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HomeMy WebLinkAboutWaltman Property Unsigned DADEVELOPMENT AGREEMENT PARTIES: 1. City of Meridian 2. Boise Waltman LLC Owner/Developer THIS DEVELOPMENT AGREEMENT (this Agreement), is made and entered into this day of , 2008, by and between City of Meridian, a municipal corporation of the State of Idaho, hereafter called CITY, and Boise Waltman LLC, whose address is 970 West Broadway #443, Jackson, WY 83001-9475, hereinafter called OWNER/DEVELOPER 1. RECITALS: 1.1 WHEREAS, Owner/Developer is the sole owner, in law and/or equity, of certain tract of land in the County of Ada, State of Idaho, described in Exhibit A for each owner, which is attached hereto and by this reference incorporated herein as if set forth in full, hereinafter referred to as the Property; and 1.2 WHEREAS, I.C. § 67-651 lA, Idaho Code, provides that cities may, by ordinance, require or permit as a condition of re-zoning that the Owner/Developermake awritten commitment concerning the use or development of the subject Property; and 1.3 WHEREAS, City has exercised its statutory authority by the enactment of Ordinance 11-SB-3, which authorizes development agreements upon the annexation and/or re-zoning of land; and 1.4 WHEREAS, Owner/Developerbave submitted an application for re- zoning of the Property's described in Exhibit A, and has requested a designation of C-G, General Retail and Service Commercial District (Municipal Code of the Ciry of Meridian); and 1.5 WHEREAS, Owner/Developer made representations at the public hearings both before the Meridian Planning & Zoning Conunission and before the Meridian City Council, as to how the subject Property will be developed and what improvements will be made; and {~~~ i 1#t ~;. ~~ ~ , DEVELOPMENT AGREEMENT (AZ 06-063 BOISE WALTMAN LLC) PAGE 1 OF 12 }~ 1 r ~ i ~~ ,}~ r~, }~! ~ ~ 1 . i t ~ ~ ~ i.~., ~ d ;< t. i k' ~. >. 1 #'; ~:.. i i_, '7. 1.6 WHEREAS, record of the proceedings for the requested annexation and zoning designation of the subject Property held before the Planning & Zoning Commission, and subsequently before the City Council, include responses of government subdivisions providing services within the Ciry of Meridian planning jurisdiction, and received further testimony and comment; and 1.7 WHEREAS, Ciry Council, the 7~' day of October, 2008, has approved certain Findings of Fact and Conclusions of Law and Decision and Order, set forth in Exhibit B, which are attached hereto and by this reference incorporated herein as if set forth in full, hereinafter referred to as (the Findings); and 1.8 WHEREAS, the Findings require the Owner/Developer to enter into a development agreement before the Ciry Council takes final action on annexation and zoning designation; and 1.9 OWNENJDEVELOPER deem it to be in their best interest to be able to enter into this Agreement and acknowledges that this Agreement was entered into voluntarily and at their urging and requests; and 1.10 WHEREAS, City requires the Owner/Developer to enter into a development agreement far the purpose of ensuring that the Property is developed and the subsequent use of the Property is in accordance with the terms and conditions of this development agreement, herein being established as a result of evidence received by the City in the proceedings for zoning designation from government subdivisions providing services within the planning jurisdiction and from affected property owners and to ensure re-zoning designation is in accordance with the amended Comprehensive Plan of the Ciry of Meridian adopted August 6, 2002, Resolution No. 02-382, and the Zoning and Development Ordinances codified in Meridian Unified Development Code, Title 11. NOW, THEREFORE, in consideration of the covenants and conditions set forth herein, the parties agree as follows: 2• INCORPORATION OF RECITALS: That the above recitals are contractual and binding and are incorporated herein as if set forth in full. 3• DEFINITIONS: For all purposes of this Agreement the following words, terms, and phrases herein contained in this section shall be defined and interpreted as herein provided for, unless the clear context of the presentation of the same requires otherwise: DEVELOPMENT AGREEMENT (AZ 06-063 BOISE WALTMAN LLC) PAGE 2 OF 12 ~" u 4. ' }~ ,' -~. ~{{~ ~ ~~ F .~+.. ~'. ~!` !~ } i . (~ i''. ~~. 'i: t-; i h ), 3.1 CITY: means and refers to the City of Meridian, a party to this Agreement, which is a municipal Corporation and government subdivision of the state of Idaho, organized and existing by virtue of law of the State of Idaho, whose address is 33 East Broadway Avenue, Meridian, Idaho 83642. 3.2 OWNERJDEVELOPER: means and refers to Boise Waltman LLC, whose address is 970 West Broadway #443, Jackson, WY 83001-9475, the party that owns and is developing said Property and shall include any subsequent owner(s) or developer(s) of the Property. 3.3 PROPERTY: means and refers to that certain parcel(s) of Property located in the County of Ada, City of Meridian as described in Exhibit A describing the parcels to be re-zoned C-G, General Retail and Service Commercial District, attached hereto and by this reference incorporated herein as if set forth at length. 4. USES PERMITTED BY THIS AGREEMENT: 4.1 The uses allowed pursuant to this Agreement are only those uses allowed under City's Zoning Ordinance codified at Meridian Unified Development Code § 11-2B which are herein specified as follows: 40 building lots and 2 common lots on 38.21 acres in the proposed C-G zoning district The pertinent provisions of the City of Meridian Comprehensive Plan are appticable to this AZ 06-063 application. 4.2 No change in the uses specified in this Agreement shall be allowed without modification of this Agreement. 5. CONDITIONS GOVERNING DEVELOPMENT OF SUBJECT PROPERTY: 5.1. Owner/Developer shall develop the Property in accordance with the following special conditions: 1. A phasing plan shall be submitted with phase 1 of the development. 2. The existing agricultural use (grazing of cattle) on the property will be allowed to continue after annexation into the City, until phase 1 of the development occurs. A maximum of 25 cows and 2 horses will be allowed to exist on the site at anytime. 3. The applicant shall improve Waltman Lane adjacent to the site and off- site to the end of the split corridor improvements, per the half street DEVELOPMENT AGREEMENT {AZ 06-063 BOISE WALTMAN LLC) PAGE 3 OF 12 ~j = ,x ~ ~~ ~ 4 f ~~ r r% `r i .~ ~~ k bi ~ is (~ ,.. , , i~ f ~ ~`: f: F„ i €. S' sections attached in Exhibit A.6 of the staff report, prior to occupancy of any structure within the site. 4. 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, glaze or odors. 5. All future development of the subject property shall comply with City of Meridian ordinances in effect at the time of development. 6. The applicant shall be responsible for all costs associated with sewer and water service installation. 7. No building permits shall be issued or construction traffic allowed (except for infrastructure improvements such as sewer, water, & roads) on this site until: a. The construction related to the split corridor Waltman Lane/Meridian Road/Main Street intersection has commenced and the applicant has installed a gate with paved access to Ruddy for use by the Waltman residents. Such gate shall be installed prior to beginning any other construction on the site and shall be removed by the applicant prior to dedication and ACRD acceptances of the street connection to Ruddy Drive. This temporary secondary access shall be useable to Waltman residents at all times during the construction of the subject property. OR b. Corporate Drive is extended across the Ten Mile Creek and is connected to Waltman Lane. 8. Development on this site shall not exceed a site trip generation of 8,000 ADT from the site prior to the extension of Corporate Drive from the north bank of the Ten Mile Creek at its current stub, south to Waltman Lane. Approval shall be obtained from ACRD prior to Certificate of Zoning compliance application submittal for future structures to verify compliance with the allowed ADT. A Certificate of Zoning compliance application(s) will not be approved for any structure(s) on the site that exceeds the total allowed ADT for the site until Corporate Drive is extended. 9. Ruddy Drive shall be extended as a public street into this site and up to Waltman Lane, as shown on the concept plan(s). 10. At no time shall construction traffic associated with the development of this site be allowed to access this site using Ruddy Drive or any other street within The Landing Subdivision. 11. 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 azeas to the buildings. A pedestrian plan shall be included with the master concept plan for this development; submit with the first CZC application on this site. 12. All buildings in the development shall be subject to the administrative design review standazds listed in the UDC and future design guidelines DEVELOPMENT AGREEMENT (AZ 06-063 BOISE WALTMAN LLC) PAGE 4 OF 12 pertaining to architectural character, color & materials, and pazking lots. In addition to the aforementioned standards, the lots directly adjacent to Waltman Lane shall also comply with design standards pertaining to pedestrian walkways. Architectural design elements on the structures shall continue all the way around the structures, similaz to the example provided by the applicant at Tazget included as Exhibit A.7 of the staff report. 13. All buildings on the site shall be generally consistent with the conceptual office and retail elevations submitted with this application unless the Development Agreement is modified by the developer once actual users are identified. 14. 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 freeway, a main drive aisle, a parking area, or a residential district. 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. 1S. Any outdoor uses andlor activity areas (including restaurant seating) adjacent to residential uses along the west and northwest boundaries shall require conditional use permit approval (unless the adjacent uses are changed into non-residential uses). 16. Prohibited uses along the western and northwestern property boundaries are as follows: drinking establishments, drive-thru establishments, fuel sale facilities, fuel sales facilities/truck stops, and vehicle washing facilities. 17. Except for a potential hotel site at the southwest corner, all structures proposed on the site over 100,000 squaze feet that aze within 100 feet of a residential district or use shall obtain conditional use permit approval. 18. Standard hours of operation for businesses along the west and northwest property boundaries adjacent to residential uses are limited to the hours between 8 am and 11 pm (unless the adjacent uses are changed into non- residentialuses) with the exception of a hotel use, which shall be allowed to operate 24 hours. 19. For concept plan #1, all structures along the west and northwest property boundaries adjacent to existing residences shall be limited in height to two stories and shall have a minimum setback of 25 feet adjacent to the existing residences (unless the adjacent uses are changed into non- residential uses), with the exception of the proposed hotel. If a hotel is built at the southwest corner of the site as depicted on the concept plan, a 25-foot setback shall be required for the first story, a 100-foot setback shall be required for the 2°d story, and a 200-foot setback shall be required for anything greater than 2 stories, adjacent to existing residences. Structures along the west and northwest properly boundaries directly adjacent to residences shall position second story (and higher, in DEVELOPMENT AGREEMENT (AZ 06-063 BOISE WALTMAN LLC} PAGE 5 OF 12 Li/ the case of a hotel) windows in such a manner as not to have views directly into neighboring residential properties. For concept plan #2, appropriate setbacks will be determined at the public hearing for the preliminary plat and conditions will be placed on the plat accordingly; No Development Agreement modification shall be necessary. 20. For concept plan #1, no rear loading areas, delivery areas, trash areas, or obtrusive lighting shall be permitted adjacent to existing residences on the west and northwest property boundaries. Further, all trash enclosures shall be constructed of concrete or masonry materials. 21. A minimum of 10 buildings shall be required on this site. 22. Development of this site shall be generally consistent with either one of the two conceptual site plans approved with this application, as determined by the Planning Director, unless the Development Agreement is modified by the developer once actual users are identified. If the applicant proceeds with concept plan #2, a new preliminary plat application will be required. 23. Prior to issuance of the first occupancy, a 10-foot wide multi-use pathway shall be constructed at the northeast corner of the site as depicted on concept plan #1 and as approved by the Parks Department, on the east side of the Ten Mile Drain in alignment with the existing pathway on the north side of Waltman Lane, in accordance with the standards listed in UDC 11-3B-8 and 11-3B-12, and the Master Pathways Plan. 24. The vegetation and trees that currently exist along the banks of the Ten Mile Creek shall be protected or enhanced as part of this development. The applicant shall work with the Parks and Recreation Department regarding the removal or replacement of any trees on this site. 25. Construct a 50-foot wide landscape buffer along the interstate. This buffer shall be designed in accordance with UDC 11-3B-7 and be placed along the entire southern boundary of the subject site, prior to the occupancy of the first building in this development. 26. Construct a 20-foot wide landscape street buffer along Waltman Lane (a collector street) east of the Corporate/Waltman intersection. A 10-foot wide buffer shall be constructed along Waltman Lane (a local street) west of the Corporate/Waltman intersection. These buffers shall be designed in accordance with the standards listed in UDC 11-3B-7 and constructed prior to the occupancy of the first building in this development. 27. Construct a 25-foot wide landscape buffer and a 6-foot tall masonry wall between residential uses and properties zoned C-G as depicted in Exhibit A.8 of the staff report. This buffer shall be designed and constructed in accordance with UDC 11-3B-9 and be placed adjacent to any existing residential uses which would include The Landing Subdivision and the two residential parcels located adjacent to the northwest corner of the subject property (if these properties are still functioning as residential uses and have not converted to commercial by the time building permits are applied for), prior to occupancy of the adjacent building. DEVELOPMENT AGREEMENT (AZ 06-063 BOISE WALTMAN LLC) PAGE 6 OF 12 A. Legal Description r..egal Description Waltman Property Annexation A parts( for annexation purposes located in the NW '!. of the SE '/. of Section 13, Township 3 North, Range 1 West, Boise Meridian, Ada County, Idaho, and more particularly described as follows: BEGINNING at a 5/8 inch diameter iron pin marking the northeast comer of said NW '/. of the SE '/., from which a brass qp monument marking the northe~t comer of the SE % of said Section 13 bears S 89°25'45° E a distance of 1321.27 feet: Thence S 0°46'07° W along the easterly boundary of said NW '/. of the SE '/. a distance of 1323.25 feet to a point on the northerly right~f-way of Interstate 84; Thence N 89°30'44° W along said northerly right-of-way a distance of 1315.45 feet to a ~8 inch diameter iron pin on the westerly boundary of said NlA-'/. of the SE '/<; Thence N 0°30'35° E along said westery boundary a distance of 108273 feet to a 5/8 inch diameter iron pin; Thence leaving said westerly boundary S 89°18'29° E a distance of 249.82 feet to a 5/8 inch diameter iron pin; Thence N 0°33'15° E a dtstance of 24268 feet to a point on the northerly boundary of said NW '/. of the SE'/.; Thence S 89°26'35° E along said northerly boundary a distance of 1071.42 feet to the POINT OF BEGINNING. This parcel contains 38.68 acres and is subject to any easements existing or in use. Clinton W. Hansen, PLS Land Solutions, PC November 7, 2006 iiEVi. ROVi,~. ,V _`_. Y~Ei?.iDila~ DEPT.IG JJORK.. Walbnan Annexation Job No, 06-94 ' .5~ ~' ~~ £ •~ ~ Orr jF. t.: .KZ :~;. rf :~ ... .. .' ~ ., ,, .:1 ., 3 # 'i , 'S ~ .j~ ?~ '~3~EE I~~q'._ '. 4 E }r ^,p~ i E , `a i 1 j:~ tt ti s ~ ~~ ~. J .. :.1 f. # P: ~• '; ' + ~' si ri ~:>a r. . i% ~• , ., ik. .:~i.'.:.-. ~ yY I :i.'.~ L3 { *' .. ~•' , x •~ Y ,! !~ P','i§Y. .k ;l ~y • i; ' `~ a~ ~ ;F' . .T 5 ~ .••.: ,. ] ; :... : ' , : E ' 'd. - t . } x ! i' ~S ~a (:' ~'I °R - , ; ~ .. . ,~ . ::4 :.t;. ~: :. .. .~ S .. +: '- ' .. ~. ,::.• ~ ~. ;: . ' ~ :,:. :.'S+';. . '. l ~~ 2~.: ^-~ ~. ~~ x - ~' .y :8.ry i'} - i.. , ; , l ! 2 ' ~ •. ,;. . 5' . . , s C i ,. ' ., , ':.: ... ' :: 3 - I' tk' :. .' .~. . , .. i ' '~i' -'"C. C . € r f y.i: . •'. .. ~... Y`' #' - i' : . ": P , d'•'' ; , . i'yy: ,.t... 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V ~. ~ .+ . ... f ~ F Fv ds +l ' ~ ' ~ ~3 n ~ : , `. '. ~ ~~ F ii I; '' , ~ +3 : a F' ! ~ i t P i. . y~. R f x Y: !'' -b ~ '~ ' ''{ Y~r ~' N t, ~,.F'+; i>; ~ r V ~ ~e '; ~ 'ir : • E3r s : f ~ ~ „ y' tt` , ;, '^ , f ; .6,. `i .a t + :i: {{ 4 `~ ¢ '#~` , uj ` i ; •, - y x i ,•jiii ;~. ~I., ! ~' i .'.Y_aA ~E.~,; .: e'! h ~ t .S .!N : ~ ~ tb.. ~S ;F F{ i":~ 5 ~: t .~f. ~. i 1'~~~ is ~ ~ ' ~ ~ .'~~ k. Y . S. '2 ytt~~ .E 9 M ::''$' F'. ~ :,F. ~ tl .i ail: ~ l `S F~.'. tk#::. ~' 'F!, r. ;~s , ~' .Y ~.. CITY OF MERIDIAN E IDIAN FINDINGS OF FACT, CONCLUSIONS i D A H 0 OF LAW AND DECISION & ORDER In the Matter of Annexation and Zoning of 38.68 acres from RUT and R 1(Ada County) to C-G (General Retail and Service Commercatal); and Preliminary Plat for 40 buildable lots and 2 common lots on 38.21 acres in a proposed C-G zoning distrYct, by Waltman, LLC. Case No(s). AZ-06-063 & PP-08-001 For the City Counc~7 Hearing Dates of: Apri122, May 6, Jane 17, and 24, and July 8, and 22, and September 2, and 23, 2008. (Findings on the October 7, 2008 City Coancil agenda) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of May 6, 2008, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of May 6, 2008, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of May 6, 2008, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of May 6, 2008, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the Bowers conferred upon it by the "Local Land Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503). 2. The Meridian City Couacil takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002, Resolution No. 02-3 82 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-SA. CITY OF NIDLiDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION 8c ORDER CASE NO(S). AZr06-063; PP-08-001 -1- 4. Due consideration has been given to the comment{s) receives from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has•granted an order of approval in accordance with this Decision, which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the Planning Department, the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the Legal Description, Preliminary Plat, Conceptual Site Plan, Development Agreement, and the Conditions of Approval all in the attached Staff Report for the hearing date of May 6, 2008, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-SA and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The Applicxint's Affiexation request, as evidenced by having submitted the legal description and exhibit map, stamped and dated November 7, 2006 by Clinton Hansen, PLS, is hereby conditionally approved; 2. A Development Agreemel is required with approval of the subject Annexation & Zoning application and shall include the provisions noted in the attached Staff Report for the hearing date of May 6, 2008, incorporated by reference. 3. The applicant's. Preliminary Plat as evidenced by having submitted the Preliminary Plat dated (stamped 2/11/08 by Clinton Hansen) is hereby conditionally approved; and, 4. The site specific and standard conditions of approval for the preliminary plat are as shown in the attached Staff Report for the hearing date of May 6, 2008, incorporated by reference. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration Please take notice that approval of a preliminary plat, combined preliminary and final plat, or short plat shall become null and void if the applicant fails to obtain the city engineer's signature on the final plat within two (2) years of the approval of the preliminary plat or one (1) year of the combined preliminary and final plat or short plat. t CTfY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION 8c ORDER CASE NO(S). A7r06-063; PP-QS~001 -2- ~ ~~ ~ ~ ~ < < r e ~; t + r , ~ 4 ' ~ F J 1 ~ ~ ~ i ~ ~ ~ .. ~ r f1kk ~~ t ~ ~ ~ ~ f f 111 ~F C '. i ~ ~ -~ 1 i h ~ rs. ,'. .~'.~ a ! ~ 1 ',~ ' _J ' r ~ ~ ~ ~ ~ ar ~ i ~ ~.ti ~ 4 L '~ r 7~ ~~ ~ 1 ;.F . i l~' t `~ t "'`; ~ ~ ~ , ' ; f F, f ~ s 1 ~ ::' In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments, if submitted within successive intervals of eighteen (18) months, may be considered for final approval without resubmission for preliminary plat approval. Upon written request and filed by the applicant prior to the termination of the period in accord with 11-6B-7.A, the Director may authorize a single extension of time to record the final plat not to exceed eighteen (18) months. Additional time extensions up to eighteen (18) months as determined and approved by the City Council maybe granted. With all extensions, the Director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above timetable is not met and the applicant does not receive a time extension, the property shall be r~uirai to go through the platting procedure again. E. Notice of Final Action and Right to Regulatory Takings Analysis 1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat or conditional use permit entitles the Owner to request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. 2. Please take notice that this is a final action of the governing body of the City of Meridian, pursuant to Idaho Cade § 67-6521 an affected person being a Berson who has an interest in real property which maybe adversely affected by the issuance or denial of the conditional use permit approval may withintwenty-eight (28) days after the date of this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. F. Attached: Staff Report for the hearing date of May 6, 2008. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-OCr063; PP-08-001 -3- I ~f ~' ~~ '~ ~ } C~~ i' ~ s' ~ ~: Y~ ' t ~ ' ~ f j ~ E ~ ~ ~ , f - i { f F r ~ t v ~ { ~ ~ s fr t @ ! ii., ~ r 7 i 7 t ~ i i ~ ~` , # } ~~ S~ ~ ,< ; ~ ~ ~ ' ' t ~ v ~ ~i 1 ~ 1~ ~ ' ft ~ ~ i ; ` p .~ ~. 3 . } `I f By action of the Ci Council at its regular meeting held on the ~ da of Y ~~~~~ P~.2008. COUNCII, MEMBER DAVID ZAREMBA VOTED_ '~ COUNCII, MEMBER j _ _ ^ VOTED__ IJjt,~,_ ~ ~ U~..r' ~ (7- COUNCILMEMBER CHARLIE ROUNTREE VOTED_~ COUNCIL MEMBER KEITH BIRD VOTED__~~~ r---, MAYOR TAMMY de WEERD VOTED (TIE BREAKER) ~~ ~ ~ . Mayor Tammy a Weerd `,,~~~~~~tll1111111/1~~4 Attest: ,~ ``~~~.~•' ~(~ '~~.,~~~~'' Jaycee Homan, City Clerk ""~~ i 9f_ %90_ ~srts~. Copy served upon Applicant,~~A~ng~ent, Public Works Department and City ~~~/lllfllltl1111~1` Attorney. B Dated• 1 G - G1-0 8' City Clerk's Office CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZr06-063; PP-08-001 -4- k' i ~ C ~ F ~} ~ ~ a + t °' d , i {.fir ~~r ~ ~ '~ ~ ii. s e ~ ~ t ~ ~ ~ t~t~ a. i4~ 1 ~`t Y; ~..Y ~ ~o. f ~ i~.. h ,' ,r 3, ~ ~ ',~ ~; ~ ,$~ ~~ 9 ,~ 'E `-' [ ~ 1 s~ { 1 .~ ~, ~ ~ , ~ , P tf ~' i; 1fi Z' 4 a jj ~ ~ ~ ~ ~ ~~ qqq ~~ J 1 ! i Y } i t Z~ r '+ ' i t r: ~ ~~ ~ '• ' • i i` l lik, 4 ^~ ~ y Ci {(, €jt x ~ s <r r h f ,a xo .5 y ~ 6 ~~1 ~a ~, ~` t 4 ~~ : f i~, ~ ~~I ~~ i ~ a ~ ~ ~ ~ r ~ ~ f f' a ,r ~ ~ ~ ~ c~ n ~ ti ~ ~ # ;~ `~~ y13~ ~. ~ i ~ ~~ ~ ~~, t `~ ~ ~ =~}i ~ '~ ~ ~~i a ~ ~ w ~ ~ ~ t .t ~• s J ~ ~ 4 f! ~ ~ ~' ! y'1 , F' ~ 1 ~. irk ~ ~ >_~Ei' CITY OF MERIDIAN PLANNIlVG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 6, 2008 STAFF REPORT Hearing Date: May 6, 2008 To: Mayor & City Council E IDIAN- FROM: Sonya Wafters, Associate City Planner B D A H (208) 8845533 SUBJECT: Browning Plaza (aka Waltman Property) • AZ-06-063 Annexation and Zoning of 38.68 acres from RUT and R-1 (Ada County) to C-G (General Retail and Service Commercial) • PP-08-001 Preliminary Plat for 40 buildable lots and 2 common lots on 38.21 acres in a proposed C-G zoning district The Commission heard these applicaions on February 21, Z00~ At that mewing, the Commission voted to coninue the protect unit the March 20, 2008 meeing in order to have su,,~e'cient time to obtaba comments from ACED (the ACRD Commission heard this project on March 3~) and to glue the applicant time to review the Development Agreement provisions recommended by Sta,/,~: The applicant submitted a written response m the original DA provisions proposed by Staff. Staff has updated the DA provisions, including some of the requests by the applicant, and has met with the applicant to discuss these changes The applicant subm~ed another written response to the DA provisions based on the updated provision On Monday the 25a ojFebruary, C~- and ACRD Staff met with the applicant ~ ACED to discuss the tra,~i'c i in flu's area. During that mewing the current access limitmdtons and along-teym sodut~ou for tru~"ic in this area were discussed (A loop frontage road was briefly discussed, but was not considered as a viable option due to the State's plan for the new westbound on~amp onto I-84. This new on-ramp will take a substantial portion of the property due east of the subject site.) ACED and City Staff both expressed an interest in having Corporate Drive extended to the north to conned with SW 5'~ Avenue. Ijthis connecion is made, a viable secondary access to this site will be established A solution that ACED staff offered up to get the Corporate/5~ connection made, but not put the mire burden on the appKcant was to enter inAv a development agreement with the developer to establish an extraordinary impact overlay district in this area. If an eactraordinary impact fee area is established the developer of the subject property, in concert wh'h ACED, would build the Corporate Drive wrtension (and any other `~ecacsary" roadway improvements) and then be reimbursed through extraordinary impact fees that are generated as buildings are constructed in this area. Unlike ACED sta,~J; however, City Staff believes that the Corporate Drive extension should occur prior to another 8,000 vehicle trips being added in this area, not after. (Yty Sta,,~`'coninues to believe that the artension ojCorporate Drive to the north, across the Ten hTle Lateral is a critical roadway improvement in thLs area that should be constructed sooner rather than later: Staff is recommending that no more than 75,000 square feet of gross building area be allowed before the Corporatelr''°h connecion is made. Staff recommends that the Commission decide what roadway improvements and DA provisions should be included with this developme~ See section I0, Analysis jor details on the updated DA provisions for this protecx Changes to the staff report since the February 21" version are in bold italics and underline. OrlgisallY, the applicant was only requesting AZ approval whh a conceptual development plan. Since that time, the applicant has submitted a preliminary plat and new concept plan. This staf `'report is based on a revised preliminary plat and revised concept plan depicted in Exhibit A, stamped on 2/8108 Waltman Property - Browning Plbza AZ PP PAGE 1 ~ . ? ~~ ;; ~ ~ ~~~ ~, ~ ~ ~ f ~:' r ~ , z f ~ 4~ ~ ' ~ ~ ~ ~ ~ , ~: r S f f ~ s ~ ~ ~ ~ ~ ~' ' ~ B i E t y ;i: ~ 1 i ~ ~3 ' 7? i . C ~' i L ~ ~` i ~ ; }: ~ [ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE DARING DATE OF MAY 6, 2008 by Ross Erickson, not the preliminary plat and concept plan that was transmh!`ed w&h the preliminary plat appllcabion. 1. SUNIlVIARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Waltman LLC, has applied for Annexation and Zoning (AZ) of 38.68 acres from RUT and R-1 (Ada County) to C-G (General Retail and Service Commercial). A conceptual development plan has also been submitted for this site that depicts a big box retail building, a hotel, professional offices, and a commercial retail center for a variety of commercial opportunities. Preliminary Plat {PP) approval. is also requested that includes 40 buildable lots and 2 common lots on 38.21 acres of land. The subject property is located on the south side of Waltman Lane, east of The Landing Subdivision and directly north of Interstate 84, in Section 13, Township 3 North, Range 1 West, B.M. The subject Property is composed of nine parcels of ground and contains various existing home and associated outbuildings that will be removed at the time of development. This property is within the City of Meridian's Area of Impact and Urban Service Planning Area. Z. SUNIlbIARY RECOIVIlVIENDATION Staff recommends approval of A7~06-063 and PP-0S-001, as presented in the staff report for the hearing date of March Z0, 2008, based on the Findings of Fact as lusted in Exhibft D and subject to the Developme~ Agreement provisions proposed in Section 10. The Meridian Planning & Zoning Commission heard these items on March 15. May 3. Jane 7. August 2.October 4. and December 20.2007 and Febraarv 21. and March 20.2008. At the DubHc hearing on March 20.2008 they moved to recommend aaproyal of the snbiect AZ and PP reunest. a. 5ummarY of Commission PabHc Hearing: i. In favor: Joe Horton & Shawn Nickel. Rose Law_GrouD (ADDlicant's ReDresemative): Robert Wiener (ADDIiCSIIt) ii. In oDDOSition: Cathy Floyd. Svndi Jones. Donna Aldrich. Mike Swenson iii. Commenting: Cmtls Lee. Christy Haddock, Nona Haddock. Nathan Floyd. Joe Lorcher. and Terry Farnham. Rob Haddock iv. Written testimony: Art Berry v. Staff presenting aDDlication: Sonya Watters vi. Other staff commenting on aDDlication: Caleb Hood b. Key Issue(s) of Discussion by Commission: i. The necessity for Corporate Drive to be extended from the north to Waltman Lane for an additional access Doint to/from the site: ii. Transition in uses between the Enters commercial uses and the existing residences to the west and north of the site• iii. The relocation of Waltman Laae farther to the south and addition of a b~'er on the north side of Waltman adiacent to existing residence: iv. The threhold for how mach dev o men occur on the site um31 0 orate Drive is extended from the north ( Street) to Waltman: and. v For uses that are non~f8ce on DroDeriv that abets reside~ial uses. reamire conditional us permit (CXJPI aDDroval: limit boars of oDeratlon: and/or Drohibit certain use. G Key Commission Change(s) to Staff Recommendation: i. Add a Develonmeut Agreemem (DAl Drovision reaairing CUP aDDroval for aD restaurant and retail ass DroDOSed along the western and northern DroDeriy Waltman Progaty -Browning PIa~ AZ PP PAGE 2 CTTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 6, 2008 boandarim adiace~ to residential uses Farther drinldne estsblishme~s aad drive- thra aces shall be prohibited: ii. Add a DA provision restrtctine hours of operation for businesses alone the western and • northern properiv boundaries adr"aced to residential uses to not exceed 10 pm: iii. Modify DA provision to aDow up to 150.000 (instead of 75.000) saaare feet of,~ross bnildina area prior to the extension of Corporate Drive from Waltman Lane across the Ten Mile to the north. d. Ontstandine Issue(s) for City Council: i. The threshold for how mach development can occur on the site before Corporate Drive is extended from Waltman Lane north. across the Ten Mile Creek and how that restriction is applied to the sabiect applicant: ii. Appropriate transition in ns~ between the proposed commerdal aces and the eaistine residential aces to the west and north. Waltman Property -Browning Plaza AZ PP PAGE3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 6, 2008 Modlty DA provision reanire WaItm n ne (adia n to the site and otT to the end of he gnlit ~ rridor mnrovements) to he mnrnvna rior to o~cunaniL•v of ~ e DA•Drovlsion #17. ~ provision #19 to a lnw for a notenti 1 ho 1 site at tip so hvvest turner ~ithont CLIP approval- nd g, trilce DA rov3sion #20. 3. PROPOSID MOTIONS Approval After considering all staff; applicant and public testimony, I move to approve File Numbers AZ-06- 063 and PP-08-001, as presentedi in the staff reeport for the hearing date of May 6, 2008, with the following modifications: (Add any proposed nwdifications.) Co~lnnance After considering all staff j applicant and public testimony, I move to continue File Numbers AZ-06- 063 and PF-0B-0OI to the hearing date of (insert continued hearing date here) for the following reason(s): (State specific reason(s) for a continuance.) Denlal After considering all staff; applicant and public testimony, I move to deny File Numbers AZ-U6-063 and PP-08-001, as presented during the hearing on MaY 6, 2008, for the following reasons: (State specific reasons for denial of the annexation retlu~t.) 4. APPLICATION AND PROPERTY FACTS a. Site Address/I,ocation: 505, 521, 615, 675 W. Waltman Lane Referenced as Ada County Tax Parcel #'s: S 1213428300, S 1213428050, S 1213428010, S1213428020,S1213427880,S1213427890,S1213427840,S1213427860,and S1213427872 Located in the Southeast % of Section 13, T3N, R1W b. Owner: Boise Waltman, LLC 27305 Mayflower Way Hoise, ID 83709 c. Applicant: SLN Planning, Inc. 148 N. 2~ Street, Suite 101 Eagle, ID 83616 Waltman Property -Browning Plate AZ PP PAGB 4 <..~ ' r Z ' ~ . A ". ~ i ~" ,~ f , i ~ ~ ~ C ~ ; ~ r i ,,~ S ~ ~ ~° f ~ ~ t ~ ~ 's ~' ~ { I C . 1 I E~ 1 1 f t 4. .y s 3 S ~ ~ F ': i r ~ ~ ~ ( tt i a ~ ~ ; ~' i r ~ ~ t ~ ~ ~ ~# t , ~ 1 d ~ i s t CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TIi~ HEARING DATE OF MAY 6, 2008 d. Representative: Shawn Nickel, SLN Planning, Inc. e. Present Zoning. Rl and RUT (Ada County) f. Present Cor~rehensive Plan Designation: Commercial g. Applicant's Statement/Justification: A C-G zoning designation is being requester with the annexation applit~tion, with the subdivision plat containing a variety of commercial lots ranging in size with the flexibility of allowing for multiple users with maximum options in design and placement of businesses. A public street connection from the residential subdivision to the east (Ruddy Street) will be extended and aligned with the future Corporate Drive to the north. In addition, Waltman Lane will be extended into the site and will intersect with the new Corporate Street aligmnent. (See Applicant's narrative, for more dr formation.) 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. The subject application will in fact constitute a preliminary plat as determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is required before the Planning & Zoning Commission and City Council on this matter. c. Newspaper notifications published on: July 16, and 30, 2007 (AZ) and February 4, and 18, 2008 (PP) (Commission); March 31. and A4ri114.2008 (Gifu Connell) d. Radius notices mailed to properties within 300 feet on: July 6, 2007 (AZ) and January 28, 2008 (PP) (Commission); March 28.2008 (Gifu Connc~ e. Applicant posted notice on site by: February 8, 2008 (Commission); ~lnrll 11. 2008 (Gifu Conn 6. LAND USE a. Existing Land Use(s): Vacant land; agricultural b. Description of Character of Surrounding Area: This site is surrounded by various uses and zoning designations. This area is still primarily residential in nature. Some of this area has already transitioned form rust to urban such as The Landing Subdivision to the west and various commercial sites to the northeast. This area is rapidly transitioning form rural residential to urban c. Adjacent Land Use and Zoning 1. North: Waltman Lane and Rural Residences, zoned RUT and RI (Ada County) 2. East: Rural Residences and 1TD sand lot, zoned C-G and RUT (Ada County) 3. South: Interstate 84 4. West: Single Family Homes in The Landing Subdivision, zoned R~ d History of Previous Actions: This property plays an essential role in providing secondary access to the residences in The Landing Subdivision and other home sites that were previously only accessible for emergency service providers by Linder Road Working with the Meridian Fire Department, the applicant has recently provided a secondary emergency vehicle access road that connects to Ruddy Drive, which is a stub strut extended to the subject property from the Landing Subdivision. This emergency vehicle access provided a much needed second point of connection Waltman Property - Browning Playa AZ PP PAGE 5 r '. i 7 ~ 5 •~ f ~ _~ ~ f i t ~ S ~ ,f ~ t` , {t S ~ r L 1 1 1 1 ~ * t_ Y ' ~ t ~ ~, ( i t ~ ~ ~ Y +, ' ' r # ~ 1~ ; t t < < { Y ~ V h", 1 4 f F ~ ~ 1 f'. ~ . t ~ ~ ~ ~ ', i i r„ ' ~ ~ I Y { ~; 7 ~ ~ f ~ i ~ dd CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 6, 2008 to all of the properties south of Franklin Road that take access from Linder. As this area develops maintaining vehicle access to Ruddy Drive will be crucial in this area. e. Existing Const<aints and Opportunities 1. Public Works Location of sewer. There is currently a sewer tnmk installed through this property. Location of water. There is currenly a water main in Waltman Lane and in Ruddy Drive in The Landing Subdivision. Issues or concerns: None. 2. Vegetation: There are some existing trees on the site that may need to be protected or mitigated for as this site develops. 3. Floodplain: The Ten Mile Creek is located along the eastern boundary of this site. It app~rs the floodplain is isolated to the eastern side of the Ten Mile Creek which is only a small portion of the subject property. When specific development plans for this site are submitted, the floodplain implications will be examined in more detail. The applicant will have to apply for a Floodplain development permit for construction within the floodplain. 4. Canals/Ditches Irrigation: As mentioned above the Tea Mile Creek courses through the eastern portion of this site. The Ten Mile Creek is listed in the Comprehensive Plan as one of the waterways that should be protected and improved within city limits. 5. Hazards: N/A 6. Proposed Zoning: C-G 7. Size of Property: 38.68 acres (atmexation area); 38.21 acres (plat) f. Landscaping: 1. Width of street buffer(s): A 20-foot wide buffer is required along Waltman Lane (a collector street), east of the Waltman/Corporate i~ersection; a 10-foot wide buffer is required along Waltman Lane (a locsrl street), west of the Waltman/Corporateintersection; a 20-foot wide buffer is required along Corporate Drive (a collectar street); and a 50-foot wide buffer is required along I-84 (an interstate and entryway corridor). All street buffer landscaping shall be installed in accordance with the standards listed in UDC 11-3B-7C, Landscape Buffers Along Streets. 2. Width of buffer(s) between land uses: Per UDC Table 11 2B-3A, a 25-foot wide buffer to adjoining uses in required along the west and northwest property boundaries adjacent to the existing residences. This buffer shall be installed in accordance with the standards listed in UDC 11-3B-9C. 3. Pazking Lot Landscaping: Perimeter and internal pazking lot landscaping is required upon developmen of the site in accordance with the standards listed in UDC 11-3B-8C. Internal landscaping will be reviewed for compliance with UDC standards with submittal of the Certifacate of Zoning Compliance and/or Conditioned Use Permit application. g. Summary of Proposed Streets and/or Access: The concept plan submitted by the applicant shows two major points of access into this development. The first of these aces points is taken directly from Waltman Lane which is an existing public street that runs along the northern boundary of this property. Waltman Lane is currently operating as a partially improved street with two travel lanes, no curb, gutter or sidewalks. The second access point into this property is provided by a stub street, Ruddy Drive, Waltman Property - Browning Play AZ PP PAGE 6 4 ~~ ~ ~ 1 ' ~` ~ ~ r 1' 1 3 ' 11 ~ ~ i ' 1. '~ ~ j ~ 1 4 i [ ~ i Z ' j 1 L!_ f t .~ 1 3 ~ j ~ i 5~ ~ F ! ~ 1 - f., S i ~ ~ ~ r s r t -:; " ~ ~ 3 i ' i. { ` ~ ~ ~ '.~ E 1 { S i I ~ 1 p F ~ ~~. f CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARIIVG DATE OF MAY 6, 2008 which extends to the subject property from The Landing Subdivision to the west. The applicant's concept plan shows Corporate Drive extending from the north through the site and connecting to Ruddy Drive. There are also 2 driveway access points to/from Waltman Lane and 5 driveway access points to/from Corporate Drive shown on the concept plan. These access points and other access issues are discussed at length in section 10 of this report. AC1:ID has submdtted drift conditions of approval on the proposed plat that are included in Exhibit B. Staff and AC1:ID are generally supportive of the proposed streets and acxess points proposed on the plat with the conditions contained in this report in Exhibit B. 7. COMMENTS MEETING On February 1, 2008, Planning Staff held an agency comments meeting. The agencies and departments present include: Meridian Fire Department, Meridian Police Department, Meridian Public Works Department, and the Sanitary Services Company. Staff has included all comments and conditions of approval in the attached Exhibit B. 8. COMPREHENSIVE PLAN POLICIES AND GOALS The subject property. is designated on the Comprehensive Plan Future Land Use Map as "Commercial" The Comprehensive Plan defines Commercial as: `This designation will provide a full range of commercial and retail to serve area resides and visitors. Uses may include retail, wholesale, service and office uses, multi-family residential, as well as appropriate public uses such as government offices. Within this land use category, specific zones may be created to focus commercial activities unique to their locations. These zones may include neighborhood commercial uses focusing on specialized service for residential areas adjacent to that zone." The applicant is requesting to rezone this property to C-G which staff believes is consistent with the Comprehensive Plan designation for this property. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed development (staff analysis below policy in italics): • Require that development projects have planned for the provision of all public services. (Chapter VII, Goal III, Objective A, Action 1) When the City established its Area of City Impact it planned to provide City services to the subject property. Tfae 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 lie within the jurisdiction of the Meridian Rural Fire District. Once annexed the lands wild be under the jurisdiction of the Meridian City Fire Depar~rrienty who currently shares resource and personnel w#h the Meridian Rural Ftre Department - The subject Bands currently die within the jurisdiction of the Ada County Sheri,~"s 0,,~ice. 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 (ACIID). This service will not change. - The subject lands are currently serviced by the Meridian School District #2. This service will root change. - The subject lands are currently serviced by the Meridian Library District. This service will not change and the Meridian Library District should su„~'er no revenue loss as a result of the subject annexation. Waltman Property - Browning Plan AZ PP PAGE 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 6, 2008 Chapter VII, Goal I, Objective B: Plan for a variety of commercial and retail opportunities within the linpact Area. Sta„~finds that the site is designated for Commercial on the Comprehensive Plan Future Land Use Map. Sta,~`'bedieves that over time, a variety of commercial and retail opporttmitees wild be provided on this site. Chapter VII, Goal IV, Objective D: Encourage appropriate land uses along transportation corridors. Sta„~`'believes that the proposed development is appropriate along the adjoining transportation corridor (Interstate 84). This development project weld be highly visible and help to define this area ofthe city. • Chapter VII, Goal N, Objective A, Action 6: Require screening and buffering of commercial and industrial properties and residential use with transitional zoning. The applicant is proposing a 25 foot wide landscape bujj`er on the west property dine adjacent to The Landing Subdivision as required by the UDC. Tlae applicant is proposing a C-G zotae for the entdre site. The conceptual site plan depicts professional of, jlces and a Noted adjacent to The Landing Subdivision. Sta„~`'is supporteve of the proposed o,,~ace uses as a transitional use but believes that the hotel andlor any other building over 100, 000 square feet proposed within 300 feet.of a residential district or use should be required to receive Conditional Use Permit approved. See section 10 below for more information and analysis. • Chapter V, Goal I, Objective A, Action 4: Develop and maintain greenbelts along waterways. The Ten Male Drain runs along the east boundary of this site. Per the Master Pathways Plan, a multi-use pathway is required along the east side of this waterway at the northeast comer of this.site in alignment with the pathway on the north side of Waltman Lane. • Chapter V, Goal III, Objective D, Action 5: Require all commercial and industrial businesses to install and maintain landscaping. Internal parking lots landscaping and baafJ`ers weld be required to be installed and maintained by each of the commercial buserresses proposed within this development • Chapter VI, Goal II, Objective A, Action 13: Review. new development for appropriate opportunities to connect to local roads and collectors in adjacent developments. nth development of this site, Corporate Drive, currently stubbed at the Ten Mide drain north of Waltman Lane, wild be extended through the site acrd comaect to Ruddy Drive (a stub street) in The Landing Subdivision. Although off-site, sta,~`'bedieves that the extension of Corporate Drive across the Ten Mile Creek to the north is also an important street connection/extenszon in this area (see below for more analyses). 9. ZONING ORDINANCE a. Allowed Uses in Commercial Districts: UDC Table 11-2B-21ists the permitted, accessory, and conditional uses in the C-G zoning district. Retail stores; offices uses, and service-based. industries are either principally or conditionally permitted uses within the C-G zone. b. Purpose Statement of Zone: The purpose of the Commercial Districts is to provide for the retail and service needs of the community is accord with the Meridian Comprehensive Plan. Four Districts are designated which differ in the size and sole of commercial structtues accommodated in the district, the scale and mix of allowed commercial •uses, and the location of the district in proximity to streets and highways. Waltrnaa Propeaty - Browning Playa AZ PP PAGE 8 CITY OF MERIDIAN PLANNIIVG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 6, 2008 c. Dimensional standards for the C-G zoning district, per UDC Table 11-213-3: (Applicable upon development of the property) Front setback in feet 0 Rear setback in feet 0 Liar side setback in feet 0 Street buffer in feet Local 10 Collector 20 Arterial 25 a Corridor 35 Interstate 50 Landscape buffer to residenrtial uses in feet p* 25 Maximum boil ' hei in feet 65 Maximum building size without design standard approval as set forth in 11-3A-19 . in feet 200,000 Parking requirements See Chapter 3Article COFF-STREET PARKING AND LOADING UIREMENTS Lands in ants See ter 3 Article B LANDSCAPING REQUIREI4IENTS *All setbacks shall be measured from the ultimate right-of-way for the street classification as shown on the adopted Transportation Plan. **minimum setback only allowed with reuse of existing residential structure. ***Where the adjacent property is vacant, the Director shall determine the adjacent Property deli tion based on the Co ensive Plan desi 'on. 10. ANALYSIS a. Analysis of Facts Leading to StaffRecommendation 1. AZ Application: Please see Exhibit D for detailed analysis of the requi~sed facts and findings for the annexation & zoning and preliminary Plat applications. The annexation legal description submitted with the application (prepared on November 7, 2006, by Clinton W. Hansen, PLS) shows the property adjacent to the existing corporate boundary of the City of Meridian. Concept Plan:' The applicant submitted a concept plea for this property showing how the property may develop in the future. Due to the unlmown nature of the future businesses that may develop on this property, the plan is only conceptual. After carefully reviewing the concept Plan, staff has identified various issues and concepts that need to be further discussed and mitigated/condidoned for. Staff is aware that the proposed plan is only conceptual is 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. To begin, the concept plan proposes approximately 400,000 square feet of professional office, hotel, big box retail and smaller retail spaces that are distributed among 21 separate buildings (5 office buildings, 5 office/retail buildings, 1 big box retail building, 1 potential hotel building, and 9 smaller retail buildings). The big box retail building is planned to house a national retailer that will "anchor" the development. It is depicted on the site plan within the southeastern portion of the development. Walbnen Property-Browning Playa AZ PP PAGE 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TIlE DARING DATE OF MAY 6, 2008 Staff is including a development agreement provision that regiires of.6ce uses oNy,~'t the exceptlon of a potential hotel site near the southwest corner of the site to be constricted along the west and northwest property boundaries as a transitional use between the e8isttng residences and the proposed commercial development. ff a hotel is proposed on the site as depicted on the sfte plan a minimum 25-foot setback shall be reanired fur the flrat ~atnw_ o required for anything greater than 2 stories, adjacent to existing residences. Farther, aIl stractares, with the exception of a potential hotel along the west and north property boundaries may not exceed 2 stories in height and any/aII twa story (or higher in the case of a hotel) strictures along the west and northwest property boundaries directly adjace~ to residential ass shall position second story windows in such a manner as not to have Wews directly into neighboring residential properties. Staff is also adding a DA provision that a minimum of 15 buildings be required an this site and that no building greater than 1`00,000 square feet be located within 300 feet of a residential distr%t or use without obtaining conditional use permit approval A major aspect of the concept plan is the proposed street/driveway system. The applicant is proposing to construct Corporate Drive as a public collector street, south from Waltman Lane connecting to Ruddy Drive, a stub street in The Landing Subdivision at the west boundary of this site. This vehicular access will serve as a primary access for residents in the general vicinity, but should not be a major access for patrons of the development that live west of Linder Road. Corporate Drive at Waltman Lane aligns with the arrticipated Corporate Drive extension to the north (currerrtly Corporate dead-ends on the north side of the Ten Mile Creek.) Five driveway connections are proposed to/from Corporate Drive; four of which are in alignment with each other. Two driveway accesses are proposed to/from Waltman Iane east of the Cor~rate,/Waltman intersection. No access points to Waltman are proposed west of the CorporateJWaltman intersection. Staff is including a DA provision limiting access points to Waltman Lane to those shown on the concept plan. One more element of the concept plan to note is the parking layout. As shown on the concept plan, the majority of the buildings along Corporate Drive and Waltman Lane are directly adjacent to the street buffer with parking to the sides and rear of the buildings. The majority of the parking, is internal. Staff is supportive of tlris layout. Additionally, due to the high visibility of this site, staff believes that restricting the location of parking areas, dockslloading areas, and dumpsters is appropriate. (See Site Design and Landscaping below for more information.) Site Design: This site is in a very visible location. People in cars driving by the city on Interstate 84 will have a direct view of this commercial development. This area has the potential to become one of the city's most recognizable features. For this reason, quality design is essential. .a...... _s..s...._ _r s. ~ ~t as a ,s a r t.s ~ ~n lie-sa......sas,.a ....a ....a -+ s.., a. n s s tl1@T9mm na hl addltlOn t0 s the concept shown on the plan, the needed elevations/design elements mentioned above, staff believes the following design elements should be requiresi with this development of this ProP~y • 1n addition to the conceptual building elevations, materials and design elements presented during the public hearing, all buildings in the development should be WatUnan Property - BmwninS Plaza AZ PP PAGE 10 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARIIVG DATE OF MAY 6, 2008 subject to the administrative design review standards listed in the UDC pertaining to architechual character, color & materials, and parking lots. In addition, the lots directly adjacent to Waltman Lane shall also comply with design standards pertaining to pedestrian walkways. • All buildings should contain architectural elements and landscaping features that break up any long fagade or wall, as determined by the Planning Director, that faces the freeway, a main drive aisle, a parking area, or a residernial district. 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. • Pedestrian walkways and connedivity should be provided on the site between the buildings and within the parking lots of this site. A pedestrian plan should be included within the master concept for this development. Pedestrian walkways and paths should be provided throughout tine parking lot to allow pedestrians to walk in designated areas rather than in drive aisles. • Due to the high visibility of this site, and unless otherwise approved by a future Conditional Use Permit, trash compactors and loading docks along the north, west, and south property boundaries are prohibited. Further, all trash enclosures shall be constructed of concrete or masonry materials. Except for a potential hotel and the southwest corner of the site. office uses shaD be constructed along the west snd norther property tines as transitional uses to the existing reside~lal aces. Excent for a hotel all stractures along the west and north properly boundaries adjace~ to existing residences shaII be limited in height to two stories. Stractares along the war and northwest property.baundaria directly adjacent to residences ahaR position second story (and tdeher in the case of a hoteD windows in such a manner as not to have views directly into neighboring residential properties. • All structures proposed on the site over 100,000 square feet that are within 300 feet of a residential district or use shall obtain conditional use permit approval. • A minimum of 15 buildhtgs should be regaired on this site. • Development of this site sha11 be generally consistent with the conceptual site plan submitted with this application (attached in Exhibit A), as determined by the Planning Director. Access: Access toJfrom this property is an issue of extreme i~ortance for this project, especially when the size and visibility of this proposal is considered G~rrre~ly,~ there are only two poirrts of access that exist into this area. The first is Waltman Lane, which is a public street running along the northern property line. Waltman Lane operates currently as a partially improved roadway with no curb, gutters or sidewalks. The other access point into this property is Ruddy Drive, which is a public residential stub street that is stubbed to this site from The Landing Subdivision to the west. There is a third vehicular connection that staff also believes is important for the viability of this area; Corporate Drive, and its extension across the Ten Mile Creek. Staff believes that each of these points of connectivity mentioned above has special considerations; these considerations are described below: Waltman Property - Browning Plaza AZ PP PAGE 11 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY b, 2008 • Waltman Lane: Staff believes that Waltman Lane will be the major access corridor into this site. Most people coming to or leaving this site will go through the intersection of Waltman Lane/Meridian Road/Main Street. The current configuration of this intersection has been identified by the City and ACRD as an area of great concern. The most current information from ACHD lists the redesign and reconfiguration of this intersection in the ACRD Draft Five Year Work Program, with construction to begin in 2009. The project is estimated to take seven months or more, and will be a major aspect of the "Split Corridor" as defined in the Downtown Meridian Transportation Plan and 2006 Update to the Comprehensive Plan. Staff believes that the redesign of this intersection is an essential key to the development of all of the land along Waltman Lane, including the subject property. It must be made clear that the current configuzation of the intersection is only serving a small number of single family homes that are located along Waltman Lane. It goes without saying that adding 400,000 square feet (or any) of commercial space prior to the redesign and construction of the Waltman Lane/Meridian Road/Main Street intersection would have severe consequences in this area. Therefore, staff is including a provision restricting development of this property until the WalUnan/Main/Meridian Road is improved. Beyond the intersection being constructed and fully operational, staff also believes that Waltman Lane should be completely improved with curb, gutters and sidewalks along its entire length (abutting this site and tv Meridian Road) prior to the intensification of this area. (see summary of access issues below) • Corporate Dt ive: As stated above, Corporate Drive currently terminates at the northern bank of the Ten Mile Creek, approximately 500 feet north of the subject site. To connect to Waltman Lane, a bridge crossing will be required over the Ten Mile Creek and the street will then need to be extended across the 8.5 acre Lorcher property (parcel #S 1213131365), which lies to the north of the subject site. It must be made clear that the Lorcher property is not part of this application, and lies off-site. However, Staff believes that the extension of Corporate Drive from the north to Waltman Lane is another key element of the circulation system in this area that should be resolved, before businesses are allowed to operate in this area. (see summary of access issues below) • Ruddy Drive: Unlike the other two access poi~s mentioned above that have constraints that are not directly adjacent to the subject property (they are off-site), Ruddy.Drive is a stub street that abuts the western boundary of the subject site. G~urently, Ruddy Drive connects to a network of local residential streets in The Landing Subdivision. All of these streets have front on housing and other characteristics of local neighborhood streets. Staff believes that Ruddy Drive should be extended to allow connectivity. This will allow emergency vehicles to maintain the much needed second access point to the south Linder Road area and it will also facilitate a more limited flow of traffic between The Landing Subdivision and this proposed development. (see summary of access issues below) Sammary of Access Issnes: In relation to the concerns described above, staff believes that the following measures should be taken to avoid any ~tendal access issna in this area: • No building permits should be released or construction tniffic allowed on this site until the construction related to the redesign of the Waltman I.ane/Meridian Road/Main Street intersection is completed OR Corporate Drive is extended across the Ten Mile Creek and is connected to Waltman Lane. Conatrncf3on traffic for the pprpose of iufrastractare improvements shaII be allowed durine the conshvction related to the Waltman Lane/Merldian Road/Main S Waltman Property -Browning Plaza AZ PP PAGE 12 CITY OF MERIDIAN PLANMNG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 6, 2008 intersection. If the extension of Corporate Drive is completed prior to the Waltman LaneJMeridian Road/Main Street urtersection and construction begins on the site, no construction traffic should be allowed to use the Wal~an LaneJMeridian Road/Main Street intersection until it is also completed. Prior to occupancy of any struchue located on this site, the Waltman LanelMeridian Road/Main Street intersection should be completed_ ~B-Farther. nA to 75.000 sanare feet of Bross bmild3ng area wiII be allowed prior to the extension of .Corporate Drive s~-be-ex across the Ten Mile Creek to connectlLng to Waltman Lane s oi~moa~v s c~:~ ooasm~w~-aoa: mo mcsaoo~5~0~& of . Certificate of Zoning compliance application(s) will not be approved for anv strnctare(s) on the site that exceeds the total allowed sanare footage for the site nnffi Corporate Drive is extended. Ruddy Drive shall be extended as a public street (Corporate Drive) into this site and connect to Waltman Lane as shown on the concept plan. At no time shall construction traffic associated with the development of this site be allowed to access this site using Ruddy Drive or any other street within The Landing Subdivision. Waltman Lane: In order to provide a buffer between the three existing residential properties on the north side of Waltman Lase and the proposed commercial developme~, the applicant is proposing to relocate the existing Waltman Lane further to the south. To do this the applicant must vacate the existing right-of-way, and install a 25-foot wide landscape buffer where the right-of--way use to be. Staff is supportive of this proposal. Lighting: Lighting on this site along the western and northern property boundaries should be such that it does not negatively impact adjacent residential properties. To mitigate for this, light poles should be shorter and/or bollard type lighting should be used in these areas and all lighting on the site should comply with the standards listed for outdoor lighting in UDC 11- 3A-11. Certificate of Zoning Compliance: The pwpose of a Certificate of Zoning Compliance (CZC) permit is to ensure that all construction, alterations and/or the establishment of a new use complies with all of the provisions of the UDC before any work on the structure is started and/or the use is established (UDC 11-SB-lA). To ensure that all of the provisions in the development agreement (see below) are complied with, the City requires that the applicant obtain CZC approval from the Planning Department prior to site development; all site and landscaping improvements must be installed prior to occupancy. DeveIopmerrt Agreement: A Development Agreement (DA) will be required as part of annexation of this property. Prior to annexation approval, a DA shall be entered into between the City of Meridian, the properly owner(s) at the time of annexation ordinance adoption, and the developer. The applicant shall contact the City Attorney, Bill Nary, at 888-4433, within 6 months of City Council approval to initiate this process. The DA shall include, at minimcun, the following: 1. A phasing plan shall be submitted with phase 1 of the development. 2. The existing agricultural use (grazing of cattle) on the property will be allowed to continue after annexation into the City, until phase 1 of the development occurs. A maximum of 25 cows and 2 horses will be allowed to exist on the site at any time. Waltman Property -Browning Playa AZ PP PAGE 13 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 6, 2008 3. The applicant shall improve Waltman Lane adjacent to the site and off-site to the end of the split coaidor improvements, per the half street sections attached in Exhibit A.6. prior to occupancy of any stractare within the site. 4. A11 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. 5. All future development of the subject property shall comply with City of Meridian ordinances in effect at the time of development. 6. The applicant shall be responsible for all costs associated with sewer and water service installation. 7. No building permits shall be issued or construction traffic allowed (except for infrastructure improvements such as sewer, water, & roads) on this site until: a. The conshuction related to the split corridor Waltman Lane,/Meridian Road/Main Street intersection ~~ has commenced and the applicant has installed a gate with saved access to Rnddv for use by the Waltman resides. Sach ate shall be bistalled prior to beLinning auv other constraction oa the site and shall be removed by the applicant prior to dedication and ACRD acceptances of the street connection to Rnddv Drive. This temporary secondary access shall be useable to Waltman residents at all tbnes dwrine the tonstractioa of the sub3ect pl'OnCrh-. OR b. Corporate Drive is extended across the Ten Mile Creek and is connected to Waltman Lane. 8. Development on this site shall not exceed a site trip generation of 8,000 ADT from the site prior to the extension of Corporate Drive from the north bank of the Ten Mile Creek at its ciutent stub, south to Waltman Lane. Approval shall be obtained from ACfID prior to Certificate of Zoning compliance application submittal for firttue structures to verify compliance with the allowed ADT. A Certificate of Zoning compliance application(s) will not be approved for any structure(s) on the site that exceeds the total allowed ADT for the site until Corporate Drive is extended. 9. 10. Ruddy Drive shall be extended as a public street into this site and up to Waltman Lane, As shown on the concept plan(s). 11. At no time shall construction traffic associated with the development of this site be allowed to access this site using Ruddy Drive or any other street within The Leading Subdivision. 12. 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 coffiect the distant parking areas to the buildings. A pedestrian plan shall be included with the master concept plan for this development; submit with the firsFtrCZC application on this site. 13. All buildings in the development shall be subject to the administrative design review standards listed in the UDC and future design guidelines pertaining to architectural character, color & materials, and parking lots. In addition to the aforementioned standards, the lots directly adjacent to Waltman Lase shall also comply with design standards pertaining to pedestrian walkways. Architectural design eleme~rts on the Waltman Property -Browning Plaza AZ PP PAGE t4 CITY OF MERIDIAN PLAMQING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 6, 2008 structures shall continue all the way around the structures, similar to the example provided by the applicant at Target included as Fxhrbit A.7. 14. All buildings on the site shall be generally consistent with the conceptual office and retail elevations submitted with this application unless the Development Agreement is modified by the developer once actual users are identified. 15. All buildings shall contain archit~tural elements and landscaping features that break up any long fagade or wall, as determined by the Planning Director, that face the freeway, a main drive aisle, a parking area, or a residential district. 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 enhancemerrts. 16. , Anv oatdoor ns~ and/or aclivlty areas (indnding restaurant seating) adjacent to residential uses along the west and northwest bonndaria adlaeest shall respire conditional use Hermit approval (unless the adjacent uses are changed into non residential uses). 18. Prohibited uses along the western and northwestern properly boundaries are as follows: drinking establishments, drive thtu estabhishments, fuel sale facilities, fuel sales facilities/truck stops, and vehicle washing facilities. 19. Except for a potential hotel site at the southwest corner, all structures proposed on the site over 100,000 square feet that are within 100 feet of a residentiah district or use shall obtain conditional use permit approvah. 20. . (Note from Sta}J: Restaurant uses would require CUP approval in this area; staff feels that we can address the outdoor seating area at that time. 21. Standard hours of operation for businesses along the west and northwest property boundaries adjacent to residential uses are limited to the hours between 8 am and ~A 11 pm (unless the adjacent uses are changed into non-residential use) with the exception of a hotel use, which shall be allowed to operate 24 hours. 22. For concept plan #1, all shtctures along the west and northwest property boundaries adjacerrt to existing residences shall be limited in height to two stories and shall have a minimum setback of 25•feet adjacent to the existing residences (unless the adjacent uses are chraaged into non-residential uses), with the exception of the proposed lintel. If a hoteh is built at the southwest corner of the site as depicted on the concept plan, a ZS-foot setback shall be required for the first story, a 100-foot setback shall be required for the 2~ story, and a 200-foot setback shall be required for anything greater than 2 stories, adjacent to existing residences. Structures along the west and northwest property boundaries directly adjacent to residences shall position second story (and higher, in the case of a hotel) windows in such a manner as not to have views directly into neighboring residential properties. For concept plan #2. appropriate setbacl~s will be determined at the public hearing for the preliminary plat and conditions will be placed on the plat accordingly, No Development Agreement modification shall be necessary. Walunan Property -Browning Plaza AZ PP PAGE 15 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 6, 2008 23. For concept plan #1, no rear loading areas, delivery areas, trash areas, or obtrusive lighting shall be permitted adjacen to existing residences on the west and northwest property boundaries. Further, all trash enclosures sha11 be constructed of concrete or masonry materials. 24. A minimum of 10 buildings shall be required on this site. 25. Development of this site shall be generally consistent with either one of the two conceptual site plans approved with this application, as determined by the Planning Director, unless the Development Agreement is modified by the developer once actual users are identified. If the applicant proceeds with concept plan #2, a new preliminary plat application will be required. 26. Prior to issuance of the first occupancy, a 10-foot wide multi-use pathway shall be constructed at the northeast corner of the site as depicted on concept plan #1 and as approved by the Parks Department, on the east side of the Ten Mile Drain in alignment with the existing pathway on the north side of Waltman Lane, in accordance with the standards listed irl UDC 11-3B-8 and 11-38-12, and the Master Pathways Plan. 27. The vegetation and tree,~s that currently exist along the banks of the Ten Mile Creek shall be protected or enhanced as pad of this development. The applicant shall work with the Parks and Recreation Department regarding the removal or replacement of any trees on this site. 28. Construct a 50-foot wide landsr~pe buffer along the interstate. This buffer shall be designed in accordance with UDC ~ 11-3B-7 and be placed along the entire southern boundary of the subject site, prior to the occupancy of the first building in this development. 29. Construct a 20-foot wide landscape street buffer along Waltman Lane (a collector street) east of the Corprnate/Waltman intersection. A 10-foot wide buffer shall be constructed along Waltman Lane (a local street) west of the CorporateJWaltman intersection. These buffers shall be designed in accordance with the standards listed in UDC 11-3B-7 and constructed prior to the occupancy of the first building in this development. 30. Construct a 25-foot wide landscape buffer and a 6-foot tall masonry wall between residential uses and properties zoned C-G as depicted in Exhibit A.8. This buffer shall be designed and constructed in acxordance with UDC 11-3B-9 and be placed adjacent to any existing residential uses which would include The Landing Subdivision and the two residential parcels located adjacent to the northwest corner of the subject PreP~3' (if these properties are still fimctioning as residential uses and have not converted to commercial by the time building permits are applied for), prior to occupancy of the adjacent building. 31. If the applicant chooses to develop consistent with concept plan #1, relocate Waltman Lane further to the south, vacate the existing right-of-way, and install a 25-foot wide landscape buffer on the north side of Waltman (off-site) adjacent to the Haddock property, as depicted on concept plan #1 and Exhibit A.9. If the applicant chooses to develop consistent with concept plan #2, appropriate buffers shall be determined at the public hearing for the preliminary plat and the plat shall be conditioned accordingly. 32. If the applicant chooses to develop consistent with concept plan #1, construct two driveways as proposed on concept plan #1, on the south side of Waltman Lane, no wider than 36-feet each. No driveway accesses to Waltman are approved west of the Waltman/Corporate intersection. If the applicant chooses to develop consistent with concept plan #2, appropriate driveway. locations shall be determined at the public hearing for the preliminary plat. Waltman Property -Browning Plaza AZ PP PAGE 16 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 6, 2008 33. If the applics~nt chooses to develop consisted with concept plan #1, construct a maximum of 5 access points to Corporate Drive as shown on fide concept plan #l, unless the Development Agreement is modified by the developer once actual users are identified. If the applicant chooses to develop consistent with concept plan #2, appropriate access points shall be determined at the public hearing for the preliminary plat. 34. The applicatrt 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. 35. 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. 1V.~ awa ..1.. ....4 w4 .7.. -...L ..F 2. PP Application; The proposed preliminary plat depicts 40 buildable lots and 2 common lots on 38.21 acres of land in a proposed C-G zoning district. Please see Exhibit D for detailed analysis of the required facts and findings for the preliminary plat application. Staff is in general support of the proposed plat with the following comments: Dimensional Standards: The applicant must comply with the. dimensional standards for the C-G zoning district listed in UDC Table 11-2B-3 as outlined in this report. Preliminary Plat: Staff has reviewed the proposed plat and is recommending that the plat be revised as follows: • A 20-foot wide street buffer landscape easement is required along both sides of Corporate Drive, classified as a collector stt~et, per UDC Table 11 ZB-3. • A 20-foot wide street buffer landscape easement is regiured along the south side of Waltman Lane, classified as a collector street, east of the Waltman/Corporate intersection, per UDC Table 11 2B-3. • A 10-foot wide street buffer landscape easement is requires along the south side of Waltman Lane, classified as a local street, west of the Waltman/Corporate intersection, per UDC Table 11-2B-3. • A 50-foot wide street buffer landscape easement is required along I-84, per UDC Table 11 2B-3. • The 10-foot wide multi-use pathway located along the east side of the Ten Mile Creek at the northeast corner of the site shall he placed in a public pedestrian easement via a note on the final plat. The applicant should coordinate with the irrigation district and the Parks Department for any additional easement requirements. • A cros§-access easement shall be recorded, via a recorded document and/or a note on the final plat, for all lots within the subdivision that do not have frontage on a public stmt. Landscape Plan: The applicant has submitted a landscape plan for this site, prepared by Erickson-Civil, Inc., stamped on ?J8/08 by Ross Erickson. Staff has reviewed the plan for compliance with current UDC standards and offers the following commentslrequitements: Waltman Property - Browning Plate AZ PP PAGE 17 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATB OF MAY 6, 2008 • A 10-foot wide multi-use pathway shall be constructed at the northeast corner of the site on the east side of the Ten Mile Drain in alignment with the existing pathway on the north side of Waltman Lane, in accordance with the standards listed in UDC 11- 3B-8 and 11-3B-12, and the Master Pathways Plan. When the neighboring properties to the east develop, the pathway can then be extended eastward to intersect with Meridian Road (as shown on the Master Pathways Plan). • The Ten Mile Creek courses along the eastern boundary of this site. The comprehensive plan has identified the Ten Mile Creek as one of the waterways that should be preserved and protected within the city. Staff believes that the vegetation and trees that currently exist along the banks of the Ten Mile Creek should be protected or enhanced as pact of this development. These trees and vegetation also act as a natural screen from the ITD sand lot which is located to the east of the proposed development. • Per UDC Table 11 2B-3, a 50-foot wide landscape street buffer is required along I- 84, as depicted on the landscape plan and plat. This buffer should be designed in accordance with the standards listed in UDC 11-3B-7. • Per UDC Table 11-2B-3, a 20-foot wide landscape street buffer is required along the southern boundary of Waltman Lane (a collector street) east of the Waltman/Corporate intersection. A 20-foot wide buffer shall also be constructed along the north side of Waltman Lane (off-site), east of the Waltman/Corporate intersection, as proposed. The portion of Waltman Lane that liens west of the Waltman/Corporate intersection is classified as a loc~1 street. As such, a 10-foot landscape buffer is r~uired along the northern boundary of this site on the south side of Waltman Lane, per UDC Table 11 2B-3. All buffers shall be designed in accordance with the standards listed in UDC 11-3B-7. • The portion of Corporate Drive that extends through the site is classified as a collector street. Per UDC Table 11-2B-3, a 20-foot wide landscape buffer is required along both sides of the street, incompliance with the standards listed in UDC 11-38- 7. • The applicant shall apply for a Floodplain development permit for construction within the floodpIain. • Per UDC Table 11-2B-3, a 25-foot wide landscape buffer is required between residential uses and properties zoned C-G. This buffer should be designed and constructed in accordance with UDC 11-3B-9 and be placed adjacent to any existing residential uses which would include The Landing Subdivision along the west boundary and the two residential parcels located adjacent to the northwest comer of the subject property (if these properties are still functioning as residential uses and have not converted to commercial by the time building permits are applied for). • The applicant should also comply with any other landscaping standards descnb~ in the UDC, including but not limited to UDC 11-3B-8 which outlines the standards for parking lot landscaping. Cross-Access: Some of the proposes lots do not have frontage on a public street. Cross- access shall ba~provided to aU lots within the development via a note on the recorded final plat or a separate recorded agreement. Sidewalks: Per UDC 11-3A-17, minimum 5-foot wide sidewalks are required along Waltman Lane and Corporate DriveJRuddy Drive. Pressare Irrigation: The City of Meridian requires that pressurized irrigation systems be supplied by ayear-round source of water. The applicant should be required to use any existing surface or well water for the primary source. >f a surface or well source is not Walhnan Property -Browning Plaza AZ PP PAGE 18 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 6, 2008 available, asingle-point connection to the culinary water system shall be required. If a single- point connection is used, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in accordance with UDC 11-3A-15 and MCC 9-1-28. Eadsting Stractares: There is one existing shop/barn and some sheds on the site that are proposed to be removed upon development of the property. b. Staff Recommendation: Staff recommends approval of the proposed annexation application (~06-fl63), sab3ect to the Development Agreement provisions listed above. Staff also recommends approval of PP-OS-QOl for Browning Plaza Sabdiv7s~ton. ~ 1-Reridi_an City Conn ~ h rd these items on Anr3l 22--_ Mav 6_ ~ ne 17_ and 2~. i lv 8_ _and 22. September 2_ nd .2008. At he hea n o September 2 _2008 .ann 1 approved th_e snble~t A_7, nd PP reap 11. EI~~ITS A. Drawings 1. Vicirrity/Zoning Map 2. Conceptual Site Plan ~ (stamped2!8/08 by Ross Erickson) 3. conceptual Site Plan #2 (dated M v 27.20 81 4. Preliminary Plat (stamped 2/11/08 by Clinton Hansen) 5. Landscape Plan (stamped 2/8/08 by Ross Erickson) 6. Typical Roadway Se~ions 7. Example of ArChittectorul Dnaian F.Imm~ntc pp n i it r to T r~rnt on E~ale/Ci~ind nl 8. ~oss~5e.~on_of Landscape Buffer & 6' Tall Masnnr 1. Planning Department 2. Public Works 3. Fire Department 4. Police Department 5. Ada County Highway District 6. Sanitary Service Company C. Legal Description D. Required Findings from Unified Development Code Waltman Progeny-Browning Plaza Az PP PAGE 19 ~ ~. t , ~ ~ { i e ~ ~ q. i ° ~ ~ '~ ~ :. S , 1 ~ T L ~ (~ 4 - t f f ~ . ~` t f 1 ~ i f ~ ~ 1 ~ i ~ r C ti ~ ~ ~ C ~ . f ~ i~" I F ' , r ~ f ; i f Q[ ' [ CITY OF MERIDIAN PLANMNG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 6, 2008 A. Drawings 1. Vicinity/Zoning Map Exhibit A PAGE 20 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 6, 20Q8 2. Conceptual Site Plan ~ (stamped 2/8/08 by Ross Erickson) Exhibit A ~. ~+ ~'~ x~ ~f z~ " ~ 1 #,' { `;~ '~~: ,~ (~ M F, F; ~ ~ ~~ r ~~ a ~~' F ~ ;_ ;- w ~ fk ' ~ 8d 6F~~~ r l CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 6, 2008 3. ('oncentne`i Sitp Pl n #ti fdaYed Mav 27.20081 ^ •.~ 'r.-~'-I TI ~F YY~~~~~~~~~~~~~~~~~~~~~~~~~~~YYY t' g ° ~~ . , QNHNfHH ~, . 0 :~0 .: $. 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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 6, 2008 9. Lends ne Baffer oe Nort1! Side of W ltman [adi~ce~ to he Hadr_lock ~ranertv) Kea Exhibit A G~ ~s~ 3 ~ ' F ~ ~ ~ ~ ~ ~ r • t ' ~ 3 1 ; ~ 5,~ b ~ { 1 ; ~ ~, ~ j ~ . is ~ ~ , o' ` t ! ,~ ~ r~ l ~ `~ / i ~ `, ~ i ~ ~i ~~ ~ ,~,_ ~ ~. ~ ~ ~ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 6, 2008 Exhibit A f r ~ ~ ~ ~ 5 < ~ ~ ~ ~ t ~ )) i ~ I i E x ~,- ; , ~ _ } ~ t d' 1 ~, n~ iF` ~ t t k #. i l ~ } ~. !i .- ~t ~ s { t ~, Gi ~ ' ~' ` ~ p rf t ~ ~ ~ F i ` ~i t S ~ ~ . ~ ~ k _ s ~ ~, 1 f ~ ) r ~ 2 i 1 ~: ` € Y ~ 1 } i ~ 2 i 10. 811~~IIL- EICV8tY0II8 ~COIICCAL718D CITY OF MERIDIAAT PLANNING DEPARTMENT STAFF REPORT FOR TfIE I~ARIIVG DATE OF MAY 6, ZW8 M,~lORS 5 & b ~. Exhibit A WEST ELEVATION L:QLOR & AAAIHBAL SCF~Dt9.E YY® e ~® iOw~sN~GO~O ~~P!®t~ll ii ~~ PLACERVIL.LE MARKETPLACE I : ~+ ~~~,~~ ',-. ~. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE IIEARIlVG DATE OF MAY 6, 2008 00109 & MAT~IAL BCflE~IA& . ~.~ :~a.~~ c --...... ~ -~5 MAJOR ~ ~ ~'`"`~ ~ PU1CF01A11 C MARt~iPIACE ' a Fif i ° (~7 OAA7093 I IM0.g91 ` SFIOP81 PARTIAL PiAN ~~.` ~,~ NORRiY~f ELENAnON PARTIAL PLAN «i. ' !~, NORIFI~64T ELEVA110N 1 PARTIAL PLAN SOUfFI1NEST ELEVAT[ON i~ v'` -- ----- - .~''~~a mod. i S~iFEEA5f ELEVATION I CO1099AQNHLAL/~IGE I ," ~`.r+'~ MAJORS 2 & 3 ~ ~. ~- ~ ~ ~ ~~ 11.17"~ SHOPS ~ `°°'°~® i I :~_! i-.. ~~ ~_. PUICERVILLE MARI~'fPU1CE I v>aee~e,ca 11.fi ~- _ =z`s~-;~ Exh~'bit A !- >r ;.: ;;; j ~:~ __{ MAWR4 - PARTIFB. P1/W CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 6, 2008 IYORiMNESf ELEVATION ~: PARTIAL ~ EIEVATIQId 4 1. t slrtuAt~taas ~t~ .o..~o, .. :..v.,~..... ;.. ..~~ m i ~ -- t ~ EAST ELEVATION SOITM ELEVAT1O1d WEST ELEVATION ~---- ; -----, , ---- - --- ---, ~ j ___ ~ ~ ~ ELEVAT~fJ SODUifiWEST ELEVATION ~U1HF.AST ELEVAIIC}N _. Exhibit A f' '~ " i } ~ b ~ r =( ~ (. t ~ S C~ t ~,. f i ~ f r ~ ~ e` : ~ f ~ i S ~~ I i i r yj . F ~ ; t l _ i Z ~ e ~ ~ ~ ~ ~ ~ f j , ~: _ t~ f .'' . i ~ C I f, ~ ~ L `q` 1! i ~ {~ ~~ I ( ` gym, .. I 1 S 1°~9 T'. .n . ~i s NORTH ELEVATION ~~~ n~THEnsr akvAf+oN CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 6, 2008 B. Agency Comments 1. PLANNING DEPARTMENT 1.1 ANNEXATION COMMENTS 1.1.1 The annexation legal description submitted with the application (prepared on November 7, 2006, by Clinton W. Hansen, PLS) shows the property adjacent to the existing corporate boundary of the City of Meridian. 1.1.2 Prior to annexation. ordinance approval, the applicant shall enter into a Development Agreement with the City. Said Development Agreement shall be signed within 6 months of the City Council's approval of this application. See section 10, Development Agreement, above for analysis and comments regarding the Planning Departme~ r~ammended Development Agreement provisions. 1.2 PRELDVIINARY PLAT - CONDITION5 OF APPROVAL 1.2.1 The preliminary plat (stamped ZJl l /08 by Clinton Hansen) shall be revised as follows: a. A 20-foot wide street buffer landscape easement is required along both sides of Corporate Drive, ch~ssified as a collector street, per UDC Table 11 2B-3. b. A 20-foot wide street buffer landscape easement is required along the south side of Waltman Lane, classified as a collector street, east of the Waltman/Corporate intersection, per UDC Table 11-2B-3. c. A 10-foot wide street buffer landscape easement is required along the south aide of Waltman Lane, classified as a local street, west of the Waltman/Corporate intersection, per UDC Table 11-2B-3. d. A 50-foot wide street buffer landscape casement is required along I-84, per UDC Table 11- 28-3. e. The 10-foot wide multi-use pathway located along the east side of the Tea Mile Creek at the northeast corner of the site shall be placed in a public pedestrian easement via a note on the final plat. The applicant should coordinate with the irrigation district and the Parks Department for any additional easement requirements. f. Across-access easement shall be recorded, via a recorded document and/or a note on the final plat, for all lots within the subdivision that do not have frontage on a public street. 1.2.2 The landscape plan (stamped2/8/08 by Ross Erickson) shall be revised as follows: a. A 10-foot wide multi-use pathway shall be constructed at the northeast corner of the site on the east side of the Ten Mile Drain in alignment with the existing pathway on the north side of Waltman Lane, in accordance with the standards listed in UDC 11-3B-8 and 11-3B-12, and the Master Pathways Plan. When the neighboring properties to the east develop, the pathway can then be extended eastward to intersect with Meridian Road (as shown on the Master Pathways Plan). b. The Ten Mile Creek courses along the eastern boundary of this site. The comprehensive plan has idetrtified the Ten Mile Creek as one of the waterways that should be preserved and protected. within the city. Staff believes that the vegetation and trees that currently exist along ' the banks of the Ten Mile Creek should be protected or enhanced as part of this development. These freest and vegetation also act as a natural screen from the ITD sand lot which is located to the east of the proposed development. c. Per UDC Table 11-ZB-3, a 50.foot wide landscsrpe street buffer is required along I-84, as Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 6, 2008 depicted on the landscape plan and plat. This buffer should be designed in accordance with the standards listed in UDC 11-3B-7. d. Per UDC Table 11-2B-3, a 20-foot wide landscape street buffer is required along the south.era boundary of Waltman Lase (a collector street) east of the Waltman/Cor~rate intersection. A ZO-foot wide buffer shall also be constructed along the north side of Waltman Lane (off-site), east of the Waltman/Corporate intersection, as proposed. The portion of Waltman Lace that lies west of the Waltman/Corporate intersection is classified as a local street. As such, a 10- foot landscape buffer is required along the northern boundary of this site on the south side of Waltman Lane, per UDC Table 11-2B-3. All buffers shall be designed in accordance with the standards listed in UDC 11-3B-7. e. The portion of Corporate Drive that extends through the site is classified as a collector stmt. Per UDC Table 11-2B-3, a 20-foot wide landscape buffer is required along both sides of the street, in compliance with the standards listed in UDC 11-3B-7. f. Per UDC Table 11 2B-3, a 25-foot wide landscape buffer is required between residential uses and properties zoned C-G. This buffer should be designed and constructed in accordance with UDC 11-3B-9 and be placed adjacent to any existing residential uses which would include The Landing Subdivision along the west boundary and the two residential parcels located adjacent to the northwest. comer of the subject property (if these properties are still functioning as residential uses and have not converted to commercial by the time building permits are applied for). g. The applicant 'should also comply with any other landscaping standards described in the UDC, including but not limited to UDC 11-3B-8 which outlines the standards for parking lot landscaping. 1.2.3 Construct minimum 5-foot wide sidewalks an the site along Waltman Lane, Ruddy Drive and Corporate Drive, in accordance with UDC 11-3A-17. 1.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by ayear--round source of water. The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, asingle-point connection to the culinary water system shall be required. ff asingle-point carmection is used, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in acco~ance with UDC 11-3A 15 and MCC 9-1-28. 1.2.5 Existing structures on the site shall be removed prior to signature on the final plat by the City Engineer. 1.2.6 A magnum of 5 access points to Corporate Drivg, a collector road. shall be aIIowed. as depicted oa concept plan ~i. 2 Public Works Department 2.1 Sanitary sewer service to this developmeszt is being proposed via extension of mains in W Waltman Ln. The applicant shall install mains to and through this subdivision. The applicant shau be responsible to install sewer service to 815, 755 and 737 W Waltman Ln in the North West portion of this project. The applicsint shall coordinate main size and routing with the Public Works Department and execute standard forms of easements for any mains that are to provide service. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub- grade is less than three feet than alternate materials shall be used in conformance of City of Extu'bit c~ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPOitT FOR THE HEARING DATE OF MAY 6, 2008 Meridian Public Works Departments Standard Specifications. 2.2 Water service to this site is being proposed via extension of mains in W Waltman Ln and W Ruddy Dr. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. 2.3 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public right of way (include all water services and hydra). The easements shall not be dedicated via the plat, but lather dedicated outside the plat process using the City of Meridian's standard farms. The easemert shall be graphiarlly depicted on the plat for reference purposes. Submit an executed easement (on the form available from Public Works), a legal description, which must include the area of the easement (marked EXI~1T A) and an 8112" x 11" map with bearings and distances (marked EXI~IIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document. 2.4 The City of Meridian requires that pressurized irrigation systems be supplied by ayear--round source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well water for the primary source. If a surface or well source is not available, asingle-poi connection to the culinary water system shall be required. If a single-point conmection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. 2.5 All existing st<uctuies that are required to be removed shall be prior to signature on the final plat by the City Engineer. 2.6 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6. Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Departmetrt. if lateral users association approval can't be obtained, alternate plans shall be reviewed and approved by the Meridian City Engineer prior to final plat signahu. 2.7 Any existing domestic well system within this project shall be removed fiom domestic service per City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of di~:onnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 2.9 Street signs are to lac in place, water system shall be approved and activated, fencing installed, drainage lots constructed, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. Z.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 2.11 All development improvements, including but not limited to sewer, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. Exbit,ic C CITY OF MERIDIAN PLAAIMNG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 6, 2008 2.12 Applicant shall be required to pay Public Works development plea review, and construction inspection fees, as determined during the plan review process, prior to signature on the final plat per Resolution OZ-374. 2.13 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.14 Developer shall coordinate mailbox locations with the Meridian Post Office. Z.15 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.16 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.17 The engineer shall be required to certify that the street centerline elew~tions are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the buildings footings are at least 1-foot above. 2.18 The applicants design engineer shall certify that all seepage beds out of the publicright- of-way are installed in accordance with the approved design plans. This certification must be received by the City of Meridian Public Works Department prior to the project receiving final approval. Commercial Projects 2.19 At the completion of the prof ect, the applicant shall be responsible to submit record drawings per the City of Meridian AutoCAD standards. These record drawings must be received and approved prior to the issuance of a certificsition of occupancy for any structures within the Pmj~ 2.20 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street inxersections and/or fire hydrants. Final design locations and quantity are determined after power designs are completed by Idaho Power Company. The street light contractor shall obtain design and permit from the Public Works Department prior to commencing installations. 3. i~,RE DEPARTMENT 3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian water Department for bacteria te~stting. 3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 h" outlet face the main street or Barking 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 comers when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10'. f. Fire hydrants shall be place 18" above finish grade. g. Fire hydrants shall be provid~i to meet the requirements of the IFC Section 509.5. h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 3.3 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved tam around. Phasing of the project may require a temporary approved tam around on streets greater than 150' in length with no outlet. 3.4 All common driveways shall be straight or have a fuming radius of 28' inside and 48' outside and shall have a clear driving surface which is ZO' wide. Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 6, 21108 3.5 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside radius. 3.5 Fire Lanes shall have a 20' wide improved surface capable of supporting an imposed load of 75,000 lbs. All roadways shall be marked in accordance with Appendix D Section D103.6 Signs. 3.6 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. 3.7 The roadways shall be built to Ada County Highway Standards cross section requirements and shall have a clear driving surface. Streets with less than a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one side. These measurements shall be based on the back of curb dimension. The roadway shall be able to accommodate an imposed load of 75,000 GVW. 3.8 Commercial and office occupancies will require afire-flow consistent with the International Fire Code to service the proposed project. Fire hydrams shall be placed per Appendix D. 3.9 The various office%ommercial lots lot will have an unknown traasiem population and will have an unknown impact on Meridian Fire Department call volumes. The Meridian Fire Department has experienced 2612 responses in the year 2004. According to a report cor~leted by Fire & Emergency Services Consulting Croup our requests for service are projects to reach 2800 in the year 2005 and 3800 by the year 2010. 3.10 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 cast of this installation is to be borne by the developer. 3.11 Maintain a separation of 5' from the building to the dumpster enclosure. 3.12 The Fire Dept, has concerns about the addressing of this development being visible from the street which the project is addressed off of. Please contact the Addressing Specialist at $98-5500 to address this concern prior to the public hearing. 3.13 All aspects of the building systems (including exiting systems), processes & storage practices shall be required to comply with the International Fire Code. 3.14 All portions of the buildings located on this project moat be within 150' of a paved surface as measured around the perimeter of the building. 3.15 Provide exterior eggs lighting as required by the International Building & Fire Codes. 3.16 Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on site fire hydrants and mains shall be provided where required by the code official. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183). a. For Group R 3 and Group U occupancies, the distance requirement shall be 600 feet (183 m). b. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (1$3 m). 3.17 There shall be a fire hydrant within 100' of all fire department connections. Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 6, 2008 3.18 Bw'ldings over 30' in height are required to have access roads in accordance with The International Fire Code Appendix D Section D105. 3.19 Emergency response routes and fire lanes shall not be allowed to have speed bumps. 3.20 Buildings or facilities exceeding 30 feet (9144mm) or three stories in height shall have at least three means of fire apparatus access for each structure. Two of the aces 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 to be served, measured in a straight line. 3.21 Buildings or facilities having a gross building area of more than 62,000 square feet (5760 m2) shall be provided with two s~arate 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. Egceptlon: Projects having a gross building area of up to 124,000 square feet (11520 m2) that have a single approved fire ap~ratus access road when all buildings are equipped throughout with approved automatic sprinkler systems. (Remote~ss Required) 3.22 The Fire Department supports the Corporate Drive extension across the Ten Mile Crcek north of the site prior to construction on the subject property. 3.23 The fire Departrrient supports the upgrade at the Waltman/Meridian intersection prior to construction on the site. 4. POLICE DEPARTMENT 4.1 The applicant shall submit a revised landscape plan that uses walkways and landscaping to direct visitors to the main entrance and away from private areas. 4.2 The proposed development and/or plat do not offer natural surveillance opportunities of the public areas. The applicant should include features that increase visibility, including but not limited to: doors and windows that look out on the public areas, front porches, and adequate nighttime lighting. The site plan and/or landscsiping plan shall be revised accordingly.. 4.4 The proposed development shall limit landscaping shrubs and bushes to species that do not exceed three feet in height. 4.5 The loading areas shall be separated from all public Barking areas. 4.6 The Police Departmer is concerned with the traffic generated on Waltman. Without a more concise site glen and traffic plan, the Police Department cannot recommend approval. 4.7 The Police Department supports the upgrade of the Waltman/Meridian intersection prior to construction on the site. 4.8 The Police Department support4 the Corporate Drive extension across the Ten Mile Creek north of the site prior to construction on the subject property. 5. ADA COUNTY HIGHWAY DISTRICT 5.1 Site SpeciSc Conditions of Approval 5.1.1 Dedicate a minimum of 35-feet of right-of-way from center along Waltman Lane. Additional right~f--way will be required along the portion to be realigns to the south. Dedicate sufficient right-of-way to accommodate all required improvements and 2-fit utility strips on both sides. 5.1.2 From the proposal intersection of Corporate Drive to Ten Mile Creek, reconstruct and stripe Waltman Lane as a 31ane collector street section with three 11-foot lanes and a 6-foot bike lane (including gutter), vertical curb, gutter, and 7-foot attachai concrete sidewalk on the south side. ExW'bit C b F I ~ j r 1 ~ Z Y y t ~ ~ i} I' $ ; ~ t ~ ~ ~ S r° r ~ ; I } r '1 Jv 1 ~ q r # ~ 1 6 .' rt ~ F t : 4' [ c r ~ i ~ t 1 + ~ r ~ ~ t° ~ ' c Y ~ , , ~ ~ r ~- ~ '° f : s ~ ` `~ ~ . ~ (, 2 + Y ' CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 6, 2008 Construct a shoulder at least 3-feet in width and an adequately sized drainage swale along the north side. 5.1.3 Replace the existing bridge (Bridge 288A) that spans Waltman Lane over Ten Mile Creek with a bridge to accommodate two travel lanes, center left turn lane, one bike lane and attached concrete sidewalk on the south side (approximately 50-feet wide, the final width of the bridge to be determined by ACRD through design review of the structure). Design and construct the bridge in a manner to allow for widening to the north in the future. 5.1.4 Provide a development phasing plan and restrict development to prevent exceeding a site trip generation of 8,000 ADT from the site prior to the extension of Corporate Drive. 5.1.5 From the proposed intersection of Corporate Drive to the site's northwest comer, reconstruct Waltman Lane as a 29-foot street section with vertical curb, and gutter on both sides and 5-foot attached concrete sidewalk on the south side. 5.1.6 Construct Corporate Drive as a 40-foot street section (back-of-curb to back-of~urb) with, vertical curb, gutter, and 5-foot attached concrete sidewalk on both sides. Corme~t Corporate Drive with Ruddy Drive to the west and Waltman Drive to the north, approximately 700-feet west of the site's east property line. Construct a raised median and divided 21-foot lases where Corporate Drive cormects with Ruddy Drive. 5.1.7 Enter into a license agreement with Ada County I~ghway District for maintenance of any landscaping contained within the raised median on Corporate Drive. 5.1.8 Construct three curb-cut driveways as proposed on the north side of Waltman Lane, no wider than 20-feet each, to provide access to 480, 520, and 650 Waltman Lane. 5.1.9 Construct two curb-return driveways as proposed on the south side of Waltman Lane, no wider than 36-feet each. 5.1.10 Construct five curb-return driveways as proposed on Corporate Drive, no wider than 36-feet each. 5.1.11 Comply with all Standard Conditions of Approval. S.2 Standard Conditions of Approval 5.2.1 Any existing irrigation facilities shall be relocated outside of the right-of-way. 5.2.2 Private sewer or water systems are prohibited from being located within any ACFID roadway or right-of-way. 5.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 5.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 5.2.5 Comply with the District's Tree Planter Width Interim Policy. 5.2.6 Utility stmt 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. 5.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. Exln"bit C t ~ .`4 ! i~ t~ ~x? ] ~~~ ~ C S f' ~ t N 8' '{( ~ Y ~ 3 1 f ~ . f E t ~ -~. ~ - i ~ ~ ~ f f ~ ~ ~ ~ r k K ' ~~ r'. ~ ~L t ~ ~ ~ ( l~ i~ l ~ ~ , Y ~ , ~ 1~ a ~r 1 r + { i~ I x l 5 L F } , F f1 ~: ~ t = 4~ t ~ ~ i~ ~ C l~,~: S S~ L ~) ~ 2 ~ ~.. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HARING DATE OF MAY 6, 2008 5.2.8 The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required desigc- changes. 5.2.9 Construction, use apd property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 5.2.10 Payment of applicable road impact fees is required prior to building const<uction. The messed impact fee will be bassi on the impact fee ordinance that is in effect at that time. 5.2. i 1 It is the responsibility of the applit~nt to verify all existing utilities withintheright-of--way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking ground within ACHD right-of--way. The applicant shall conEact ACRD Traffic Operations 387-5190 in the event any ACHD conduits (spare yr filled) are compromised during any phase of construction. 5.2.12 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 representafive of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 5.2.13 Any change by the applicant in the planned use of the property which is the subject of this application, shall r~uire 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. 6. SANITARY SERVICE COMPANY 6.1 SSC has no comments related to this application. Exh~'bit c €. F` R i, } rf U i?'. F ;; i r '~ f ;!C, )~- M~ ~ '.~ i f 1 k I~ vi ~ !t tr Fi U A [IL ;* `r I ~~ i {' 3 ~; f,; {.- i t I CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 6, 2008 C. Legal Description ~,ga, t , ' lion Watt~n PropertyMne>catlan A parwi tar enrrermtiotr purposes boated to the NW'/• ~ tFm SE'/. of Section 13, Twnmsh{p 3 North. Rerge 1 M-eat, Bow Mlaria~n, Ada GfluMY. Idaho a~ more partiwtariy described as fogaas: BEGtINNtN© a1 a 5J8 [rrclr diameter iron pin rnaridng the northeast comer of said NW '/. ~ the SE 34, from wtdd~ a braes cap rnontmrerd markbtg the r~atlteast oamer of ttre SE '/. of said Sedton 13 beats S 89°25'45° E a dim of 1321.27 feet Thence 5 0°48x7° W slang the easiEerly baurrdary of sob NW %i of the SE 3G a d~ffinoB of 1323.25 feet to a pohrt on ttte rrorlttaly r~ist~f-x~y of lyder~ate 84; Thetrca N 89°30'44° W abr~ said rtortlrerly r~hE~of-~vay a dfatence of 1815.45 feet to a 5B in~t diameter iron pin on the Y botmdaryr of ~ tdW'/. of the SE'!:. Thence N 0°x'35' E along saH arestetfy baasiary a d~rme of 1082.73 ~ to a 5J8 inch dlem~er iron pin; Thence [eavirsg said r bourslary S 89°18'29' E a distance of 249.82 feet to a 5t8 inch dlam~et iron ~ Thence N 0°33'15° E a diebanoe of 24288 feet to a point ~ ttee nartheriy borpulary of said NW y of the SE %.; Thence S ~°ZB 3~ E alrxi8 said northerly baundery a d d 1071.42 test to tip l~O1NT OF BEGINlNUK3. This parcel oorrtairts ~.~ ease and is suf>jed to arty erg or in use. Cling W_ i4ane~r, Pl.s Land Solutbrts. f?C Nrnrembar 7.20Q6 ~~ ppVial. ~r ~OR @ ~~~ l_..-~ ~sew.egrmra Warhr~n Mrte~mtia- .bb Na 0!1-84 Ex>vbit C ;y ~, 4 . ~ ~ i~ s .x s ~ t , z .1~ a~ ' ` I 3 ~ ~ ~ f ~ ~ j ~ ~ ~ j s ~ -~ ' 4t ~_ ~ 14 ~ ~ ~ ~~ a' ~ i i ~~ ~ i ' ~ i2 .'~ ~ ~~ F 4 2V I ~` 7 f i i . ~ !j ~ 1A ~ iI ~ c.. ~±~ ~ 7J ' ? ~~ ~ 9 ~ t v ~i ` i~, i #~ ~!~ `~ I • D ~ ~ ~ ~ ~ {~ E ~:~ u2 ~ ~~ ~ ~' ~ ~ ~ ~ ~~~ f~ ~ : ' ~ 3 -e Sit 1 r i ~ ~ ti ~ ~ r' ~ ~ i.. ~ i' S r.~ ~ g k ~ , `~ { k 1 i i e'' ~ ~ S ~~ ~ l - I ii ~i~ e p F i s I c , r a T. ~ { d r .~ 1 ~ ` ~ k - . ~~;, ~ ~ ~ ~ z t i ~ ~ ~ i3 ~ ~ ~-A q ~ ~ ~ ? 6 ~ ~, r r i X(-3 ' 1 ~ O i ~ ~ ~` ~ =~ f ~ ~ ~ yy ~ f~ ~ ~ ~ ~ ,~ 1 " ~ a ~ t r y ~ ~ t -. ~ f ~ ~ _ ~ ( l,~ '-~z ~~~ 1f ~ - ! ~ ~ ~ ` a # ~r FF is ' ~ ~~ ~) ~ c ~ :1 ~ ~. . ~ ff A ~ ~ j s. ~ S ~ 1 ~~ - 1 I tt ~ , f ~ ~ '• ~~ 1~ ~ ~ 9 t x. ~~~ Y 1 d . r ~?~ L tld ~~ ~~ f ~ 1 1 ~ ~ +a r 4 3 ~_. , 1 571 ,r f ~ ~ r -t 1 1 S,a ~ , ~ ~ ~e ~ ~ ~ ~ 3 9( ~~~1~ ~i € ~ ~ '13 ~ !~ ~~ )~~ i ~ I ~ ~~ f ~:. ~ ~ i:'t ';' {a f d Y~ ~ S ,~ 1 ~ ~ ~ t k ~ k ~ 4 . S ~$ ~1 F ~ 7 fk~ L ~ ~ a Sf -~ ~a6S ~~~ ~ J Y~ ~ lIt f -;~ ' j , ~ ~ ~~~ ~ ~ ~~ i ~ i ~4 ~ {~ ~ Y ~~ ~ ~~~ ` t ,~~ : kr .~: ~ : ~ ~; ~ . _ s ~ ~ 7,~F, ~~' ~'i~~: ~ ,i.k„ 4' ~.'< i i ~~ ~ ~ ~ t y~ ~ "S ~J ~~ . 3i~3 t ,, I ~ F. ; !. `. CTTY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 6, 2008 WALT1UfAN PROPERTY ANNEXATION LOCATED IN THE NW 1/4 OF THE SE 1/4 OF SECTION 13, ,/a ~ ~ ~ R~ T3N, R 1 W, BM, ADA COUNTY, IDAHO ~~~t,, ori.~ o C 7/4 N.'{• ~~ 9EGT. /fir ~I~n1A~ ~ B/1~ ~~ ~ (~ _ ,.~ ~' S 89~6 ~ E S ~,',~ ,3~ra 1071.42' c~ 1/rs ,.ra,.2r 7/4 --- 24268' N 033'15' £ POIM 01- B£[~91f1V/JVG a z O 2 S 8978'29° £ aavExAnua AREA ,~L68 AQPES N 893D'44° W /NTER3TA7E h84 f3 y~,~. 1/4 v - S B9'47Y8" E 24 0 1~ 300 600 LEGEND ® • wu~ro s/a'vu~ 0 ~ mss c~ o c~u!ciun7EU r~ntr ~ROd" KQNLtl/ENT ~ B3?4' ..a . S 8930'4f" E -v E !/!B l.:1f~1~L1 L1~~'1 Ur1~ ~~ Land SurveyUtg and CansuttinH Exhibit C C a~ } ~ ~ F~ i S [ ~ Y ~ ~ hs ~ ~ ~ }~ ~~ ~.. i ~ ~ r M44 i 4 ~~ r ~ , T ~ ~ i t F { t . ' $1 } ~ ~. i 1 ~ ~ ~ F ~ ~ ~ ~~ ; ~ 1, _ ~ r , 'f, t ' ~ ~ ~ 4 s, ; ~ CITY OF MERIDIAN PLANNIIVG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF FEBRUARY 2, 2006 D. Required Findings from Unified Development Code 1. Annexation Findings: Upon recommendation from the Commission, the Council shall make a faU iinvestigation and shall, at the public hearing, review the application. In order to grate an annexation and/or rezone, the Council shall make the following findings: a. The map amendme~ complies with the applicable provisions of the comprehensive P~1 - The applicant is proposing to zone all of the subject property to C-G. The City Council finds that the proposed zoning map amendment complies with the applicable provisions of the Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report for more information. b. The map amendme~ complies with the regulations outlined for the proposed district, specifically the purpose statement; No development is proposed concurrent with the zoning map amendment. The City Council finds that there are several asses that are allowed and conditionally allowed within the requested zoning district of C-G. If the applicant complies with the conditions outlined in the development agreement, the City Council finds that the proposed commercial district will be in compliance with the specific district regulations. The City Council finds that future development of this property should comply with the established regulations and purpose statemenrt of the C-G zone. G The map amendme~ shaII not be materially detrimental to the public health, safety, and welfare; Tf the applicant enters into a Development Agreement and complies with the provisions, the City Council finds that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare. Staff recommends that the Commission and Council rely on any oral or written testimony that may be provided when determining thus finding. d. The map amendme~ shaII not result in an adverse hngact span the delivery of service by any political subdivision providing public services within the City including, but not limited to, school districts; and, The City Council finds that the proposed zoning 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). The C-G zoning amendment will provide commercial area that is similar in nature to existing and proposed commercial development in the vicinity. The City Council finds that all essential services are available or will be provided by the developer to the subject property and will not require unreasonable expenditure of public funds. In accordance with the Endings listed above, the City Council finds that Annexation and Zoning of this property to C-G world be in the best interest of the City, if the applicant enters into a Development Agreement (DA) with the City, as me~toned in Section 10 of the Staff Report. Ex}u'bit D ' 7 ~, ' k' Ii : ~ ; f S t ' { 7 . , } , ` z t~. 1 f t : ) tt ~~ - s ~ ~!, ~ 3 ~ ~ t ~ ! .{ r ~ ~' i ~ ~.-~ Y ~ ~ I , P, + 3 .+ ~' g ~ ~ , 7 i i 1 (( F i t ~ ~~ t[ f a i ~ ~ N ti f ~ ~'_ ~ S ~ I i ~ { 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARINO DATE OF FEBRUARY 2, 2006 2. Preliminary Plat Findings: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decisiommaking body shaII make the following Endings: a. The plat is in conformance with the Comprehensive Plan; The City Council finds that the proposed plat is in substantial compliance with the adopt Comprehensive Plan. Staff supports the proposed plat layout, with recommended changes, as they comply with the provisions of the Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report. b. Public services are available or can be made available and are adequate to accommodate the proposed development; The City Council finds that public services can be made available to acxommodate the proposed developmenrt. (See Exhibit B of the Staff Report for more details from public service providers.) G The plat is in conformance with scheduled pn6lic improvements in accord wfth the City's capital improvement program; Because the developer is installing sewer, water, and utilities for the development at their own cost, the City Council finds that the subdivision will not require the expenditure of capital improvement funds. d. There is public financial capability of supporting services for the proposed development; Staff recommends the Commission and Council rely upon comments from the public service providers (i.e., Police, Fire, ACfID, etc.) to determine this finding. (See Exhibit B, Agency Commeirts an~.Conditions, for more detail.) e. The development will not be detrhne~al to the public health, safety or general welfare; and Staff is not aware of any health, safety, or environmental problems associated with the development of this subdivision that should be brought to the Council or Commission's attention. ACID? considers road safety issues in their analysis. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed subdivision may cause health, safety or environmental problems of which staff is unaware. f. The development preserves signiEcant natural, scenic or historic features. Except for the Ten Mile Creek which will be preserved, the City Council is tmaware of any natural, scenic, or historic features on this site. Therefore, the City Council finds that the proposed development will not result in the destruction, loss or damage of any nahnal, scenic or historic feature(s) of major importance. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed development may destroy or damage a natural or scenic feature(s) of major importance of which staff is unaware. Exiritrit D ~1;~` ;~ ;, ~p i i 4 r ~` i~ j t K c t ~ ~'3 t ~i r~ f t } { 1 1 1 ~ i ~ ~ at x ~~ t t " ,: x~ { i ~~ ~; ~ ~ L; 4 ~ 4 i i ~ ~ 'i r r 4 ~~ ~> fl f i~ ~'.