Ada County RUT to R-8
(Medium Density Residential) (5.52 acres), L-O (Limited Office)(3.11 acres)
and C-G (General Commercial) (64.04 acres) zoning districts for a proposed
Mixed Use Development.
NOTE: This nroiect was continued from the AuPUSt 7, 2008 PlanninQ and Zoning Commissioh
meeting The annlicant reAUested continuation of the Annexation to revise the concent nlan based
on staff recommendations in the arevious staff ~eno~ Since tkat time, the andlicant has submitted
a new concent plan and met with staff to discuss the snecific chanQes made to the conceat nlan.
ChanQes to the co~acent nlan include: 1) a collector/backaPe road along the west nronertv boundarv
that should nrovide future access for this nroiect and those narcels to the wes~ 2) the eactension of
the l0-foot wide multi-use nathwav through the nronosed develonment to Meridian Road, 3) a IO-
foot wide pathwav alonP Meridian Road, and 4) a coveped outdoor seatin~ area and onen snace
between the lar~e box retailers that nrovides an amenitv on the site. The aanlicant has also
denicted how future residential to the west mav develon alonQ the entire westerra nronerlv bou~tda~y
and how it could inteQrate with the nronosed developmen~ Furthev~nore. new leQal descrintions
were submitted depictinQ an R-IS zoning district for the multi-familv nortion of the develonment
and a C-C zonin~ district to nrovide a transition fpom the C-G zoned nortion ot' the develonment
pronosed for the southern half of the development however pe-noticine of the ppoiect is reAUired to
notifv the public of the nronosed zoninQ chanPes.
The revised concent nlan has not addressed all of staffs concerns reQardin~ access to Meridian
Road and the amount of narkinQ frontins on Meridian Road the Traffic Imnact Studv, additional
buildin~ elevations and a larQep residential comnonent within the develonmen~ At this point, Staff
is not recommendinQ denial of the annexation re9uest, 8ut staff believes there are still sisnificant
issues that need to be addressed and resolved that reAUires additional modifications to the recentlv
submitted concept plan. annexation ZeQal descriptions. and future elevations. It is imnortant to
YemembeY that the develovmendannexation npoposed for this site is continPent unon Citv Cou~acil
annroval of the annlicant's CPA reAUes~ Staff has arovided ana[vsis of the revised co~ecept alan
and inserted pYOnosed DA nrovisions below
1. SUMMARY DESCRIPTION OF APPLICANT'S REQLIEST
The applicant, Hawkins Companies, is requesting Annexation and Zoning of 72.67 acres from Ada
County RUT to R-8 (Medium Density Residential) L-O (Limited Office) and GG (General
Commercial) zoning districts for a proposed Mixed Use Development. A conceptual development
plan was also submitted illustrating how the site may develop in the future. The plan is depicting
primarily a large scale commercial development with a small multi-family residential component
which includes a large retail box store, a multi-tenant mid-box retail building, 20 stand alone retail
buildings including several drive throughs and 5 office buildings totaling approximately 489,150
square feet of retail and office use on the site excluding the multi-family units. On August 7, 2008 the
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Meridian & Amity AZ-08-005 PAGE 1
CTTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 4, 2008
Planning and Zoning Commission acted on a Comprehensive Plan Map Amendment to change a
portion of this site (approximately 40 acres) from Medium Density Residential to Mixed Use-
Regional.
The subject site is located on the northwest corner of W. Amity Road and S. Meridian Road (SH 69)
just south of Harris Street. There are a total of 4 pazcels in the area requested for annexation. The
Williams Pipeline Gas Company owns a pazcel along Meridian Road that is not included in the
request. This property is within the City's Area of Impact, Urban Service Planning Area and is
contiguous to the current City limits.
2. SUMMARY RECOMIV~NDATION
Staff has provided a detailed analysis of the requested AZ application below. Staff recommends that
the Commission review and provide comments to the applicant and staff on the AZ application
(concept plan and DA provisions), as it is significant to the proposed development of this property.
Staff is recommending continuation of A~08-005, so the applicant can submit a revised concept
plan and elevations for the proposed Meridian and Amity Project that reflect City Staff and
Commissions recommendations provided in the analysis section below, and during the public
hearing. In addition, Staff would like some analysis from ACHD and/or ITD staff on the recently
submitted TIS for this development. Further, Staff recommends that this project be re-noticed to
reflect the new zoning designations. The applicant should be responsible for paying the
additional hearing (re-notice) fee. ,
3. PROPOSED MOTION
Continuance
After considering all staff, applicant and public testimony, I move to continue File Number AZ-08-
005 to the hearing date of October 16`~/November 6th so the applicant can make the following
cha.nges to the concept plan and annexation request: (State specific changes needed like: access, land
use/zoning, elevations, concept plan - building/pazking location, etc.). I further move that the
applicant be required to submit an additional hearing fee so the City Clerk can re-notice this project to
reflect the different zoning designations proposed. It is also expected that ACHD or TTD can provide
some comments regarding the submitted TIS in this time.
Approval
After considering all staff, applicant and public testimony, I move to approve File Number AZ-08-
005 as presented in the staff report for the hearing date of September 4, 2008, with the following
modifications to the conditions of approval: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number AZ-08-005 as
presented in the staff report for the hearing date of September 4, 2008, for the following reasons:
(State specific reasons for denial of the request.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
Northwest comer of W. Axnity Road and S. Meridian Road
Southeast'/ of Section 25, Township 3 North, Range 1 West
b. Owners:
Meridian & Amity AZ-08-005 PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 4, 2008
Hawkins Companies Mike Mussell
855 W. Broad Street, Suite 300 4495 S. Meridian Road
Boise, ID 83702 Meridian, ID 83642
c. Applicant:
Same as owner
d. Representative:
Same as applicant
e. Present Zoning: RUT (Ada County)
f. Present Comprehensive Plan Future Land Use Map Designation: Mixed-Use Regional and
Medium Density Residential (A request to change the Medium Density Residential portion of the
site to Mixed Use-Regional designation has been fonvarded on to City Council with a
Commission recommendation for approval.)
g. Applicant's Statement/Justification (reference submittal material): "This intersection has been
identified as a potential commercial hub, though much of it remains either undeveloped or
agriculturally used. South Meridian has grown significantly in the recent past with little retail
developed to support the residential growth. Today, south Meridian citizens must drive to the
north side of Interstate 84 or even Boise for most goods and services. We feel making his land
use designation change will provide the City the opportunity to diversify the economic base while
providing citizens increased opportunities to meet their day-to-day shopping needs.
Comprised of 67 acres, we plan to build a quality commercial development, a small office
complex and a residential development to compliment the existing and proposed residential
developments to the north and west. Along with the CPA application we are requesting
annexation and zoni.ng designations of R-8, L-O and C-G. We believe this development will
greatly reduce the number of shoppers crossing to the north side of I-84, or shopping outside the
corporate boundaries of Meridian; will diversify the local economy and keep these retailers
seazching for sites on the south Meridian Road Corridor, within the boundaries of Meridian." See
applicant's na~ative for more information.
5. PROCESS FACTS
a. 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.
b. Newspaper notifications published on: July 21, 2008 and August 4, 2008
c. Radius notices mailed to properties within 300 feet on: July 14, 2008
d. Applicant posted notice on site by: July 28, 2008
6. LAND USE
a. Existing Land Use(s): The subject property is currently being used for agricultural purposes.
b. Description of Character of Surrounding Area: The surrounding azea is primarily agricultural in
nature. However, urban development is transitioning along the South Meridian Corridor.
c. Adjacent Land Use and Zoning_
1. North: Agricultural land and Meridian Heights Subdivision; zoned RUT and R6 (Ada
Meridian & Amity AZ-08-005 PAGE 3
C1TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE OF SEPTEMBER 4, 2008
County)
2. East: Valley Storage, zoned RUT (Ada County)
3. South: Rural Residences and Agriculturalland, zoned RR (Ada County)
4. West: Rural Residences and Agricultural land, zoned RUT (Ada County)
d. History of Previous Actions: In 2006, a large (northern) portion of this site was proposed for
annexation and preliminary plat approval for a residential development (Sagewood Subdivision
AZ-08-058 and PP-06-057) but the applicant withdrew the applications prior to City Council
action.
e. Existing Constraints and Opportunities:
l. Public Works
Location of sewer: W Victory Road & S Meridian Road.
Location of water: W Victory Road & S Meridian Road.
2. Vegetation: This site is primarily used for growing agricultural products.
3. Flood plain: This property is not within the floodway or floodplain.
4. Canals/Ditches Irrigation: No major facilities transverse this property.
5. Hazazds: A 75-foot easement for the Pacific Northwest Pipeline Corporation transverses the
property.
6. Proposed Zoning*: R-8, L-O, and C-G
* new notices will be sent out for the changes in requested zoning districts to R-15, L-O, C-C
and C-G.
7. Proposed Comprehensive Plan Future Land Use Map Designation: Mixed Use - Regional
8. Size of Property: 72.67 acres
f. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The revised
concept plan depicts a collector/backage road along the western property boundary of the
development. Starting at the north property boundary, the applicant is proposing two full access
points to Harris Street; one full access driveway and two right-in/right-out only driveways to S.
Meridian Road (SH69); two full access driveways and one right-in/right-out only driveway access
to W. Amity Road and six full access driveways along the east side of the proposed backage road.
5taff received a copy of the TIS on Thursday afternoon and has provided a brief overview below.
City Staff would like ACHD and/or ITD Staff to provide detailed analysis on the TIS submitted
for this site.
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
This property is currently designated as "Mixed Use-Regional and Medium Density Residential" on
the Comprehensive Plan Future Land Use Map. The Commission forwarded on a recommendation for
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR Tf~ HEARING DATE OF SEPTEMBER 4, 2008
approval to the City Council to change the Medium Density Residential portion of the property to a
Mixed Use Regional designation.
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 Muced Use designation. Generally, the designation will provide
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 fleuble design
opportunities are encouraged. The intent of this designation is to offer the developer a greater degree
of design and use flexibility."
The requested "Mixed-Use Regional" designation provides no upper limit of non-residential uses,
over 200,000 square feet of non-residential building azea and residential densities of 3 to 40 dwelling
units to the acre. Per the conceptual development plan, the subject site may develop with large box,
mid-box and small retail uses including office and multi-family development.
On March 4, 2008, the City Council approved a Comprehensive Plan text change for the Mixed
Use-Regional designation. With that approval, new criteria were adopted to help facilitate
development for those parcels with a Mixed Use - Regional designation. The purpose is to
designate areas at predominant comers of major arterials that provide a mix of employment, retail
and residential or public uses. The developments should be anchored by uses that have a regional
draw with the appropriate supporting uses. The intent is to integrate a variety of uses, including
residential and to avoid predominantly single use developments such as a regional retail center.
The following standards now apply to the mix-use regional designation: 1) Residential shall comprise
a minimum of 10 % of the development area; 2) Retail uses shall comprise a maximum of 50% of the
development area; 3) There is minimum or maximum imposed on non-retail commercial uses such as
office or entertainment uses; 4) All developments shall have a mix of at least three of the four types of
uses: retail, non-retail commercial, public/quasi-public and residential.
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 proposed to be annexed in
the following manner:
- Sanitary sewer and water sen~ice will be extended to the project at the developer's expense.
- The subject lands cu~ently lie within the juYisdiction of the Metzdian Rural Fire District.
Once annexed the lands will be undeY the jurisdiction of the Meridian City Fire DepaYtment,
who currently shares resource and personnel with the Meridian Rural Fire Department.
- The subject lands currently lie within the juf-isdiction of the Ada County Sheriff's Office.
Once annexed the lands will be serviced by the Mes-idian Police Department (MPD).
- The Yoadways adjacent to the subject lands are cun~ently owned and maintained by the Ada
County Highway Dist~ict (ACFID). This sei^vice will not change.
- The subject lands are currently sef-viced by the Meridian School District No. 2. This service
will not change.
- The subject lands are cun•ently se~viced by the Meridian LibYary District. This service will
not change and the MeYidian Library District should suffer no revenue loss as a result of the
subject annexation.
Meridian & Amity AZ-08-005 ' PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE OF SEPTEMBER 4, 2008
Municipal, fee-supported, ses-vices will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water DepaYtment, the Meridian Wastewater
Department, the Meridian Planning DepaYtment, Meridian Utility Billing Sen~ices, and Sanitary
Services Company.
•"All mixed use projects shall be directly accessible to neighborhoods within the section by both
vehicles and pedestrians."
The previous concept plan lacked the vehicular and pedestrian connectivity to adjacent
propeYties. The revised concept plan depicts a collector/backage road along the westem proper~ty
boundav~y which supports vehiculaY and pedestrian connectivity for future residential
developrnent. This connectivity has been provided to the r^esidential subdivision to the nor~th as
well. The applicant has also provided sidewalks and delineated four walkways through the large
expansions of parking to facilitate pedestrian movement within the development.
• "Where the project is developed adjacent to medium density residential uses, a transitional use is
encouraged."
The subject site is bordeYed by existing residential to the noYth and future Medium Density
Residential to the west. To addYess staff concetyts the applicant has depicted how this pYOject may
integYate with the ezisting and futuYe residential developments. The applicant is proposing C-G
zoning and a large Box Retail in the southern half of the development. Staf~`'still has conceYns
with the back of a big box building(s) adjacent to the future residential to the west. The ensure
this site is compatible with future residential to the west, the applicant has provided a collector^
road and will be subject to DA provisions that requiYe scYeening of the loading docks, limit
delivery houYS and require modulation in the rear facades to enhance the rear of the future
buildings that,front the future residential developments to the west. The applicant will also be
responsible for installing a 20 foot landscape buffer along the east side of the collector/backage
road that should provide additional buffering if/when the residential develops in the futuYe.
Chapter V, Goal III, Objective D, Action 5(page 43) - Require all commercial and industrial
businesses to install and maintain landscaping.
If commercial uses aYe approved on this site in the futuYe, a 35 foot wide landscape street bu,ff'eY
will be required along S. Meridian Road (SH69), a 25 foot wide buffer will be required along W.
Amity Road and 20 foot wide buffer will be Yequired along Hanzs Street and the proposed
collectoY/backage road. Inter~tal parking lot landscaping will also be Yequired in accordance
with the standat^ds listed in UDC 11-3B-8.
Chapter VII, Goal I, Objective B(page 109) - Plan for a variety of commercial and retail
opportunities within the Impact Area.
Staff believes that the proposed commercial and residential use of this properly will assist in
pYOViding a va~iety of uses in this area of the City and will complement the existing and future
residential uses adjacent to the site. HoweveY a greateY variety of uses should be provided on this
site (more residential and less retail/office).The applicant has verbally agreed to incorporate
more residential into the project and as a provision of the DA sta,f,jris requi~ing a largeY portion
of residential be provided within the development.
• 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 are cun°ently masteY planned to the subject pYOperty the developeY will be
responsible to extend all utilities to the subject parcel. With the addition of the collector and
Meridian & Amity AZ-08-005 PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 4, 2008
backage ~oad, staff believes the applicant mitigated some of the tYa~c concen~s associated with
the proposed development. Staff still has concerns with access to Meridian Road and is not
supportive of any access to Meridian Road. Staff believes the proposed access points would
impact the tYaffic flow on Meridian Road; a SS MPH highway.
• Chapter VI, Goal II, Objective A, Action 5: Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
The Meridian Pathway Plan depicts a proposed pathway through the proposed development to
transveYSe along the natural gas pipeline easement. On the submitted concept plan the applicant
is not proposing a 10 foot pathway along the gas line easement. Instead, the applicant is
pYOposing a 10 foot wide pathway that r^uns west to east th~ough the center of the development
and connects to the 10 foot wide pathway proposed along MeYidian Road. Although this pathway
does not follow the exact location of the pathway plan, staff believes the applicant has met the
intent of the pathways plan and is supportive of the pathway location pYOposed by the applicant.
In addition, the applicant has incorpoYated a central plaza area and is linked to the proposed
pathway. The applicant should cooYdinate with the Parks DepaYtment to facilitate the actual
design of the pathway.
• Chapter VII, Goal N(page 112) - Encourage compatible uses to m;nimize conflicts and
maximize use of land.
The applicant is proposing to extend the Mixed Use - Regional designation to the mid mile,
similar to what is depicted on the east side of Meridian Road (SH69). The applicant is proposing
commeYCial uses along the south side of Hanzs Street and along the entire f~-ontage of Meridian
Road to Amity Road. The City has continually strived to buffer residential uses fYOm commeYCial
uses with either office or denser r^esidential development. The applicant has done better job of
this to the north and is pYOposing to increase the residential proposed for the site. Staff will
ensure this through the development agreement that will be requiYed with annexation of this site.
It is impoi^tant to note the surrounding propeYties to the west are cu~ently undeveloped and
cannot develop unless the subject pYOper~ty is annexed. Staff'believes it is important to establish a
viable concept plan so futuYe residents in the area are informed of the proposed development
prioN to locating in the area. Although the applicant has provided more detail regaYding how
futuYe residential may develop to the west of this site, staff'still has concerns with the big box
(souther~z pot-tion of the development) adjacent to the futuYe residential development.
• Chapter VII, Goal N, Objective D: Encourage appropriate land uses along transportation
corridors.
Staff believes that the proposed development, if amended, is appr^opriate along the adjoining
t~anspoNtation cot~^idoY (SH69). This development pYOject will be highly visible and help to define
this area of the city.
9. UNIFIED DEVELOPMENT CODE
a. Commercial Schedule of Use Control: UDC 11-2B-2 lists uses that are principal permitted (P),
accessory (A), and conditional (C) or prohibited (-) uses within the proposed C-G and L-O
districts.
b. Purpose Statement of Zone (UDC 11-2B-1): The purpose of the commercial districts is to provide
for the retail and service needs of the community in accord with the Meridian Comprehensive
Plan. Four (4) districts are designated which differ in the size and scale of commercial struchues
Meridian & Amity AZ-08-005 PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TE~ HEARING DATE OF SEPTEMBER 4, 2008
accommodated in the district, the scale and mix of allowed commercial uses, and the location of
the district in proximity to streets and highways.
c. Dimensional standards for the L-O, C-C and C-G zoning district, per UDC Table 11-2B-3:
(Applicable upon development of the property)
Dimensional Standards' C-N C-C C-G L-O
Front setback (in feet) 20 0 20
Reaz setback (in feet) 25 0 20
'Interior side setback (in feet) 0 10/52
Street landscape buffer (in feet):
Local
Collector
Arterial 10
20
25
Entryway corridor 35
Interstate 50
Landscape buffer to residential uses (in feet)3 20 25 25 20
Maximum building height (in feet) 35 50 65 35
'Maximum building size without design
'standard approval as set forth in section 11-3A-
19 of this title (in square feet) 7,500 60,000 200,000 10,000
Parking requirements See chapter 3, article C, "Off Street Parking And
Loading Requirements", of this title
Landscaping requirements See chapter 3, article B, "Landscaping
Requirements", of this title
d. Residential Schedule of Use Control: UDC Table 11-2A-2 lists multi-family developments
require CUP approval in an R-15 zoning district.
e. Purpose Statement of Zone: The purpose of the residential districts is to provide for a range of
housing opporh~nities consistent with the Meridian Comprehensive Plan. Connection to the City
of Meridian water and sewer systems is a requirement for all residential districts. Residential
districts aze distinguished by the allowable density of dwelling units per acre and corresponding
housing types that can be accommodated within the density range.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
ANNEXATION
The applicant is proposing to annex and zone 72.67 acres from RUT (Ada County) to an R-8, L-0,
and C-G zoning districts. Majority of the site is slated for large scale retaiUcommercial development
with a small portion for office and multi-family development. On August 7, 2008 the Planning and
Zoning Commission acted on a Comprehensive Plan Map Amendment to change a portion of this
site (approximately 40 acres) from Medium Density Residential to Mixed Use- Regional. It is
important to note the development proposed for this site is contingent upon City Council approval of
the applicant's CPA request.
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CTTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR Tf~ HEARING DATE OF SEPTEMBER 4, 2008
The annexation legal description prepazed by David Kinzer, PLS, dated 2/04/08 and submitted with
the application, is accurate and meets the requirements of the City of Meridian and State Tax
Commission. However, the applicant should be required to submit revised legal descriptions
and maps for the increased R-15 area and C-C area and a re-noHcing of the project is required
to reflect the new zoning designations.
Conceptual Site Plan: The applicant has submitted a revised conceptual development plan showing
how the site may develop in the future. Due to the unknown nature of the future businesses that may
develop on this property, the plan is only conceptual. After carefully review of the concept plan,
staff has identified various issues and concepts that need to be further discussed and
mitigated/conditioned for. Staff is aware that the proposed plan is only conceptual in nature, but
believes there are some concepts not currently proposed that would be appropriate for this site.
These additional concepts, and the ones proposed are discussed below.
The plan currently depicts a large scale retail development which includes a lazge retail box store, a
multi-tenant mid-box retail site, 20 individual retail buildings including several drive throughs, 5
office buildings and a 5 acre multi-family development. Buildings on the site range in size from
2,000 square feet to 184,000 square feet. The square footage of office and retail uses proposed on
the site total approximately ~489,150 square feet. The applicant has informed staff that they are
agreeable to increasing the residential portion along the north property boundary and the
office is slated to decrease; however this change is not currently reflected on the revised
concept plan or on the legal descriptions and exhibit map.
Staff has concerns with the proposed parking over the gas easement. Staff is also
recommending coordination with the Williams Gas Pipeline prior construction on this site to
address any concerns they may have with development on this site. Staff believes this poses a
significant public safety issue on the site and the applicant should clarify discussions held
with the Williams Gas Pipeline to ensure adequate provisions are in place to proceed with
development of this site. Until the applicant revises the concept plan to address staff
concerns, staff is not supportive of the concept plan for the site.
One more element of the concept plan to note is the parking layout. As shown on the concept plan,
the majority of the parking is fronting along Meridian Road; a scenic byway/lughway. The
applicant has informed staff the C-G portion of the property would be the first to develop. If
the large boz retailer is the first building on the site, staff believes the site would not comply
with this requirement of the design standards. Staff recommends that the applicant revise the
concept plan to ensure all future buildings on this site can comply with the design standards
outlined in UDC 11-3A-19 before committing to the current site layout. Staff realizes the gas
easement poses a development constraint on the property but believes the building could be
placed differently on the site to comply with tlus requirement. Staff belfeves the big boz
building could be located closer to the Amity/Meridian intersection. The subject property will
be subject to design review. If this concept is preferred by the applicant, staff recommends the
applicant construct lazger buildings along Meridian Road to screen the vast expansions of parking or
provide a landscape berm along Meridian Road. The purpose of a mixed use development is to have
increase density and encourages a wide variety of uses; why not increase the square footage
proposed for the property to maximize the development potential. The surrounding residents seem to
be supportive of the commercial development in the area. In addition, most of the drive aisles and
driveways, including the drive aisles between Major A and the two 13,600 square foot buildings, do
not align. Staff believes that this design could increase vehicular accidents within the pazki.ng area
of the development. The applicant should correct tlus driveway alignment issue throughout the
Meridian & Amity AZ-O8-005 PAGE 9
CITY OF NIERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI-~ HEARING DATE OF SEPTEMBER 4, 2008
plan on the revised concept plan. Additionally, due to the high visibility of this site, staff believes
that restricting the location of parlting areas, docks/loading areas, and trash enclosures is appropriate.
Staff is recommending no trash compactors and loading docks along the north and east
property boundaries are prolubited. Further, all trash enclosures shall be constructed of
concrete or masonry materials and shall not front on Meridian Road.
A major aspect of the concept plan is the proposed streeddriveway system. The applicant is
proposing to construct a public collector street from Amity Road to the south, connecting to Harris
Street, at the mid-mile. This vehicular access will serve as a primary access for residents in the
general vicinity and will be a major roadway for patrons of the development and provide future
connectivity for residential to the west. Starting at the north property boundary the applicant is
proposing two full access points to Harris Street; one full access driveway and two right-in/right-out
only driveways to S. Meridian Road (SH69); two full access driveways and one right-in/right-out
only driveway access to W. Amity Road and six full access driveways along the east side of the
proposed backage road.
A major issue with the submitted concept plan is the access proposed to Meridian Road. The UDC
restricts access to Meridian Road to the half mile and mile locations. Staff is not supportive of the
three proposed access points on Meridian Road. Staff believes these proposed access points would
negatively impact the traffic flow on Meridian Road. TTD has also communicated to Staff the subject
site has eight deeded access points on Meridian Road, however, does not support the amount of
access points the applicant is proposing (See Attached letter in Exhibit B). Because access to
Meridian Road is not supported, the applicant should revise the site plan reflecting a site
design consistent with staft's recommendation.
Traffic Impact Study: The applicant has subxnitted a Traffic Impact Study to staff and ACHD to
review. Four access scenarios were evaluated as part of the TIS. Scenario #1 provided no access to
Meridian Road; #2 provided two unsignalized right-in/right-out access points on Meridian Road; #3
provided one signalized right-in/right-out/left-in access point between the quarter mile and eighth
mile point north of the Amity/Meridian Road intersection and one unsignalized right-in/right-out
access point approximately eighth mile south of Harris StreetJMeridian Road; #4 provided one
unsignalized right-in/right-out access point approximately eighth mile north of the Amity/Meridian
Road intersection, one unsignalized right-in/right-out/left-in access point approxixnately a quarter
mile north of the Amity/Meridian Road intersection and one unsignalized right-in/right-out access
point at the eighth mile south of Harris Street/Meridian Road intersection. All of these scenatios
included two full access points to Harris Street and one-right-in/right-out and two full access points
on Amity Road. Based on the findings, the traffic study recommended that access scenario #3 or #4
be implemented to ensure adequate safety and operation of the surrounding transportation system.
The report did mention that the current intersections with the exception of Lake Hazel/Meridian
Road were currently operating at an acceptable level of service. According to the traffic study this
project is estimated to generate 13,415 net new trips; 1,330 net new trips (600 inbound, 730
outbound) to occur during the weekday p.m. peak hours.
Development along State Highways: UDC 11-3H-3 regulates any development along state
highways. This section of the code also regulates access to State and Federal highways and future
right of way reservations for TTD. UDC 11-3H-4B limits access on Meridian Road (SH69) to the
half mile mark between section lines. In addition, the UDC requires the construction of a paralleling
roadway to provide future connectivity and access to all properties fronting on the Meridian Road.
The applicant is proposing one full access driveway and two right-in/right-out driveways on
Meridian Road. As mentioned above, staff is not supportive of the proposed access points on
Meridian Road. However, the applicant has provided a collector/backage road to help facilitate
traffic movement in the area.
Meridian & Amity AZ-08-005 PAGE 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE OF SEPTEMBER 4, 2008
UDC 11-3H-3C4 requires the construction of a 10-foot wide multi-use pathway with a public use
easement along Meridian Road. On the submitted concept plan, the applicant has complied with this
UDC standard.
Building Elevations: The applicant has submitted a photo illustrating how future buildings may be
constructed on the site. The applicant has also submitted samples photos illustrating the rear facades
of some lazge box retailers in the area. . Staffhas attached these photos in Exhibit A below.
The building materials shown in this photo appear to be constructed of high quality materials.
Building materials include a split face block, smooth block, stucco and accented entrances with
metal canopies. Color variation, modulation in the building facades and varying parapet heights are
also part of future building design.
However, the applicant is proposing multiple buildings on the site ranging in size from 2,000
square feet up to 184,000 square feet. The submitted photo only illustrates the mu1N-tenant
retail building. Furthermore, Staff is also recommending additional elevations be provided at
the public hearing that will depict how the future office, small retail, large boz retail and the
multi-family buildings will be constructed on the site. Without having the above information,
staff finds it hard to recommend approval of the elevations for the site.
In addition to the concept shown on the plan, the needed elevations/design elements mentioned
above, staff believes the following design elements should be required with tlus development of this
property.
• In addition to the conceptual building elevations, materials and design elements presented
during the public hearing, all buildings in the development should be subject to the
administrative design review standazds listed in the UDC pertaining to azchitectural character,
color & materials, and parking lots. (Because the applicant has yet to submit conceptual
building elevations for a majority of the buildings or proposed design features for
structures withih this development, the applicant should do so at the public hearing before
the Commission.)
• All buildings should contain architectural elements and landscaping features that break up
any long fa~ade or wall, as determined by the Planning Director, that faces the Meridian
Road, a main drive aisle, a parking area, or the residential district to the west. These
architectural elements shall include at least two changes in materials or colors, and some
modulation in the fagade, including but not li.mited to, windows, columns, comices,
extrusions, or other architectural enhancements. In addition, the large box retailers shall
incorporate similar design features in the rear facades of the building and incorporate loading
docks within the overall design of the building to provide screening for those residents along
the west property boundary.
• Pedestrian walkways and connectivity should be provided on the site between the buildings
and within the parking lots of this site. Pedestrian walkways and paths should be provided
throughout the parking lot to allow pedestrians to walk in designated areas rather than in
drive aisles.
~ Due to the high visibility of this site, and unless otherwise approved by a future Conditional
Use Permit, trash compactors and loading docks along the north and east property boundaries
are prohibited. Further, all trash enclosures shall be constructed of concrete or masonry
materials and shall not front on Meridian Road.
• A minimum of 15 buildings should be required on this site and not exceed 600,000 square
feet of non-residential uses on the site.
Meridian & Amity AZ-08-005 PAGE I 1
CITY OF MERIDIAN PLANNING DEPARTIVIENT STAFF REPORT FOR TI~ HEARING DATE OF SEPTEMBER 4, 2008
• Development of this site shall be generally consistent with the conceptual site plan submitted
with this application (attached in Exhibit A), as determined by the Planning Director. This
will be a DA pYOVision once an acceptable concept plan is approved for the site.
Meridian Pathways Master Plan: The Meridian Master Pathway Plan has identified a pathway to
transverses through this property along the 75-foot gas line easement. Instead, the applicant is
proposing a 10-foot wide pathway that runs west to east through the center of the development and
connects to the 10-foot wide pathway proposed along Meridian Road. Although this pathway does
not follow the exact location of the pathway plan, staff believes the applicant has met the intent of
the pathways plan and is supportive of the pathway location proposed by the applicant. In addition,
the applicant has incorporated a central plaza azea and is linked to the proposed pathway. The
applicant should coordinate with the Parks Department to facilitate the actual design of the pathway.
Landscaping: Upon platting the property, the applicant will be required to install the required
landscape buffers. The internal pazking lot landscaping requirements will be assessed at CZC
submittal.
Certificate of Zoning Compliance (CZC): The applicant shall be responsible to obtain a CZC
permit from the Planning Department for all new construction on the site prior to issuance of
building permits.
Development Agreement: A Development Agreement (DA) will be required as part of annexation
of this property. Prior to annexation 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 applica.nt shall contact the City Attorney, Bill Nary, at 888-4433, within 12 months of City
Council approval to initiate this process. Please be advised a$303.00 fee will required to process
the development agreement. The DA shall include, at minimum, the following:
• All future uses shall not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfaze by reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
• All future development of the subject property shall comply with City of Meridian
ordinances in effect at the time of development.
• The applicant shall be responsible for all costs associated with sewer and water service
installation.
• Provide a pedestrian network within the pazking areas that will help to guide pedestrians
through the parking areas safely. This network shall include pedestrian only pathways and
sidewalks that connect the distant parking azeas to the buildings. A pedestrian plan shall be
included with the master concept plan for this development; submit with CZC application
on this site
• All buildings in the development shall be subject to the administrative design review
standards listed in the UDC pertaining to architectural character, color & materials, and
parking lots or any other design review standards that will be in effect at the time of
development application submittal.
• All buildings on the site shall be generally consistent with the conceptual of6ce, multi-
family and retail elevations (large, mid, small, and multi-tenant) submitted with this
application (forthcominp~, unless the Development Agreement is modified by the
developer once actual users are identified.
• All buildings sha11 contain architectural elements and landscaping features that break up
any long farade or wall, as determined by the Planning Director, that face the Meridian
Road, a main drive aisle, a parking area, or the future residential district to the west. These
Meridian & Amity AZ-OS-005 PAGE 12
CITY OF MERIDIAN PLANNING DEPARTIVIENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 4, 2008
architectural elements shall include at least two changes in materials or colors, and some
modulation in the faqade, including but not limited to, windows, columns, comices,
extrusions, or other architectural enhancements. In addition, the large box retailers shall
incorporate similar design features in the rear facades of the building and incorporate
loading docks within the overall design of the building to provide screening for those
residents along the west property boundary.
• Unless otherwise approved by a future Conditional Use Permit, trash compactors and
loading docks along the north and east property boundaries are prohibited. Further, all trash
enclosures shall be constructed of concrete or masonry materials and shall not front on
Meridian Road.
• A minimum of 15 non-residential buildings shall be required on tlus site and a minimum of
7.3 acres in the northwest corner shall be set aside for future residetttial uses.
• Development of this site shall be generally consistent with the conceptual site plan
submitted with this application, as determined by the Planning Director, unless the
Development Agreement is modified by the developer once actual users are identified
• Prior to issuance of the first occupancy, a 10-foot wide multi-use pathway, the central
seating area and open space shall be constructed adjacent to the center easdwest drive aisle
as depicted on the concept plan and as approved by the Parks Department, in accordance
with the standards listed in UDC 11-3B-8 and 11-3B-12, and the Master Pathways Plan.
• Construct a 35-foot wide landscape buffer along the entire length of Meridian Road and a
10-foot wide pathway prior to the issuance of the first building permit. This buffer shall be
designed in accordance with UDC 11-3B-7 and be placed along the entire eastern boundary
of the subject site and shall be constructed with platting of the property.
• A 25-foot wide buffer shall be constructed along W. Amity Road with 5-foot detached
sidewalk prior to issuance of the first building permit. Construct a 20-foot wide landscape
street buffer along Harris Street to the north and the collector/backage road adjacent to the
west property boundary. These buffers sha11 be designed in accorda.nce with the standards
listed in UDC 11-3B-7 and shall be constructed with platting of the property.
• Access to Meridian Road is prohibited.
• The applicant shall comply with all landscaping standards described in the UDC, includi.ng
but not limited to UDC 11-3B-8 which outlines the standards for parking lot landscaping.
• The applicant shall be responsible to obtain a Certificate of Zoning Compliance (CZC)
permit and design review approval from the Planning Department prior to all new
construction on the subject property.
• The applicant shall submit a preliminary plat application prior to issuance of a building
permit for the site to ensure the appropriate road improvements, access points and
landscape buffers are installed with the phasing of the development.
• With the construction of the first building, construct a portion of the collector/backage road
from Amity Road to end at the mid-point of the development. Remainder of this roadway
shall be constructed with the first building construct in the northern half of the
development. Said roadway shall be extended from the mid-point of the development and
connect to Hairis Street to the north as proposed on the concept plan.
Note: At this time the proposed development agreement does not reference any
elevations for this project because additional elevations need to be provided. A
development agreement provision specifically addressing the forthcoming
elevations/typologies should be included prior to final approval of the project, if such
approval is granted. Please note the current concept plan is not approved by the Planning
Department and the DA provisions are subject to change once the cohcept plan is revised
and additional elevations ape proposed for the Meridian and Amity PYOject that reflect City
Meridian & Amity AZ-08-005 PAGE 13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 4, 2008
Staff and Commissions recom~nendations above and during the public hearing.
b. Staff's Recommendation: Staff is recommending continuation of A~08-005, so the
applicant can submit a revised concept plan and elevations for the proposed Meridian
and Amity Project that reflect City Staff and Commissions recommendations provided in
the analysis section below, and during the public hearing. In addition, Staff would like
some analysis from ACHD and/or ITD staff on the recently submitted TIS for this
development. Further, Staff recommends that tlus project be re-noticed to reflect the
new zoning designations. The applicant should be responsible for paying the additional
hearing (re-notice) fee.
11. E~~ITS
A. Drawings
1. Vicinity Map
2. Concept Plan (not approved)
3. Elevations
4. E-mail from Williams Northwest Pipeline
B. Agency Comments
C. Legal Descriptions and Exhibit Map
D. Required Findings from the Unified Development Code
Meridian & Amity AZ-08-005 PAGE 14
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR Tf~ HEARING DATE OF SEPTEMBER 4, 2008
A. Drawings
1. Vicinity Map
Eachibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR Tf~ HEARING DATE OF SEPTEMBER 4, 2008
2. Conceptual Site Plan (NOT APPORVED)
Exhibit A
C1TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ I~ARING DATE OF SEPTEMBER 4, 2008
3. Elevations
E~ibit A
-- ~- . ~ y~,.~ ... ~- - ,,~~ ~ ~,~~
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARIlVG DATE OF SEPTEMBER 4, 2008
Exhibit A
~
,
r I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE OF SEPTEMBER 4, 2008
4. E-mail from the Williams Northwest Pipeline
~ ~~n Page 1 of 1
Bill Patsans
Fram: Hamiltan, Gtsordan M [Gordcn.M.Hamiltan~Williams.comj
~ wsa~. ~wy so, zooa a:ss ann REGE11ii~~
To: BUI Parsona
sut~ Fvv: r~w~ns c~m~~ - cP~ oe-flo4 ~r,d az oe-oos ~~~ J t~ ~~~
Aetactu~aer~ts: [)ev_Wandbgokpdt of MeridYan
Pteee~g Department
From: Hamilton; Gordan M -
Ser-~ Wednesday, ]uiy 30, 2008 8:16 AM
To: 'bwhatlonCq~t~Bc.ccm'
C.~ Patterson, Scott C; Tarbet, Craig R; Wuodbury, Don C; 'Qarsonsw@rr-erldlancfty.org~
Su6~ec~ Hawidns Compantes - CPA 08-004 and AZ d8-005
Dear Mr Whalbn,
We have ]ust ~er~tly become:avrare cf ycur plans to annex and zor~e a development near Amity and Meridian
roads tn Meridlan fdaho. We are concemed thet the cronr,aptual drawings In your apppcatron to the Nleridian
Plarming Qepartmerit da not shcn~ w take Into account our exisUng Natural Gas Tranamission PipeUne
essements.
1 urge yau to give c~r~sideratlon to cur pi~G[~es in the d~fgn oP your development end I have e-~tosed a
brochure that may a~aist you in developing a campatlbte deaign. The pipetirres were constn[cted in 19~ and
1871. They suppiy naEural gas ~ the entire region and are opereted under authorilyy fiom the Federal Energy
Regulatory Commissian in asxordartcs wiU~ r~ulatlarts from the Departrrtent of Transportetlan.
11U~'d ~ gfad to m~t with you to diacuss com~tlbte lartd use.
Sincerely,
:~~~J~.._,~1.~~„e~~~n .~~'
Distric7 A?a~ager - &&iisE Dlstrlct
Fi'ililams Nanktuest Pipeline
(ZQ8) 85Q-8a49
7/30/2~08
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARIlVG DATE OF SEPTEMBER 4, 2008
B. Agency and Department Comments
1. PLANNING DEPARTMENT
1.1 The annexation legal description prepared by David Kinzer, PLS, dated 2/04/08 and submitted
with the application, is accurate and meets the requirements of the City of Meridian and State Tax
Commission.
1.2 Prior to annexation ordinance approval, the applicant shall enter into a Development Agreement
with the City. Said Development Agreement shall be signed within 12 months of the City,
Council's approval of this application. Please be advised a$303.00 fee will required to process
the development agreement. See section 10 above for analysis and comments regarding the
Planning Department recommended Development Agreement provisions.
2. PUBLIC WORKS
2.1 Public services are located in W Victory Road & S Meridian Road. The developer will be
responsible for the extensions of services to serve the purposed site. The City of Meridian Public
Works Department reserves the right to due a complete review of the applicant's utility plan and
make any recommended requirements for the purposed site.
3. FIRE DEPARTMENT
3.1 One and two family dwellings not exceeding 3600 square feet will requ.ire a fire-flow of 1,000
gallons per minute for a duration of 2 hours to service the entire project. One and two family
dwellings greater than 3600 square feet and greater will require a min;mum fire flow as specified in
Appendix B of the International Fire Code. Fire Hydrant spacing shall be provided as required by
Appendix C of the Intemational Fire Code.
3.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Deparhnent and water
quality by the Meridian Water Department for bacteria testing
3.3 Fina1 Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants sha11 have the 4%Z" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants 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.
3.4 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required
to have an approved turn azound. Phasing of the project may require a temporary approved turn
around on streets greater than 150' in length with no outlet.
3.5 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
Exhibit B- 1 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE OF SEPTEMBER 4, 2008
3.6 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.
3.7 Provide exterior egress lighting as required by the International Building & Fire Codes.
3.8 Buildings or facilities having a gross building area of more than 62,000 square feet (5760 m2) shall
be provided with two separate and approved fire apparalus access roads separated by one half of the
maximum overall diagonal dimension of the property or aze~a to be served, measured in a straight line
between accesses. Ezception: Projects having a gross building area of up to 124,000 square feet
(11520 m2) that have a single approved fire apparatus access road when all buildings are equipped
throughout with approved automatic sprinkler systems. (Remoteness Required)
4. CENTRAL DISTRICT HEALTH
4.1 If restroom facilities are to be installed, then a sewage system must be installed to meet Idaho
State Sewage Regulations.
4.2 We will require plans be submitted for a plan review for any food establishment, grocery store,
beverage establishment and child care center.
5. ADA COUNTY HIGHWAY DISTRICT
5.1 Submit a traffic impact study for the proposed development to District staff as soon as possible
once suitable access points to the roadway network have been determined.
5.2 Comply with requirements of TTD and City of Meridian for the SH-69/Meridian Road frontage.
Submit to the District a letter from ITD regazding said requirements prior to District approval of
the final plat or issuance of a building pemut (or other required perinits), whichever occurs first.
Contact the District III Traffic Engineer at 334-8340.
5.3 Do one of the following along Amity Road:
a. Dedicate 35-feet of right-of-way from the centerline of Amity Road abutting the parcel. 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 Comtnission or prior to
issuance of a building pernut (or other required permnits), 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.
b. Dedicate 25-feet of right-of-way from the centerline of Amity Road abutting the pazcel and
provide a 10-foot easement for sidewalk and utilities. 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 permit (or other
required permits), whichever occurs first. Allow up to 30 business days to process the right-of-
way dedication after receipt of a11 requested material.
5.4 Construct a minimum 5-foot wide detached sidewalk no closer than 28-feet from the centerline of
Amity Road abutting the site. The sidewalk shall lie either completely within the right-of-way or
completely within an easement.
Exhibit B- 2 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI-IE HEARING DATE OF SEPTEMBER 4, 2008
5.5 Construct 8-foot landscape islands with vertical curb and gutter on each side and 25-foot access
pockets along the north side of Hazris Street abutting the site.
5.6 Provide irrigation facilities and irrigation water to the landscape islands on the north side of
Harris Street. Enter into a license agreement with the District for the landscape islands.
5.7 Construct Harris Street as a complete 46-foot street section with vertical curb, gutter, and
minimum 5-foot detached concrete sidewalk abutting the site. The sidewalk shall lie either
completely within the right-of-way or completely within an easement.
5.8 Provide ACHD with a road trust deposit for one-half of the cost of design and construction of a
traffic signal at the intersection of Ha.rris Street and SH-69/Meridian Road.
5.9 Construct a backage road between Harris Street and Amity Road, consisting of a 40-foot street
section with vertical curb, gutter, and 5-foot sidewalk on both sides. The south 2,000-feet of the
right-of-way for this street shall be adjacent the west property line.
5.10 Coordinate the location of additional driveways on Amity Road and Harris Street with District
Planning Review and Traffic Services staff. Other than access specifically approved in this
application, direct lot access to Ainity Road and Harris Street is prohibited.
5.11 Comply with a115tandard Conditions of Approval.
5.2 STANDARD CONDTfIONS OF APPROVAL
5.2.1 Any existing irrigation facilities shall be relocated outside of the right-of-way.
5.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of-way.
5.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
5.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be da.maged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
5.2.5 Comply with the District's Tree Planter Width Interim Policy.
5.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the DistricYs Utility Coordinator at 387-6258 (with file numbers) for
details.
5.2.7 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.
5.2.8 The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required pennits), which incorporates any required design changes.
5.2.9 Construction, use and property development shall be in conformance with a11 applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
E~chibit B- 3 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE OF SEPTEMBER 4, 2008
5.2.10 Payment of applicable road impact fees are required prior to building construction. The assessed
impact fee will be based on the impact fee ordinance that is in effect at that time.
5.2.11 It is the responsibility of the applicant to verify all eacisting utilities within the right-of-way. The
. applicant at no cost to AC~ID shall repair e~cisting utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spaze or filled) aze compromised during
any phase of construction.
5.2.12 No change in the terms and conditions of this approval shall be valid unless they aze 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.
5.2.13 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, ordina.nces, 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.
6. IDAHO TRANSPORTATION DEPARTMENT
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Dear 7anm8 Admmietretm'.
'1'6mk yan f~ the oppocLmity to ao~mL on thie aotlca.
Mcidim Road (3H-69)1s a Yypa N Idghway. 79m ~ of Amity Road md SH-69 is a~qy
~~alfard, and we imdeist~8 ACFID is w~lting avlth oiha dwelvP«e in tho mea Cor el8~aliw~an of tSe
He~me Street m8 SH69 i~an.
Hetwom Amit3' Romt md H~Ia Stree! ~e ~e oight (8) dceded points oFoae~ m 3H 69 ~a~at in 1986
aad 1987: tl¢oe (3) ere located on P~oel 1. one (1) on P~ne14, ~d threa (3) on Pmcal 3. Pmca1 ~
reflwi thosa p~csmted on EsldbB 1 of tBe aPPllcaflon. Tlm randainin8 deeded moass ia £or flm ~a fndlity.
At 9m dme thGao deeds wa~e ~eoo~a8, ttresa pmpmtlYes were agricnlaaal ¢nd/m resld~dat: imwaver. uo
ccstiaivre £a~ vea ero imtuded in 9m dcrods. Copi~v aftba desds ma uveilsble upan iequast
Rc/aNve to CPA 08-06A. SH-69 ie n Id~ s~tl. hi~ mobilit9 tkdily'- Mach g~owth 1s emiciPmsJ in flm
Kma erea. wHIch wonld M~e ~a wl~es an SH-6g. Chauging tha eomtuabms+ve R!~ tn ellow
add~tlonel oomm~cial ~cv elang t6o 1dF~WaY ~ waald innrmse She poteaUal for mn8lctv on tho
highwer ~,~mbm m m~ng movemente ~/or,•,~•+~^~ t~ps. awttc. cL~ns tLe avm~e~"o
plaa us this looatioa to a Ydgher 3ntmffiry usa wvld set p~cmlent fm addi8mal ~E fot hipJi lnteo~tY
nses along 3H-69. 77ie~e ~a savmal r_~PI~ in flm 7Yeasma Velle9, incl~ding EaFJe Road (SEI-3~ whee
higL inteo~ty mses fimtinE e 9a1e Ui@haceY have:eAviced PI'D's uMlity W bnl~ae ec~ss. eafec9 ~d
molrl3ty.
Relative [o AZ 08N05, no pe~tepp llcaHom fiave bem reo~ved to nPB+~a fhe mclsO'mS e~twltvel ead
rcvideodal eppaoarffie.v to commea'mal appmvchav. HIBB i~a~it3' c~mvAal developmwt, mxh es w1~ 3s
ooncaP~Y P+oPo9ed b3't6e a~+Plia~t. aaald creato mvttlpta idgh a~t °onflid Pamts b~°sa ofttro high
wlume5 of t~iag mwmmmm avsodated with Cnffle C~8 tsvd aslting tho a7ta Theea c3nfliet pnintv. or
po~dat nccidmt lo~tioim. c~t ba redncad with tha ~e of a fro~ngdbacl~b'a ~~8 Hmrie Seteet
wiEh %\mit9 Roed. Wo nspa~llY ~ve~ thet the G5ty aot taYe ec.8on am tLn e~ati~ aod zodn@
E~chibit B- 4 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE OF SEPTEMBER 4, 2008
City of Meridian ~oninffi Adm~strator
Name: Hawl~s Compa~ ~
Ce~ No. CPA 08~4 & AZ 08-~5
He~iag Date: Angast 7, 2008
Jtily 29, 2~8
Pege 2 of 2
applic~on utrt~ both Tfll end ACFID l~ve aa oppoa~hmiry to riwiew a Uaffic impacd analysis ~r the p~posed
davelop~ae.nt
The pro~intemsity of the dav~opm~t pmsented ia the applic~tion wonld 'mcrease the intensiry of the nse
of ~e earish'Eng deede3 app~oach~s. This woald agpear to violate due M~idim UmSed Develapm~t Code,
Chaptea 3 Ariicle H vvldah genetallY ~yrs tl~ the use of erosting appanach~s shaU be allosred to oontiaae
prov~ded tha netrue of the nse does ffit change or the intensity ofuse ~es not mcreasa F~ther, the o~oe
goes on to saq ~-at if an agplic~ pro~ a chenge or incaease m i~asity of nsa. the owaer shell develop or
otheawise ac~nire a~ to a stre~et othea ~ the state ]righway. 'lhe nse of the ~ciating agpmacd~ sha11 +xase
and the appmaah ahall Ua abaadon~ ~d removed
If you habe aay qaesLiona plemse call ~e at 334-8377.
Si~ercly,
~, ~t,~ ~
Pem Golden, P.E. .
I3istrid 1'hsea Deti+elopmmmt aad Acxeas Menage~~t Engiaeer
Exhibit B- 5 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR Tf~ HEARING DATE OF SEPTEMBER 4, 2008
C. Legal Descriptions and Exhibit Map
~aai Descrlal~on for Hawkins Companies
taet~~Nterid9an Raad and Amihr Road Pro~rtyr Anr~xation
(Metes and baunds des~ipNan to the certiter line of all ~ljacerit ~ways)
Being a portlon of the South~st Quartsr of SecUon 26, Townshtp 3 Ncrth. Range 1 W~t, Baise
Maridlan, Ada Coumy, Ideho, des~ibed as fofloa~s;
Beginnfig at a found brass cap at the Sou~east comer of said Sectton 25, which bears
~0°32'64°E, a dis~ oi 26B4.8S feet from an aluminum cap, being the East 7/4 camer, of said
Sectfon 25, said brass cap al~ being the POINT OF BEGINWING:
Thertce along the center lirre of Amihr Road and tne south Itne of said Seation 25, N89°Q9'27NV,
a dlstance of 1237.84 feet, to a faund PK nail;
Thenr.e Id08°15'41°E, a d[staRce af 2088.97 feei, to a faund 1/2° Uon rod;
Thern:e N58°49'33°IN, a distance ot 529.29 feet, to a fourtd 1/Z° iron rod;
Thance N38°48'68°W, a distan~ ot 392.18 feet, to a bent 1!2° iron rod located on tlre c~nter
s~ian line of satd Section 25;
Thence S89°2y'58°E, a dtstance of 1723.43 t~t alortg the c~Mer seatian line oi said Secdon 25.
to an aluminum cap, befng the East 1/4 comar;
Then~ along the cerrter lins of M~idlan Road artd the east Bne of said SecUan 25, S'00°32'64°~/V,
a distartce of 2108.75 feet, to a~iM;
Thertce id88°27'd6W, a dtstartc~ of 133.~ feet, to a found 5/8" iron rod;
Thertce 300°33'04°W, a distarnre af 250.47 fesi, to a found S/8° iron rod;
Thence S89°27'08'E, a distance of 133.01 f~t, to a pahrt on the east secUan 11ne ot said Sectlon
28 and tNe center l(rte of Meridian Road;
Thenc~ S00°32'64°W, e distance of 305.83 feet, along the east s~tion Nne ~ said Sectlon 25, to
a found br~s c~p, marking the scutheast com¢r of Se~Uon 25, ~id cap also be(ng the POIN
OF BEtitNNIN(3.
The descriAnon is based w~ en a~ral fletd survey fa e~iflcaUon pa~ of tlte fa0owirtg I~tr~unen~:
1. Irmtrummit No. 9~82, Rewrd of Surveft No. 4~2. Ada Cwmhr Reca~s.
2. Instrumen! Na. 108144287. Record ef Survey Mo. 7547. Ada Cotu~ty Recarda
3. Ir~trume~rt Wn.10D00:~447. Wairanty Deed. Ada Co~pdy R~ords.
4, Irr.sbtnnent No. 10i131232. Warrantyr Deen. Ada CourLLy R~orda.
6. Instr~an~t No. 88D3~, Trt~ee's Q~. Ada Cmmly Reoorda ~+~I
. I ~t Ntn.1 ~. Cap~ete WartantY D~ed. Ad8 Cotuity Rewrda. ~
REV
BY
~~s~
QA ~~ CF~T ~
P.11071471001 MERIDUIN AND Ap97'YLCURVEyS,1,E0AL3 Fc ~PIS1T0-ViNO LEpAISUMERm]qN pAlp p(NPI'y
OVERAIa. LEOAL TO SEC[14N LflVES:DDC
Exhibit C-1 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE OF SEPTEMBER 4, 2008
(pnetes anti t~nds d~cription to the center lirte of all adjacent rcadways)
Being e portion of dte Southeast Duarter of Sectton 25, Toamahip 3 NoAh, Range 1 W~t, Boise
AAerid~n, Ada County. Idaha, descrtbed as follows;
Beginning et a found brass cap at the Southeast cromer of said Sectton 25, which bears
S00°32'64°E, a dlstance of 2884.85 f~t from an aluminum cap, being the East 1/4 camer, of said
S~Ucn 25, sald bress cap also ~tng the POINT OF BEGINNING:
Thence along the center Iirre af Amftyy Road and the south line of said &ectlcn 25, N89°09'2TW,
a distance of 1237.84 feet to a found PK nail;
Thera:e N06°95'41 °E, a distanc~ ctf 2088.97 feet, to a found 1/Y lron rod;
Thence N45°38'38'E, e distance af 454.07 feet, to a po-nt;
Thence NQO°32'54°f, a disfar~e of 260.99 feet, to a pairrt on the center section Ilne of sald
Se~tlon 25;
Ther~ce S8S°2T59°E, a distance of 708.75 feet along the c~nter secUon line of said Section 25, to
an aluminum cap, being the East 1/4 corrrer:
Thence along ths center line of Meridian Road artd the east Ifne of said Section 25. S00°32'S4°W,
a~stance of 2108.75 f~i, to a pcNM;
Thence N88°2TOBW, a distance of 133.00 feet, to a found 5/8° han rod;
Thertce SDO°33'04°W, a dis~n~ of 250.47 feet, to a tourtd 5f8' iron rod;
Thertce S88°2T08°E,.a dfstanc.~ of 133.01 feet, to a polnt on the east s~tlon Ilne of said SecNon
25;
Thertoe 500°32'54°W, a dfstance oi ~5.83 f~t, along the east secNon Ilne of said Secdon 25, to
a found brass cap. marldrtg the southeast comer of SecGon 25. sald c~p also befrtg the POINT
OF BEt31NNING.
'rrre a~atpaoa is oas~ on an a~al fleta s~uvey tor verietatlon purposes m are tonowing tr~sbunents:
1. lr~sb~anent No. 996392b$ R~ord of Siovejr Na. 4602. Ada County Reoorda
2. InsfianeM No. 108144287. Recard ot Survey No. 7847. Ada County Recards.
3. Instrument No. 1000Q3S47. Wart~ty Desd. Ada Coturty Rewrds.
4. frtstf~nne7ft No. 107'13i2~. Werlenty Deed. Ada Cotmty Reoords.
8. Ir~mm~t No. ~033089~ Tntstee's Deed. Ada Counry R~ords.
8. Ir~meM 106~, Carporate Warta~ty D~. Ada County Recmds.
REVI ~
BY
,1
~~~~
~ WpR~KpNS QEPt ~
P:UO7147~01 b1fiRm1AN AND AMPfY~9i1RVhYS. I~CiiA[S & E7Ui18!'1'SVAN6~(Ci 4E(iALS1(iENERAI.
COIuDNERCIAI.DOC
Exhibit G 2 -
C1TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 4, 2008
~I Descrin~lon for Hawkins Comoamles
for Meridian Road and Amitv Road Proaertv - OfticQ Zonina
(Metes and haunds descriptlan to the center line af alt adJar.e~ roaduwaysl
Being a pattlan of the Sautheast Quarter of Sectlon 25, Tovmship 3ldarth, Range 1 W~t, Boise
Merfdian, Ada Countyr~ Idaho~ described as follows;
BeQinnin8 at a found brass cep at the Southeast comer o1 said S~dan 26, avhich bears
SOD°32'54'E, a dfstance af 2664.85 f~t from an aluminum cap. b~ing the East 1/4 comer, of said
S~ection 25: thence N89°08'2TW, a disfance of 1237.94 feet, to a found PK nafl; thence
IV~°15'4i°E, a dlstanue of 2(~8.97 f~t, to a found 1/Y iron rod, said tron r~l also being the
POIWT GF BEC31NNfNG:
Theru:e N00°3~'54°E, a distance of 581.81 f~t, to e paint on die center s~tion lins of eatd
Ssctlon 25;
Thern~ S88°27'S9°E, a d[stance of 321.45 feet along the center secdon line of said Sactlon 25. to
a poir-~
Thence S00°32'54°W, a distarn~ of 280.99 f~t, to a point;
Thence S45°38'38°1N, a dtstanee of 4b4.07 feet, to the POINT OF BEGINNING.
Ttre de~ipNan is basetl on en actim19e10 survey f~ v~diCatlon puryoses of Cre (o9ouAng Itistrum~
1. Inshtunent No. 990392b2, R~ord af S~wey No. 4~2, Ada Courny Records.
2. insfiunmit No. 1~144287. Re~rd of Stevey No. 7547. Ade ~wtyr Rewrds.
3. Inetrum~t No. 1~7. Wertanty Qeef1~ Ada Counly Rewrds.
a. ~r~trumern nla. ~o77a1zi2, warranty ueed. /ma cau~ny Recoras.
5. Ir~s6umeM Na. 98033085. Trust~'s Oeed. Ada Cotmry Records.
8. Insaum~t No. 10~. Cotpnrete WBrranyr Daed. P~Ja Cauntyr Re~rds.
~y ~p OYAL
L~f
~EB 4 6 2~ , .~--• ,q ~!
,.,~,~~ ~
PfIE~tAPf PUBUC ~
WORKS GEPT. ~ .~
~i+ w:
~ ~'',.~~~l~, °~
~~ ,
.~ ~ E' OC'"~: ,<
~/¢__..• ~,
A~~e~tl Fi. ~=°~C~
P:U~~~47~01 MERIDIAN /WD A~Il~1SURVEYS~ [£QAIS 8' IXH~i'IT.1ZONiATti LEO1IIS~QFFICC'.DO(.
Exhibit C- 3 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TE~ HEARING DATE OF SEPTEMBER 4, 2008
Le~al Descript[on far Havakina ComQaNea
~ar Meridl Raad an+ti Amitv Road Pro~rtv R~as4dential Zonlna
(Rltetes and baurtds das~iptton to the center Ifne of all adjacerU roadwa3rs)
Beir~g a poRfon of the Southeast (~uarter of Se~ticn 25, ToKmship 3 Narth, Ranga 1 West, Boise
Meridian, Ada Caueity, Idaho, described as fopouvs;
Beginning at a found bress cap at the Southeast cbmer of said S~ion 25, which beare
SDD°32'64°E, a distance of 2684.85 feet from an aluminum cap, being the East 1/4 comer, af sald
S~tion 25; thence N88°09'2TW, a distartce of 1237.~4 feet, to a founrl PK nafl: tt-ens;e
fVpB°15'41°E, a distarn~ of 2088.97 i~t, to a found 1/2° iron rod. said ~on rod elso beirtg the
F~INT OF BEGINNING: .
Thence fV68°49'33"W, a distartcre of 528.29 feet, to a found 1/2° iran r~;
Thence N36°46'58°W, a dfstance of 392.16 feet, to a bent 1/2° (ron r~ I~ated on the center
sechon Iine of said SecNon 25;
Thence S89°27'b9°E, e distance of 893.24 feet along the ceMer secNon Iine af said Seaion 26, M
a poir~
Thertce S00°32'541N , a distance of 581.61 feet, to the POINT OF BEGIWNINti.
The da~sipUon i~ Dased ~f an ech~al aetd siwey Aur veriflptlon pwpos8s ot tlie tollo~ng Irretr~nner~:
1. I~utr~anent No. 9~38252. RemM of Survey No. 4~2. Ada Co~mi~r Reearda
2. Instrwn~t Pio. 108744287. R~ad ol3urouy No. 7547. Ada Coiuqy R~s.
3. InsWm~d IVo. 10006~47. WartantY ~d. Ada CourLLy R~nds.
a. ir~ner~ n-o. ~os~3~zaa. wmren~y ~ea. ada cmmry Renorde.
B. InsWment No. 88033Q65~ Tn~es's Daed~ Ada Cotmly Recorde.
s. ~~eru nio. ~ososss~, comorace werBmy oeed. aea ~any ~as.
REVI ROVAL
BY
~fls~
M WE ORK~.4 DE~P~1~' ~
P:~t071471901 MERm1AN AND M~~1'y~gURyEyS. I~(ip[,S 8 F.~i~nS~ZONINO 4E6AISlRESIDENTIALDOC
Exhibit C- 4 -
C1TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE OF SEPTEMBER 4, 2008
LEGAL DESCRIPTION EXH~aIT
FOR PAROELANNFXATIDN AI~~YHV(i
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Exhibit C- 5 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR Tf~ HEARING DATE OF SEPTEMBER 4, 2008
D. Required Findings from the 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 annezation
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 the R-8, L-O, and C-G zoni.ng
districts. Staff finds that the proposed zoning map amendment complies with the
applicable provisions of the comprehensive plan (see Section 8& 10 above).
B. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
If the applicant complies with the provisions outlined in the development agreement and
revises the concept plan as described in section 10, staff finds that the proposed mixed
use development will be in compliance with the specific district regulations.
C. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning amendment is not detrimental to the public health,
safety, or welfaze 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 11-5B-3.E).
In accordance with the findings listed above, staff finds that Annezation and Zoning of
this property to R-8, L-O, and C-G would be in the best interest of the City, if the
applicant enters into a Development Agreement (DA) with the City, as mentioned in
Section 10 of the Staff Report.
Exhibit D- 1 -