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HomeMy WebLinkAboutStaff ReportCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING BATE OF OCTOBER 16, 2008 _ . _ . STAFF REPORT Hearing Date: October 16, 2008 (Continued from August 7, and September 4, 2008) TO: Planning & Zoning Commission FROM: Bill Parsons, Associate City Planner (208) 884-5533 SUBJECT: Meridian and Amity • AZ-08-005 ., -. ., ~ M . _ ..... _.. ,_ E IDI~~1'~ ; ~~ Annexation and Zoning of 73.10 acres from Ada County RUT to R-l5 (Medium High-Density Residential) (7.48 acres), L-O (Limited Office)(1.69 acres), G-C (Community Business) (30.46 acres) and C-G (General Commercial) (33.47 acres) zoning districts for a proposed Mixed Use Development. NOTE: This ro'ect was continued rom the Au ust ~ 2008 and Se tember 4 2008 Plannin and Zoning Commission meeting The applicant reauested continuation of the Annexation to .reyise_ the concept plan based on staff recommendations in the previous staff report. Since that time, the applicant has submitted ~a new conce t lan and met with sta to discuss the s eci is than es made to the conce t lan. Chan es to the conce t lan include: I a collector/backa a road alan the west ro er boundary that should provide future access for this proiect and those parcels to the_ west, 2) the extension of the 10-foot wide multi-use pathway through the proposed development to Meridian Road, 3) a YO-foot wide pathway along Meridian Road, and 4) a covered outdoor seating area and open space between the lar a box retailers that rovides an ameni on the site. The a licant has also de icted how uture residential to the west ma develo alon the entire western ro er bounda and how it could rote rate with the ro ased develo ment S re-noticed the ro er to re ect the than es to the re uested onin desi nations or the site and 6 ACHD has rovided sta comments re ardin the Tra ~c Impact Study. Furthermore, new legal descriptions were submitted depicting an R-1 S zanin district or the multi- anvil ortian o the develo ment and a C-C onin district to rovide a transition from the C-_G zoned portion of the development proposed for the southern half of the development. On the revised concept plan, the applicant has not removed the access driveways along Meridian Road as reauested. Instead, the applicant has submitted a variance application which will be scheduled ar Ci Council when a recommendation is forwarded on by Commission. Further, the Commission has the discretion to continue this item to see a revised concept plan showing no access to Meridian Road. Based on the a arementioned in nrmation Sta is now recommendin a royal o the a licant's annexation request and has provided analysis of the revised concept plan and updated the proposed DA rovisions in Section YO and have attached new exhibits in Exhibit A B & C. These than es are in underline and strikeout ormat. 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Hawkins Companies, is requesting Annexation and Zoning of 73.10 acres from Ada County RUT to R-15 (Medium-high Density Residential) L-O (Limited Office), C-C (Community Business District) 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, amulti-tenant mid- box retail building, 20 stand alone retail buildings including several drive throughs and 3 office Meridian & Amity AZ-OS-005 PAGE 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOX3ER 16, 2008 buildings totaling approximately 478,800 square feet of retail and office uses on the site excluding the multi-family units. On September 23, 2008, the Council approved the 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 parcels in the area requested for annexation. The Williams Pipeline Gas Company owns a parcel along Meridian Road that is not included in the request. This property is within the City's Area of Impact, Urban Service Planning Area anal is contiguous to the current City limits. 2. SUMMARY RECOMMENDATION Staff has provided a detailed analysis of the requested AZ application below. Staff is recommending approval of A~08-005 as presented in the Staff Report for the hearing date of October ] 6, 200$, based on the Findings of Fact as listed in Exhibit D and subject to the conditions listed in Exhibit B. 3. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to recommend approval to City Council of File Number AZ-0$-OOS as presented in the staff report for the hearing date of October 16, 2008, with the following modifications to the conditions of approval: (Add any proposed modifications.) Continuance After considering all staff, applicant and public testimony, I move to continue file Number AZ-08- 005 to the hearing date of November 20, 2008 so the applicant can make the following changes to the concept plan: (State specific changes needed like: access, land use/zoning, elevations, concept plan - building/parking location, etc.). Denial After considering all staff, applicant and public testimony, I move to recommend denial to City Council of File Number AZ-08-005 as presented in the staff report for the hearing date of October I6, 2008, for the following reasons: (State specific reasons for denial of the request.) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: Northwest corner of W. Amity Road and S. Meridian Road Southeast % of Section 25, Township 3 North, Range 1 West b. Owners: Hawkins Companies Mike Mussell 855 W. Sraad Street, Suite 300 4495 S. Meridian Road Boise, ID 83702 Meridian, ID 83642 c. Applicant: Meridian & Amity AZ-08-005 PAGE 2 CITY OF MERIDIAN PLANNING 17EPARTMENT STAFF REPORT FOR THE HEARING DATE OF QCTOBER 16, 2008 Same a5 Owner d. Representative: Same as applicant e. Present Zoning: RUT (Ada County) f. Present Comprehensive Plan Future Land Use Map Designation: Mixed-Use Regional (On September 23, 2008, the Council approved the Comprehensive Plan Map Amendment to change a portion of this site (approximately 40 acres) from Medium Density Residential to Mixed Use- Regional. The resolution was approved on October 7, 200$ City Council consent agenda. 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 tlae 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 zoning 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 searching for sites on the south Meridian Road Corridor, within the boundaries of Meridian." See applicant's narrative 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: September 29, 2008 and October 13, 2008 (Conunission); c. Radius notices mailed to properties within 300 feet on: September 19, 2008 (Commission); d. Applicant posted notice on site by: October 2, 2008 (Commission); G. 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 area 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 County) 2. East: Valley Storage, zoned RUT (Ada County) 3. South: Rural Residences and Agricultural land, 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 Meridian & Amity AZ-08-005 PAGE 3 C1TY OF MERIDIAN PLANNING ]7EPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008 AZ-0$-OS$ and PP-06-057) but the applicant withdrew the applications prior to City Council action. On September 23, 2008 City Council approved CPA-08-004 for this site. e. Existing Constraints and Opportunities: 1. Public Works Location of sewer: W Victory Road & S Meridian Road. Location of water: W Victory Road & S Meridian Road. 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. Hazards: A 75-foot easement for the Pacific Northwest Pipeline Corporation transverses the property. 6. Proposed Zoning: R-15, L-0, C-C and C-G 7. Comprehensive Plan Future Land Use Map Designation: Mixed Use -Regional $. Size of Property: 73.10 acres f. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The revised concept plan depicts a collector/backage road along the western property boundary of the development. Starting at the north property boundary, the applicant is proposing two full access points to Harris Street; one right-in/right-out/left-in driveway and two right-in/right-out only driveways to S. Meridian Road (SH69); two full access driveways and one right-in/right-out only driveway access to W. Amity Road and six full access driveways along the east side and one full access driveway on the west side of the proposed collector road. Staff has received comments from ACHD regarding the TIS for the site (See section 10 below for more analysis). 7. COMMENTS MEETING On September 25, 200$, Planning Staff held an agency comments meeting. The agencies and departments present include: Meridian Fire Department, Meridian Public Works Department 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. On September 23, 2008, the Council approved CPA- 0$-004 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 Mixed 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 flexible 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, Meridian & Amity AZ-08-005 PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008 over 200,000 square feet ofnon-residential building area 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 corners 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 fords 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 service will be extended to the project at the developer's expense. - The subject lands currently lze wzthzn the jurisdiction of the Meridian Rural Fire District. Once annexed the lands will be under the jurisdiction of the Meridian City Fire Department, who currently shares resource and personnel with the Meridian Rural Fire Department. - The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office. Once annexed the lands will be serviced by the Meridian Police Department (MPD). - The roadways adjacent to the subject lands are currently owned and maintained by the Ada County Highway District (ACFID). This service will not change. - The subject lands are currently serviced by the Meridian School District Na. 2. This service will not change. - The subject lands are currently serviced by the Meridian Library District. This service will not change and the Meridian Library District should suffer no revenue loss as a result of the subject annexation. Municipul, fee-supported, services will be provided by the Meridian Building Department, the Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary Services Company. • "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 properties. The revised concept plan depicts acollector/backage road along the western property boundary which supports vehicular and pedestrian connectivity for future residential development. This connectivity has been provided to the residential subdivision to the north as Meridian & Amity Az-08-005 PAGE 5 C1TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTQBER 16, 2008 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 bordered by existing residential to the north and future Medium Density Residential to the west. To address staff concerns the applicant has depicted how this project may integrate with the existing and future residential developments. The applicant is proposing C-G zoning and a large Box Retail in the southern half of the development. Staff still has concerns 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 require screening of the loading docks 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 future. Chapter V, Goal III, Objective D, Action 5 (page 43) -Require all commercial and industrial businesses to install and maintain landscaping. If commercial uses are approved on this site in the future, a 35-foot wide landscape street buffer 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 required along Harris Street and the proposed collector/backage road. Internal parking lot landscaping will also be required in accordance with the standards listed in UDC 11-38-$. • Chapter VII, Goal I, Objective B (page 109) -Plan for a variety of carnrnercial and retail opportunities within the Impact Area. Staff believes that the proposed commercial and residential use of this property will assist in providing a variety of uses in this area of the City and will complement the existing and future residential uses adjacent to the site. The revised site depicts a larger residential component than the previous site plan (7.48 acres) and less office zoned property (1.22 acres). The previous concept plan showed approximately 5.6$ acres of residential and 3.Z2 acres of office. • 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 currently master planned to the subject property the developer will be responsible to extend all utilities to the subject parcel. With the addition of the collector and backage road, staff believes the applicant mitigated some of the traffze concerns 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 traffic flow on Meridian Road, a 55 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 transverse 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 proposing a 10 foot wide pathway that runs west to east through the center of the development Meridian & Amity AZ-08-005 PAGE 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008 and connects to the 10 foot wide pathway prapased along Meridian Roud. 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 area and that is linked to the proposed pathway. The applicant should coordinate with the Parks Department to facilitate the actual design of the pathway. • Chapter VII, Goal N (page 112) -Encourage compatible uses to minimize conflicts and znaxixnize use of land. The site has been approved for a 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 commercial uses along the south side of Harris Street and along the entire frontage of Meridian Road to Amity Road. The City has continually strived to buffer residential uses from commercial uses with either office or denser residential development. The applicant has done better job of this to the north and is proposing to increase the residential proposed for the site. Staff' will ensure this through the development agreement that will be required with annexation of this site. It is important to note the surrounding properties to the west are currently undeveloped and cannot develop unless the subject property is annexed. Staff believes it is important to establish a viable concept plan so future residents in the area are informed of the proposed development prior to locating in the area. Although the applicant has provided more detail regarding how future residential may develop to the west of this site, staff still has concerns with the big box (southern portion of the development) adjacent to the. future residential development. • Chapter VII, Goal N, Objective D: Encourage appropriate land uses along transportation corridors. Staff believes that the proposed development, if amended, is appropriate along the adjoining transportation corridor (SH69). This development project 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), accessary (A), and conditional (C) or prohibited (-) uses within the prapased L-O, C-C and GG districts. b. Purpose Statement of Zone (LTDC 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 Flan. Six (6) 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. 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 M-E H-E ~~__-____-...._ ~ry ~....... . ,Front setback (in feet) ~ 0 Rear setback (in fee) . .. ... ~...._---~~........... . __ _ . t ._....._~~~.... ---. ~~..~_....____._.._...~.. ..... ~~__...~.Z~..._.._ -..._.._~ Interior side setback (in feet) -~_..._m_- ~_.~~.~^~ 0 110/5„ ~ ~ 0..... _w~. _..~_.~ Street landscape buffer (in feet): Meridian & Amity AZ-08-005 PAGE 7 CITX 4F MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTQBER 16, 2008 ~m Localuy..__._.._ --.___-._ _.._.__. -----_ 10 Collector 20 Arterial ~ ~ 25 . ........ ~_~_~_. ~ ...,~ ~. Ent a corridor rY~' Y 3 ~ 5 ............ . Interstate ~ 50 _ .. ___ ( r_-__~~...~~.....__ _.__-~-dential uses - m ~_..~... Landscape buffer to resi ~ ___ ~._..._...._...._ ~ . --. 20 25 _ 25 20/10Z- ~ _ ~ ~See~note 4 feet 3 _ . .... _ _.. ------.w...._.~.m g g (~ feet) Maximum buildin hei ht m ~~_.-._~__...~___-. ' ... ... --~~W~.. _..~..~~__...~~ _~- - - ( 3 g S0 65 35 -- 65 95 _ Maximum buildin size without desi µ g ~ ~ 7 500 60 000 ~ 200 000 ~ __ , 10 000 See note 4 section 11 atandard approval as set forth m C 3A-19 of this title (in square feet) - m.._~_..,. __ _.µ.__µ.......-- Pa ~____ --- rking requirements ~~ ~,~ See chapter 3, artic C, Off Street Parking And le Loadmg Requirements", of this title _.._ -- ~ -_._..__~..~_ _~m~~_...~..-- -__--- _ .~__ andscaping requirements L ._.. B "Landscaping a re t e of this titl Requi m ent ~~ . .. Notes: 1. All setbacks shall be measured from the ultimate right of way for the street classification as shown on the adopted transportation plan. 2. Minimum setback only allowed with reuse of existing residential structure. 3. Where the adjacent property is vacant, the director shall determine the adjacent property designation based on the comprehensive plan designation. 4. Subject to design guidelines in ten mile interchange specific area plan. 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 opportunities 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 are distinguished by the allowable density of dwelling units per acre and corresponding housing types that can be accommodated within the density range. X0. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation ANNEXATION The annlicant is >7roposin~ to annex and zone 73.10 acres from-RUT (Ada County) to an R-15, L-O C-C and C-G zonin districts. Majority of the site is slated for large scale retail/commercial development with a small portion for office and amulti-family development. On September 23, 2008, the Council approved a Comprehensive Plan Map Amendment~CPA-08-004) to changes as ortion of this site a roximatel 40 acres from Medium Densit Residential to Mixed Use- Re~ional. The annexation legal description,prepared by Terr~Peu~h, PLS, dated 8/28/08 and submitted with the application is accurate and meets the requirements of the City of Meridian and State Tax Commission. , 9 Meridian & Amity AZ-OS-005 PAGE 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008 ~+ ~~ *~ ~~~- "-° d° - The applicant has submitted new us ..gu~...,..., legal descriptions and new exhibit map which reflects the new z_ on_ inL districts requested by staff. 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. 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 large retail box store, a multi-tenant mid-box retail site, 20 individual retail buildings including several drive throughs, 3 office buildings and a 7.5 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 478,800 square feet. . It is im ortant to note there is an existin 9 000 s uare oat buildin that currentl routs on Meridian Road and will remain as art o the ro osed ro "ect. Further the a licant has also increased the multi- amiZ ortion o ~ the development~rom approximately S.6 acres to 7.5 acres and reduced the of ace portion from 3.2 aces to 1.7 acres cve ad sites to three ad sites . Staff still has concerns with the. proposed parking over the gas easement. ~.,.~ ~u....,.,.....k.~ i,.» ...............,., y...., ...,..,.......,~ . Staff has communicated with Gordon Hamilton, (Northwest Pipeline Company) and was informed the 75-foot gas easement contains two pressurized gas lines; one 22-inch caliper and one 24-inch caliper. After speaking with the Gordon, staff was informed the gas connpanx was not in favor of the paving being placed over the easement and the i e lines would need to be upgraded before developme~at could begin_ on the site. The Gas Company also informed staff the upgrades to those pipelines may_ not be budgeted until the year 2011. The gas company has acknowledged discussions with the a licant but a reement has not been reached re ardin the u rades to their facilities Note: This piyeCine services much o,~ the northwest regian~ Staff is recommending coordination with the Northwest Pipeline Companyprior to construction on this site to address any concerns they may have with development on this site. Staff has placed a provision_ in the DA that the applicant coordinate with the Northwest Pipeline .Company and mitigate any concerns they_ may have with the proposed development. The Meridian Fire Department has also expressed concern with the amount of intense commercial uses next to pressurized_gas lines. One more element of the concept plan to note is the parking layout. As showzx on the concept plan, the majority of the parking is fronting along Meridian Road; a scenic byway/highway and entryway corridor. The applicant has informed staff the C-G portion (southern half) of the property would be the first to develop. If the large box retailer is the first buildinis on the site, .staff believes the site ma not com 1 with the current or future desi n standards. It is im, ortant to Meridian & Amity AZ-08-005 PAGE 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008 note future buildiu s and laudsca in should hel screen the vast ex ansion of orlon . Regardless what building is constructed first on the site, it will subject_ to comply with. all design review standards in effect at the time of application submittal_ . itierr, .Further, the applicant has also corrected the drivewa ali nment issue throu bout the lap on the revised conce t lap. Additionally, due to the high visibility of this site, staff believes that restricting the location of parking 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 prohibited. 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 street/driveway 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; ape right-in/right-out/left-in 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 and one full access driveway on the west 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. ITD 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). ~°°°••°° °°°°°° ~~ . The applicant has_not revised. the Ulan to restrict access to Meridian Road. The applicant has submitted a variance application which will be scheduled for City Council when the annexation application_ is forwarded with a recommendation from the Commission. Further, the Commission has the discretion _ to contiuue this item to see a revised conce t lap showin no access to Meridian Road. Staff has included a DA provision to restrict access and terminate existing access point along_Meridian Road prior to release of the first occupancy permit. Traffic Impact Study: The applicant has submitted a Traffic Impact Study to staff, ITD and ACHD to review. Four access scenarios were evaluated as part of the TIS. Scenario #1 provided na access to M~~a~an & Amity Az-os-oos PAGE I o CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008 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 Street/Meridian 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 paint approximately a quarter mile north of the Amity/Meridian Road intersection and one unsignalized right-in/right-out access point at the eighth mile sauth of Harris Street/Meridian Road intersection. All of these scenarios 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 (Staff has attached the TIS Access Scenarios in Exhibit A). 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. Staff has received comments from ACRD re~ardin~ the TIS and has attached their comments in Exhibit B below. The following comments are a brief synopsis of ACHD TIS comments. ACHD is in agreement with. staff and believes access to Meridian Road should be restricted.- In addition ACHD has also re uested further anal sis of Scenario 1 excludin the ri ht-in/ri ht-out on Amit Road. ACHD believes scenario 1 would work with minor adjustments. Further, ACHD has concerns with the traffic circulation pattern within the proposed development as well. Staff has high~~ghted the City's and ACHD's~referred access scenario in Exhibit A below. Staff has also_communicated with ITD and comments are forthcomin .Based on those conversations ITD is su ortive of Access Scenario 1 and does not su ort access to Meridian Road. 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 ITD. 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, City Staff, ITD and ACHD are not supportive of the proposed access paints on Meridian Road. However, the applicant has provided acollector/backage road to help facilitate traffic movement in the area. Because this roadway is intended to distribute a maiority of the traffic senerated to the develo ment, staff believes the applicant should construct the entire length of the collector/backage road from Amity Road to Harris Street prior to occupancy of the first buildinE. 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 large box retailers in the area.. Staff has 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. Meridian & Amity AZ-08-005 PAGE 11 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF RBP~RT FOR THE HEARING DATE QF OCTOBER 16, 2008 Ilowever, 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 multi-tenant retail building. , > > . Additional elevations have not been submitted to Staff de ictin how the future office small retail lac a box retail and the multi-famil buildin swill be constructed on the site. At this time the a licant does not have tenants identified for the site, so additional elevations have not been_submitted. ~n addition the site is ad"scent to Meridian Road and Ami Road both desi Hated ent wa corridors, which requires desisrn review for any_future buildin>s on the site. It is also im octant to note staff is in the draft rocess of establishin new desi n review criteria for future development within the City of Meridian. In the near future, desi>zn review will most likely be required for all future commercial roiects proposed within the City of Meridian. Throw h future desi n reviews staff will ensure the site is develo ed with hi h uali buildings. Staff has not re wired additional elevations for this ro'ect• however this item ma be continued if the Commission wishes to see additional elevations for the proiect before making a recommendation to Ci Council. As art of the DA rovisions staff has re wired all buildin s receive design review approval prior to commencement of construction on the site in accordance with the design standards in effect at the time of application submittal. In addition to the concept shown on the plan, staff believes the following design elements should be required with this 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 standards listed in the UDC pertaining to architectural character, color & materials, and parking lots. • All buildings should contain architectural elements and landscaping features that break up any long facade or wall, as determined by the Planning Director, that Faces the Meridian Road, a main drive aisle, a parking area, ar the residential district to the west. These architectural elements shall include at least two changes in materials or colors, and some modulation in the facade, including but not limited to, windows, columns, cornices, 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 fiiture 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 ofnon-residential uses on the site. Meridian & Amity AZ-08-005 PAGE 12 CITY O'F MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THB HEARIlVG DATE OF OCTOBER 16, 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. Meridian Pathways Master Plan: The Meridian Master Pathway Plan has identified a pathway to transverse 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 area and is linked to the proposed pathway. The applicant should coordinate with the Forks 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 parking lot landscaping requirements will be assessed at CZC submittal; however, the applicant may submit for CZC without platting the property._ All of the perimeter landscapinpLalon~ a parcel will be required to be installed prior_to occupancy of the building. 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. Due to the hi hl visible location of this site and the ro osed mix of commercial and residential uses, Staff believes that a DA is necessary in this instance. If the Cornrnission or Council believe that additional or different DA rovisions then are rovided herein are necess to ensure that this ro ert is develo ed in a fashion that is consistent with the Comprehensive Plan and does not ne a~,_tively impact nearbY~roperties, Staff recommends a clear outline of the commitments of the developer be made. 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 applicant shall contact the City Attorney, Bill Naty, 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 welfare 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 parking 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 areas 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 admizxistrative 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. Meridian & Amity AZ-08-005 PAGE 13 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008 A 11 1...:1.1:...~~ .». +1... ~:+.. ri...ll A.~ .~ ~-..11~ ~. ;~+....+ ...;+1. +1..... ~+y...l .,f{:..~, ..,,, 1+; 1 7 7 7 • All buildings shall contain architectural elements and landscaping features that break up any long facade 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 architectural elements shall include at least two changes in materials or colors, and some modulation in the fagade, including but not limited to, windows, columns, cornices, 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 this site and a minimum of 7 acres in the northwest corner shall be set aside for future residential uses. • Development of this site shall be generally consistent with the conceptual site plan submitted with this application, and including the changes listed herein. Consistency shall be determined by the Planning Director, unless the applicant applies for a Development Agreement modification 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 east/west 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. ~' ~'~~"'-° ~'-~ °+°a ~ ~'+'~ -~'°""~~ ^~"''° °~~ • A 25-foot wide buffer shall be constructed along W. Amity Road with 5-foot detached sidewalk. 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 shall be designed in accordance with the standards listed in UDC 11-3B-7 and shall be constructed with platting of the property or with the issuance of the first building_permit if the plat has rat been recorded. • Access to Meridian Road is prohibited. The existin access oints shall be terminated rior to issuance of the first occu arc ermit in this develo ment. • The applicant shall comply with all landscaping standards described in the UDC, including 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 construct the entire length of the collector/backage road from Amity Road to Harris Street as proposed on the concept plan prior to occupancy of the first building_„zt~+~~t~IStie~--o~tl~~~''• • ~'~~~ee~t~e~-a~er-tie~~tl~v Meridian & Amity AZ-08-005 PAGE 14 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTaBER 16, 2008 • The applicant shall coordinate with the Northwest_ _Pipeline Com~an~prior to any_ construction on southern portion of the development. b. Staff s Recommendation: Staff is recommending approval of A~08-005 as presented in the Staff Report for the hearing date of October 16, 2008, based on the Findings of Fact as listed in Exhibit D and subject to the conditions listed in Exhibit B. XX. EXHIBITS A. Drawings 1. Vicinity Map 2. Concept Plan 3. Elevations 4. Traffic Impact Study Access Scenarios 5. E-mail from Williams Northwest Pipeline S. Agency Comments (ACRD TIS Comments C. Legal Descriptions and Exhibit Map D. Required Findings from the Unified Development Code Meridian & Amity AZ-08-005 PAGE 15 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPOR'T' FOR THE HEARING DATE OF OCTOBER 16, 2008 A. Drawings 1. Vicinity Map _ .. - k n ,, ,,~~ . -- - _ ti, )+ ~ ., - ., . ... . ~ 1 -.. ; ~ - 1 ' ,. -- ~`\ yV i ~ ~ -- TN- ~_-1_- J ~ - ~.,.... _ _ ~'~~~: , ~... . _ ,. 17 r~~ ~"~~ ~ ' R-S ~ ~° ~ ~-~ ~/ ~+ a, _ -~~~- -_ RUM EL LNII ll ..~.,.._- LJ ...... . R-4 ~~ __T_ ~~ RUT ~'~~~ .` _~._ _ ~ AMITY RD E AMITY RD ,.,\ ~ \ J ~° i \ ~~ ,RR f ~.~ C2 ~'~. :. Exhibit A- 1 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008 2. Conceptual Site Plan Exhibit A- 2 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008 3. Elevations Exhibit A- 3 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE pF OCTOBER I b, 200$ Exhibit A- 4 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008 4. Traffic Impact Study [Access Scenarios sou+rr- ~ ~anror August 2aa~ HARRIS ST Z ~ ~ ~ HARRIS ST ~ d ~~ ~~ ~~ ~~ k2 kt k2 k1 I k2 K ~ ~ a a Q ~ O f~ ~ ~ ~ k1 k3 .rt k2 ~ti 81 .r k3 k2 1ti r~. k1 .r AMITY RD AMITY RD ~ ~ ~ l< ~ ~ ~ ~ HARRIS ST HARRIS ST k2 k1 ~ ~i2 k1 k2 k2 ~ ~ d ¢ #3 [C $_ ~ ~_ kt ~ ~ kY ~ ~ ~ ~ ~~ I r ~ j Ir1 i ~~ ~ ~w J X, AMITY RD AMITY RD YEAFI X013 ACCESS SCENARIOS M ERIDIAN, IDAHO Exhibit A- 5 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FQR THE HEARING DATE OF OCTOBER 16, 2008 5. E-mail from the Williams Northwest Pipeline N]x Whallon ®iil fart From: Hamil~cm, Gordon M (Gordan.M.Hamlltont~WilGarraa.com] ~e+~t; Wednesday, July 3Q, 2ooe'8:38 AM To: BNI Pan~ens FW: Hawkins Caopanies -CPA .08-QU4 ;~r-d AZ 0$-0p5 lltt+schr~rt~s: Dev_Handbvok.pdf Page l of 1 Meridian bepa~rtment .. ,. w ........... . ............_..... ,......._.~......_....,._........... IF~om: Hamil6on; GprdOn M 5m~9 kAlednesday, July 30, 2QOB 8:16 AM TO: °~hC~Nc.mrn' t7C: Patr~hsolt, Scott C; Tartlet, ~ R: Waadtxuy, Dion C; 'garaomeMdiandty.grg' ~ Hawkk~s Crxnpertl~s - t~A 08-004'and AZ t18-Ot15 . Dear Mr WhaUan, We have just recently,became aware of your plans b annex acid zone a development near Amity and Meridian roads k- AAerldlan Idaho. We are oonoetned gtiat the conceptual drawings in your application to the Meridian P~ Departrr~nt do not shoat/ yr talcs ind~ account our existing Natural Gas Transmission Pipeline I urge you ~ give ax-sideration to our pipelines in the design of your development and I have enclosed a brochure that may asst yav fn developing a cx>mp~ble design. The pipeknes were conshuded' in 1956 and 1971. They supply naNrrral gas.6cr the.erttire region and are operat®d under auttaartty from the Faders! Energy Regary Canrt>ission in a~rdance with regu~ons from the Department of Transportation. We'.d be glad b meet with you th disease cxur-patibk: land use SincJaraely, Di~iCr Adder - EoLse DLt~rlcr a'iilkaAa NorfrrwCar Plpei'ine (208) 850-SA49 7/3r;-/2008 Exhibit A- 6 - CITX OF MERIDIAN FLANKING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008 S. Agency and Department Comments X. PLANNING DEPARTMENT 1.1 The annexation 1e al descri tion re aced b Te Peu PLS dated 8/28/08 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 require afire-flow of 1,000 gallons per minute for duration of 2 hours to service the entire project. One and two family dwellings greater than 3600 square feet and greater will require a minimum 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 International Fire Cade. 3.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4'/z" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on corners when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10'. £ Fire hydrants shall be place 18" above fmish grade. g. Fire hydrants shall be provided to meet the requirements of the 1FC 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 around. 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. 3.6 Commercial and offrce occupancies will require afire-flow consistent with the International Fire Cade to service the proposed project. Fire hydrants shall be placed per Appendix D. ExhibiC B- 1 - C1TY QF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008 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 apparatus access roads separated by one half of the maximum overall diagonal dimension of the property or area to be served, measured in.a straight line between accesses. Exception: 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) 3.9 For all Fire Lanes provide signage "No Parking Fire Lane". 3.10 Fire lanes, streets, and structures including the canopy height of mature trees shall have a vertical clearance of 13'6. 3.11 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather surface are required before combustible construction is brought on site. 3.12 The roadways shall be built to Ada County Highway Standards cross section requirements and shall have a clear driving surface. Streets with less than a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one side. These measurements shall be based an the back of curb dimension. The roadway shall be able to accommodate an imposed load of 75,000 GVW. 3.13 The proposed project lies outside the five-minute response zone goal. Achievernerxt of this goal is subject to budgetary constraints and is intended to enhance the probability of a favorable outcome on a request for Basic Life Support. The budget constraints are typically defined as capital outlay for facilities that are located within 1.S miles from a given location and sufficient operational funds to staff the facilities. 3.14 The fire department requests that any future signalization installed as the result of the development of this project be equipped with Opticom Sensors to ensure a safe and efficient response by fire and emergency medical service vehicles. This cost of this installation is to be borne by the developer. 3.15 Maintain a separation of 5' from the building to the durnpster enclosure. 3..16 The first digit of the Apartment/Office Suite shall correspond to the floor level. 3.17 The Fire Department has concerns with intense commercial uses adjacent to the Williams Pipeline. 3.18 The Fire Dept. has concerns about the ability to address the project and have the addresses visible from the street which the project is addressed off of. Please contact the Addressing Specialist at 898-5500 to address this concern prior to the public hearing. 3.19 All aspects of the building systems (including exiting systems), processes & storage practices shall be required to comply with the International Fire Code. 3.20 All portions of the buildings located on this project must be within 150' of a paved surface as measured around the perimeter of the building. Exhibit B- 2 - CITY OF MERIDIAN PLANNING DEPARTMENT ST'AFP REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008 3.21 Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the code official. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183). a. For Group R-3 and Group U occupancies, the distance requirernezxt shall be 600 feet (183 m). b. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183 m). 3.22 There shall be a fire hydrant within 100' of all fire department connections. 3.23 Buildings over 30' in height are required to have access roads in accordance with The International Fire Code Appendix D Section D105. 3.24 Emergency response routes and fire lanes shall not be allowed to have speed bumps. 3.25 COMMERCIAL AND INDUSTRIAL -Buildings or facilities exceeding 30 feet (9144mrn) or three stories in height shall have at least three means of fire apparatus access for each structure. Two of the access roads shall be placed a distance apart equal to not less than one half of the length of the overall diagonal dimension of the property or area tv be served, measured in a straight lime. 4. POLICE DEPARTMENT 4.1 The Police Department has no concerns related to the site design submitted with the application. 5. PARKS DEPARTMENT Colv~ivlElva~s FORTHCOMING 6. SANITARY SERVICE COMPANY 6.1 ' Please contact Doug Mason at SSC (888-3999) for detailed review of your proposal and submit stamped (approved) plans with your certificate of zoning compliance application. 6.2 SSC will not provide trash pick-up services utilizing the common driveway. The developer shall install a concrete pad at the end of the common drive no more than five (5) feet behind the sidewalk. The pad shall be of sufficient area to accommodate the receptacles of the residences that take access from the common driveway. 7. ADA COUNTY ffiGHWAY DISTRICT 7.1 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. 7.2 Comply with requirements of ITD and City of Meridian for the SH-69/Meridian Road frontage. Submit to the District a letter from ITD regarding said requirements prior to District approval of .the final plat or issuance of a building permit (or other required permits), whichever occurs first. Contact the District III Traffic Engineer at 334-8340. Exhibit B- 3 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008 7.3 Do one of the following along Amity Road: a. Dedicate 35-feet ofright-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 fmal 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 all requested material. The District will purchase the right-of--way which is in addition to existing right-off way from available Comdor Preservation Funds. b. Dedicate 25-feet ofright-of--way from the centerline of Amity Road abutting the parcel 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 (ar other required permits), whichever occurs first. Allow up to 30 business days to process the right-of- way dedication after receipt of all requested material. 7.4 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. 7.5 Construct 8-foot landscape islands with vertical curb and gutter on each side and 25-foot access pockets along the north side of Harris Street abutting the site. 7.6 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 far the landscape islands. 7.7 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. 7.8 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 Harris Street and SH-69/Meridian Road. 7.9 Construct a backage road between Harris Street and Amity Road, consisting of a 40-foot street section with vertical curb, gutter, and S-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. 7.10 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 Amity Road and Harris Street is prohibited. 7.11 Comply with all Standard Conditions of Approval. 7.2 STANDARD COND1T10N5 OF APPROVAL 7.2.1 Any existing irrigation facilities shall be relocated outside of the right-of--way. 7.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or right-of--way. Exhibit B- 4 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008 7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that maybe damaged during the construction of tlxe proposed development. Contact Construction Services at 387-6280 (with file number) for details. 7.2.5 Comply with the District's Tree Planter Width Interim Policy. 7.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 7.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACRD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 7.2.8 The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7.2.9 Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 7.2.10 Payment of applicable road impact fees are required prior to building construction. The assessed impact fee will be based on the impact fee ordinance that is in effect at that tizl;le. 7.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-of--way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACRD conduits (spare or filled) are compromised during any phase of construction. 7.2.12 No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 7.2.13 Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. Exhibit B- 5 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTO$ER 16, 2008 ACRD TIS COMMENTS i fie'®oG~e ~~ o~aber 7• ~~ RECEIVED Kittelson & Associates Attn: John Ringert City of Meridian 101 S. Capital Boulevard, STS 301 planning Department Boise, ID 83702 Subject: South Meeidian Center TtS Comments Carol A. hltlCee, Presidpr~t 5#~erty R. Huber, Vke President nave 81verB. 2nd Vke President ]ohn'S. Frarederw, Commissioner Rebecca w, Atnp1A, Commissioner Sent Via E mail The Ada County Highway District staff has completed a review of the sutunitt®d traffic impact study (TIS) for the prq~osed South Meridian Center development- i3eiow are the oomments/recommendations provided by DM,~dtct Traffic Services and Planning Review staff. 1. The South Meridian Transpoetation Plan has not been finalized or adopted by then ACRD Commission. The improvements at the Amity/SH-B9 intersection and any ether improvement lister as part,of the plan should not be assumed to be in place or constructed by the District. If improvements are needed to serve this deve3lopment for the intersection (AmitylSH-8g) to function adequately, this developmert should be responsible for the impn~ments. 2. The Transportation and Land Use integration Plan (TLIP) has not been finalized or adopted by ACRD Commission. fieferences to consistency .with TL1P should b® removed from fhe TIS, One particular item of aoncem is the' recommendation far a collector roadway at the '/. mike on SH$9 (Meridian Road). A collector roadway ak the '1. mile does not meet District policy, and has not been recommended by ACHD staff. Although it was shown on a draft working map far TLIP it is not a recommerd~ion of ACHD. Additionally, SH-i39 (Meridian Road) is under the jurisdiction of the Idaho Transportation Depaetrnent (ITD). Current IT,D policy allows access on to SH-69 at the ~ mile. The .Distxittt would not recommend a roadway alignment or intersection location an a state highway that is inconsistent with ITD policy. .Curreertt ACHD policy. reaoammends and alkwvs collector roadway's to be located at the 34 mile. The 17istrtct Hrill not support a collector roadway et the quarter mile unless needed for traffec purposes far the beetie~fit of the system as a whole- 3. A phasing analysis will need to be submitted to ACHD which outlines at what phases the traffic improvements are needed to serve this development. 4. The 1" access (r'ight-in/right-out) on Amity Road wiq not be allowed. The driveway location will rect meet design standards with the proposed lane configuration and appears to only serve one' small pad site and has little benefit to the rest of the development. Ada ~tY ~' ai5triet • 3775 Adams • Garden ~, ID • 83714 . PM 2~-3876100 • FX X45 7&50 • www.ad'd.ada.id,e'a Exhibit B- 6 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008 5~ A signal will not toe agowed at the prpposed 2nd access location-. I.f ACHD is to consider a traffic signal, the eke plan should be redravm to send more traffic to the 3ro Amity Road access at the''/. mile..A signal may be considered.at the 3'" Amity Road access ff ik meets signal warrants and I~efiis the system as a whole. A signal at the '/, nnile on Amity may be considered iP acmes is restricted to Hwy 69 in accordance with the Meridian Unified Development Cade and ITD access ,policy- If a signal is determined to meet warrants and is approved at this location all costs associated with fire signal would be at the: developer's expense. 6. The site plan appears to be poorly laid out. Traffic circulation interior to the site will be difficufi and force people to use the drive aisle directly in front of the buildings, thereby causing oonglids with pedestrians walking to the store fronts. The applicant and the City r3h4uki consider an interior private ring road to improve circulation within the site. 7. District staff is supportive of Access Scenario ~ 1. tt appears that this Scenario would work with some minor adjustments. The applicant's engineer should analyze Access Scenario # 1 without the first.-right-iNright~ut driveway on Amity Road and submit the analysis fvr review by staff. 8. Staff questions what the queuing on the site will be like if there is no access to SH- Bg. The sutxnitted traffic finpad study only provided a queuing analysis for the Preferred Acxess Scenario. The applicant's engineer should analyze and submit a queuing analysis for all 4 of the Access Scenarios identified. in the submitted traffic impact study for review by District staff. 9. The developen3 of the Cavanaugh Subdivision were required to provide the .District with a road trust deposk for the cost of 'h of a signal at the 5H-69/Harris Street .intersection. At this time it..appears that the Cavanaugh development is on hold; therefore the road trust deposit has not been submitted to ACHD. If the signal is Warranted toy this development and allowed by ITD, it will toe n~quired to t>E: installed with the development. 10. The'/. mile collector roadway should connect to Hams Street_ 11. It is unclear which roadway interior roadways are proposed to be public and which are proposed to be private. 12. The functional .classifications given in Table 1 are incorrect for the following roadways: a. Victory Road --Minor Arterial b. I..ake Hazel Road -Principal Arterial c. Linder Road - Minor Arterial d, Locust Grove Road -Minor Arterial 13. Spreadsheets for the internal trip capture cak:ulatians were not included as part of the sutxnittad traffic impact study. Please submit the spreadsheet for review by District staff. Ada CAUnty Wighway Dlstrld • 3775 Adams street • Garden (]ty, Tti .837]4 • PH 206°367~(il0o • Fx 345-7656 • www:aehd.ada.id.us Exhibit B- 7 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 1 b, 200$ If ypu have any questions, please feel free to contact me at 20&387-8178. Sincerely, Mindy Wallace Planning Review Supervisor Right-of-Way 8 Development Services CC: Hawkins Company - !.ante Evens City of Meridian C~AAPASS ITD n~ county Fllgnway o~ct • 3775 seams street • Carden caty, io • a~na • ~ xos-~~ioo • Fx 3a5-xcsa • www:arnd.ada.id.~ Exhibit B- 8 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE IIEARING DATE (7F OCTQBER 16, 2008 9. IDAHO TRANSPORTATION DEPARTMENT (TIS COMMENTS FORTHCOMING) tDAf10 RAM~AORTATIOM DERARt'IAEM't` P.tJ. Bmc eDPB t3olse, Ad 887Q7-~8 (2UB) 334.8J00 1[~'I.IdatlO.gOv rely ~, zAOs cxt REC~~Y~p seal e. 4Vaxettower teas snits 202 Metithats, Idaho 83642 ~ U) ~'ti;',y F1±X $88854 ~ of McAdlan Ra: J.ocatioa: NW Comear of W. Ataityltoad and 5. Maridiea Road. tent Route: SFl 64 MP 7.2 1Vame: Hawkins Conspmaies File Na. CPA D8-004 6t AZ OS-005 Ifeerciag Rate: August 7, 2008 Zgasing Admiaisixatar, Think you far the opportmsity w ooennaet tie this Haden. Meddiatn Road (3II~9) is a Type IV highway. The itsteramctiaxs of Amity Road and SIrT-69 is c~srrwstly sgttalired, sad we uttdess~d ACFID is wotfeing with other davelapm's is the stns for signalizatioa of the I>Sarris 3iseet aad SH-69 i~rsectioa I3ctwoea Amity Road and Iiasris Street there stn night ($) deeded points of access to SH 69 graaied in 1986 and 198%: ihrac (3) are located an Partial i. sae (1) oa Parcel 4, and three (3) oa Parcel 3. Parcel tnunbers reflect those prated oa 8xhildt 1 of dte sppiiceboa. Tha ~a+m++b deeded access is for the gas facility. At the time these deeds wage ~ these propettaea wero agiwltsual aad/ar rraideutial; however, rso restriefirins f[rr use are inoladed m the deeds. Copies of the deeds ate available upon request. Relative tp CPA 08-004, SH-69 is a high speed,; hi$h mobthty f~h'• M~- growth is aatiaipated in the 1Cntta srem, which would itsorc~se traffic whmaes Qa SH-64. G1tat~ng the ovmprehwsive plan to allow aciditipeal orAmaa~taal uses along the highway ttoatage would a the potential for amfl.iats as the highway attributable to ttaning movements eed/au; increased trips. 1?t, changing .the comprehaasive plea at this location to'a ' intetsity use oanld set pse ~ additiomel rezaniag f~ high intensity rates alaa-g SH~9. There atro seQveral oxaarples im fha Treasa;e Valley, i>udtsdiag Fagle Road (SH-55) where high intensity uses s~tir,ir a e hi~sway have reduced TT77'a ability w balamoe access, safety and ~b~ty. Relative to A~ 08-005, no permit applicatiu®s have been rooeived to upgtatie the existing agricultural and resideDblal apptoachen to ot+e9al. High intensity cataal develapateust, such as. what is ~Y P~ ~' ~ ~! ennsld ~ ~ aped °~~ pomp because of the high valt~cs of turadng amvemteats easDdated with iraSso enteering sad exitin~'the site. These rassflict points, or poteatiet accidaat locations„ ~ be rednaed with the use of a finrau)rage sued coxineatimg 1'Tanis Stz~eet with Amity Road. 'VVe s+etlty t~equest that the City not take aation ~ the aaaexation and zoning Exhibit B- 9 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008 City of Meridian T,nttfng Adapinisaatnr - 7uly 29, 2008 Namce: FIawldna Ccinpa+d~ s ~ Page 2 of 2, Case Na. CPA OS-004 8t AZ 0$-005 He~asln8l]ate: August 7, 2008 application wail both 1 T17 and ACID have an orppr~hnuty to raviaw n tref6e impact analysis for the I+mPcxced dexrolnptncnt. Thn proposed intensify of the dcvdopmen4 pteseauod in the application would iuctrese the intensity of the txnn of the eotisdng deeded approa~. This would appear to violate the Meridian Uxrifaed I]evdopmrat Cade, Chaptor 3 Article H which tlly says that the :~ of existing appt7oaohes shall be allowed. to continue prodided the natiae of the ase dams not cbangc ar the' intensity of use does not irtaease. Further, the ordinance goes on b) e~ay that if an applicant proposes a rdtau~ or inereasa is intensity of use, the owner slash develop ox otherwise acquim acoesa to a sA+eat other then 6-e state highway. "lha use of the existing approach shall cease, and the approsoh shall be abandonefl and moved. If yaai have any gtieatiana please call mo at 3345377. rsY, P~ C3olden„ P.L'. Ict Theme 17evelagraetttt told Ass Managametat P.ugineer 9.-,.CENTRAL DISTRICT HEAL......-....... -------------------------------._ .......... ..... -........-- -----..-.....----........... _ TH 9.1 If restroom facilities are to be installed, then a sewage system .must be installed to meet Idaho State Sewage Regulations. 9.2 We will require plans be submitted for a plan review for any food establishment, grocery store, beverage establishment and child care center. Exhibit $- 10 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008 C. Le al Descri tions and Exhibit Ma IDAHQ t4so EastvYatsrcov~mr sc. Suite 156 SURVEY r~dlan, Idaho 83642 G R~ UP Phone {zoea 84G-0570 Fax {20.8) 884-5399 August 28,2008 D ' ~~~Q~t ~'OR.L(AWIt1NS COMPAMES PROPQ~)81'f MERIDIAN ANNEXATION A poxtion of the SE'/. of Section 25,1'.3N., l~.l. W., H.M.; Ada County, Idaho, mare paiticularly described as follows: Beginning at the East'/. comer of said Section 25,. from which the Sost c~Drnc~ of said Section 2S bears South 00°04'29" East, 26b4.92 feat, Bald East'%, comer being on the existing Meridian City Limits boundary, and' being the POINT OF BEGINNING; Thence along the east litie of the SE'/. of said Section 2S South 00°04'29." East, 2109.29 feet; Thence South 89°55'31" West, 133.00 feet to a paint; Thartce South 00°(}4'29" East, 250.00 feet to apaint; Thence North 89°85'31" East, 133.00 feet to a'point an the east line of the SE'/, of said Section 25; Thence along said east line South 00°04'29" East, 305.63 feet to the Southeast corner ol° said Section'25; Thetlce along the south line of the SE'/a of said Section.25 North 89°41'36" Wast, 123:SA0 feet; Thence North OS°2b'S2" East, 2076.90 feet; Thence North 60° 13'49" West, 498:59 feet to a point of curvature; Thence Sq,99 feet slang the arc of a curve to the right, said curve having a radius. of 130.00 feet, a delta angle of 24° 14'05", and a long chard bearing North 48°06'46" West, 5.4.58 feat to. a point aftangency; Thence North 35°59'44" West, 375.85 feet to a paint on the north line of the. W '!7 of the SE '/. of said Section Z5; Thence slang said north line North 89°58'39" East, 411.26 feet to the Northwest corner of the E'/a of tltc SE'/. of said Section 25; Thence along t]ae north litre of the E'/s of the SE '/, of said Section 25 North 89°53' 1320.40 feet to the POINT OF B INNING. Containing 73..10 acres, more ar less. r 6Y '~ AtIG ~ 9 X108 80813-ANJC.DOC IAErtICIAN PUBLIC Pro fe~I~~r$r) Loud Sarvelrors 443 or Exhibit C- 1 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008 IDAHO SURVEY 1450't?ast Watertower 5t Suite 150 Mer{diu~, Idaho 83642 '~ GROUP Ihhone (208) 846-8570 Fax (.20.884.5399 eptem er ; DESC r'I'TON FOR HAWKCNS COMPANI~"S PROPOSED R-15 ZONE A poxtion of the SE %. of Section. 25, T.3N., R.1 W., B.M., Ada County, Idaho, more. particularly descn`bed as follows: Commencing at the East'/, comer of said Section 25, from which the Southeast corner of said Section 25 bears South 00°04'29" East, 2664.92 feet; thence along the north. line of the SE '/, of said Section 25 South 89°53'25" West, ] 038.86 feet to the POINT OF BEGINNING; Thence South 00°06'49" East, .153,55 feet; Thence South 89°46'47" East, 142.63 feet; Thence South 00° 13~' 13" West, 88.98 feet; Thence South $9°46'47" East, 51.0(1 feet; Thence South 00°13' 13"West, 28,00 feet; Thence South 89°46'47" East, 80.00 feet; Thence South 36°30''40" East, 59.15 feet to a point nn a curve; Thence 46.20 .feet along the arc of a curve to the left, said curve haying a radius of 300:00 feet, a delta angle of 08°49'28", and a long chord bearing South 49°04'35" West, 46.16. feet to a point of tangency; Thence South 44°39' S1 "West, 228.53 feet to a point of curvature; Thence 96.17 feet along the arc ofa curve to the left, said curve having.a radius of 350.OQ feet, a delta angle of 15°44'35", and a long chord bearing South 36°47'34" West, 95.87 feet to a point; Thence South 89°53' 11" West, 54.22 feet; Thence North 60°13'49" West, 498.59 feet to a point of curvature; Thence 5499 feet along the arc of a curve to the tight, said curve having a radius of 13 U.00 feet, a delta; angle of 24°14'05", and a long chord bearing North 48°D6'46" West, 54.58 feet to a poiriYoi` tangency; Thence North 35°59'44" bleat, 375.85 fit to a paint on the north line of the W % of tttt: SE'/, of said Section 25; 80$13-RES.t7C7C, Professional Land Surveyors Exhibit C- 2 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008 Thence along said north line North 89°58'39" Tact; 411.2b feet to the Northvrest corner of the. k: "/2 afthe SE'/. of said Section 25; Thence along the narth line of the E % ofthe SE I/, of said Section Z5 North 89°53'25" last, 281.55 feet to the POTNT.OF BEGINNING. Containing 7.48 acres, maxe ar less, ~~V1' AP KVYA~ gY DC~ ~ 6 ~ M CORK q~~C &0813-FtES.laC7C Exhibit C- 3 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008 IDAHO SURV!^Y CROUP DESCRIPTION FOR IiAWIflNS COMPANIES PROPOSED L-O ZONE 1450 East Watertawer St Suite 150 Meridian, Idaho 83&4,2 Phone (208). 846-8570 Fax (206)884-5399 $egtember 1:5,.2008 A portion of the SE %, of Section 25, T.3N., R l W., B.M., Ada County; Idaho; mare particularly described as follows: Commcnciug at the East'/. carnet of said Section 25, from which the Southeast turner of said Suction ZS bears South p0°04'29" East, 2664.92 feet; thence along the north line of the SE '/, of said Section 25 South 89°53'25" West, 715.86 feet to the POINT OF BEGINNING; Thence South 00°13'13"West, 155'.00 feetta a point p~'curvature; Thence ] 32.49 feet along the me of a curve to the loft, said curve having a radius o:f 170.50 feet, a delta angle of 416°31'23", and along chord bearing South 22°02'29" East, 129.18. feet; Thence South 54°07'43" West, 73.43 feet to a paint of curvature; Thence 3.35 feat along the arc ufa curve to the left, said curve having'a radius of 300,00 feet, a delta angle of 00°38'24'°, and a long chard bearing South S3°48"3.1" West, 3.35 feet; Thence North 36°30'4p" West, 59.1 S feet; Thence North 89°46'47" West, 80.00 feet; Thence North 00°13' 13" East, 28,Ot) feet; Ravie v vas ev Thence North 89°4b'47" West, 51.DC) feet; ACT ~ 6 ~~ Thence North DO°13' 13" East, 88.98 feet; M~Rlolaw pueuc WaRK5 DEPT. "1"ltunce.North 89°46'47" West, 142,63 feet; Thence North 00°.06'49" West, 153.55 feet to a point on the north line of the SE'/ of said Section 25; 'Ilaence along said north line'Norilt !;9°S3'25" East, 323,00 feet to the POI., BEGINNING. Containing 3.69 acres, more or less. ~ 4431 ~,~~~~ QAT~OF~~P .80813-LU.DOC 7FgRy Professlanol L.vnd Surveyors Exhibit C- 4 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING BATE OF OCTOBER 1 fi, 2008 ioAHo SURVEY 1.450 Ease Watertower 5e su;te iso Merldlan, Idaho $3642 GROUP pr>ane (zosl e46~s7a Fart (208) 884-5349 eptem er , DESCRIP'ICION FOR HAWKINS COMPANIES PROPOSED C-C ZONE A portion of the Sl;'/ of Section 25, T_3N:, R.1 W., B.M., Ada County, Idaho; more. particularly described as follows: Beginning at the East'/, corner of said Section 25, from which the Southeast corder of said Section 25. bears South 00°04'29" East, 2664:92 feet, said East'/. corner being the:l'OINT OF BEGINNING; Thence along the east line of the. SE'% of said Section 25 South 00°04'29" East, 1414.11 feet; Thence North 89°46'4$'" West, 676.28 feet to a point of curvature; Thence 93.85 feet along the arc of a curve io the right, said curve having a radius of 300.00 feet, a delta angle of 17°SS'24", and a long chord bearing North 8q°49'06" West, 93.46 feet to 'a point of tangency; Thence N.ortli 7l°51'24" West, 76.42 feet to a point of curvature; Thence 1.10.79 feet along the arc of a curve to the lest, said curve.haviug a radius of 500,00 feet, a delta angle of 12°41'44", and a long chard bearing North 78°12' 16" West, 110.56 feet to a point of tangency; Thence North 84°33'08" West, ib1.48 feet; Thence North OS°26'52" East, 747,4T feet; Thence North 89°53' 11"East, 54.22 feet'to a point on a curve; Thence 96.17 feet along the arc of anon-tangent curve to the right, said. curve having a radius of 350.00 feet, a delta angle of 15°44'35", and a tang chord bearing North 36°47'34'° East, 95.87 feet to a point of tangency; °Thence Narth 44°39'51" East, 22,8.53 feet to a point of'curvature; Thence 49.56 feet along the arc of a crave to 'the right, said curve having a radius of 300.00 feet, a delta angle of 09°27'52", and a long chord hearing Narth 49°23'47" East, 49.50 feet to a point of tangency; $0813-CC.17C]C Professional Land Surveyors Exhibit C- 5 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008 Thence North S4°07'43" East, 73.:43 feet to a point oa a ctu^ve;. Thence 132..49 feet along the arc of a rion~tangent curve to the right, said curve having a radius of 170.50 feet, a delta angle of A4°31'23'°, and a long chord bearing Norhh 22°02'29" West, 129.18 fact to a point of tangency; Thence North 00°13' 13" East, ISS.DO feet to a point on the north line afthe'SE'/, 01 said Section 25; 'I'hence.alang said north line North $~°S3'25"East, 715.$6 feet to the 1'OTNT OF BEGTNNTNG. Containing 30.46 acres, more or less. L.~ ~vinw w~ BY DCT 0 61008 ~ VyORKS PEPTIC Exhibit G 6 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 2008 roAHo suRVEY GRC)UP 1450 Eas[ Watertower 5c Sulu: 150 Meridian, Idaho 83642 Phone (208) 846-8576 Fax (2~) 884-5399. ugttst $, DESCRIP'T'ION FOR HAWIflNS COMPANIES PROPOSED C-G ZONE A portion of the SE %, of Section 25, T.3N., R.1 W., B.M., Ada County, Idaho, more particularly described as follows: Commencing.ht the East'/, comer of said Section 25, from which the Southeast corner of said Section 25 bears South O(i°04'29" ~, X4.92 feet; thence along the Bast line of the SE'/, of said Section 25 South 00°04'29" East, 1414,1 } feet to the POINT OF BEGINNING; Thence continuing along said East line South 00°04'29" East, 695.18 feet to apaint; Thence South 89°55'31" West,. 133.00 feet to a point; Thence South 00°04'29" Fast, 250.OO.feet to a point; Thence North 89°SS'3l"East, 133.00 feet to a. point an the east line of tht; SE'/a of said Section 25; Thence South 00°04'29" Fast, 305.63 feet to the Southeast corner of said Section 25; 'Thence along the south line of the SE %, of said Section 25 North 89°41'36" Wcst, 1238.Op feet; Thence North 05°26'5Z" East, 1329.43 feet; Thence South 84°33'08" East, ] 61.48 feet io a.point of curvature, Thence 1.t 0.79 feet along the arc of a cnrve to the right, said curve having a radius of 500.00 Feet, a Bella angle of 12°41'44", and a long chard .bearing South 78° 12' 16'° East, 110.56 feet to a paint:of tangency; Thence South 71°51'24" East, 76.42 feet to a point of curvature; Thence 93.85 feet along the arc of a curve to the 1e11; said curve having a radius of300.00 feet, a delta angle of 17°55'24", and a long chord bearing South 80°49'06"East, 93.46 feet to a point of tangency; Thence South 89°46'48" 676.28 feet to the POINT D~' BEGINNING. Con 33.47 acres, mnre or less. ~` ar ~ ~ 9 2aoe ~ 4 4 31 ~ ~ WORKS O~P7.~ 808.13-CCi.DOC. ~l *~~F ~~P~ Pro~esslonal land Surveyors ~IIY> Exhibit C- 7 - CITY OP MERIDIAN PLANNING DEPARTMENT STAFF REPORT FQR THE HEARING DATE OF OCTOBER 16, 2008 ~~~~_ s'~ ~,.Q . - R-15 . M 89'58'39"E. y 411.26' 2E' I~ _ N 89'S3'25"E _ HARRIS STR. '~ t~s 323.00' 715.86' ~g 30 ~=-~ L-0 pA.B - ~-o R-15 lss Ac ~ - N S 00'13'13"W 4 n 7.48 AcTSS ~ L3 155.00' ' " ( ~ [~ ~ S 54'07 43 W L1 CS G~ 73.43 ( v ~ ~ ~ ~y~~~Ay~ S 44'39'51 "YV ~ 228.53'' ~ ~ C3 300.00 072T52' 4956 24.83 48.50 N (!23'47• f ~ ""r ~.~ ~~ C4 350.00 1544'35' 9&17 48.38 ~i.87 N 3747'J4^ E ~ C5 300.00 1T55'14^ 9385 47,31 93,46 N 80'49"~"" W r' C6 50q.00 t2'41'4C 110.79 5&92 11036 N 78'12'16' w N C7 30000 0738'24^ 3.35 1.68 335 s 5x46'31^w $ 84'33'08•E q L±3 300.00 08'4728^ 48.20 23.15 46:16 N 4704'36` E161.48' $ 71'51'24•E ° ~,_OB `78.42' ~ ~ ~ `C5 5 $9'4fi'48"E ~ ~ 876.28' N ~~~ ~ IA1E eE~+c ~° ti LI N 3630'40^ W 59,15 0 l2 N 88'48'47' w 80.(10' z ~ I l3 N OD'13'13' E 28,00" ' l4 N 8746'4T w SI.00' °? I L5 N 00'13'13^ E 86.98' ~, L6 N 674s'4r w 142.63" ~ EG S 89'55'31 "W U N 00'08'49' W 15355' ci ~ ~„ 133.80' ~ 33.47 Acres ~ N n ~' 1 r' C ' ~ O ~ ~ ~ 3 ~ ~ N 89'55'31'Ef ~ 133.00' ~, ,~, 9 ~,g',,~tp `''- ~j~___ I~1Y ROAD ~ 1238.00` ~s at ~1' BY acT ~ gone S~y~, UATA S 89'5'3'11 "W ~ ramp OEf.TA ARC • TM1(~4f t pg90 ~ 54.22' j c1 139m zr14'o5` 54.ss 27.91 54.5e N 48'06.46• w ~ CC _ C2 17030 44'31'23' 132.49 x.78 129.18 N 7202'29' w ~ SCW.c 1 "=4~' DWG.OAiE 09/i5/08 bkb sNEET 1 OF' 1 HAWKINS COMPANIES SITE EN(~IAIEFRIWG ~~o~os~o zoN~s a~ULUT/QAfSu~ LOCATED IN THE SE 1 /4 ,.'. .029 N_ ROSN2ID ST., 5TE„I" 0` SECTION 25, T..3N., R.1W., e_w+. 44P<RIpU1w; loa4D 83b42 IAERIDIAN, i.."~" COUNTY, 1pAF10 Phone (208). 938~OB80 Fox (2qB) .939-0941 Exhibit C- $ - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 16, 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 annexation and/or rezone, the Council shall make the following findings: A. The map amendment complies with the applicable provisions of the comprehensive plan; The applicant is proposing to zone the subject property to the R-15, L-O, C-C and C-G zoning districts. Staff finds that the proposed zoning map ainendrnent 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 welfare if approved. Staff recommends that the Commission and Council rely on any oral or written testimony that may be provided when determining this fmding. 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 annexation is in the best of interest of the City (UDC 11~SB-3.E). In accordance with the findings listed above, staff finds that Annexation and Zoning of this property to R-15, L-O, C-C 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 -