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HomeMy WebLinkAboutMeridian & Amity RecsCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 STAFF REPORT Hearing Date: November Z5, 2008 TO: Mayor and City Council ~ ~~~ FROM: Bill Parsons, Associate City Planner (208) 884-5533 SUBJECT: Meridian and Amity • AZ-08-005 Annexation and Zoning of 73.10 acres from Ada County RUT to R-15 (Medium High-Density Residential) (7.48 acres), L-O (Limited Office)(1.69 acres), C-C (Community Business) (30.46 acres) and C-G (General Commercial) (33.47 acres) zoning districts for a proposed Mixed Use Development. NOTE: At the October 16, 2008 meeting, the Planning and Zoning Commission reviewed a revised content elan and recommended approval This proiect was continued from the August 7 2008 and September 4, 2008 Planning and Zoning Commission meetings. The applicant reauested continuation in order to revise the concept plan based on staff recommendations. The applicant's new concept plan included the following: 1) a collector/backage road along the west property boundary that should provide future access for this proiect and those parcels to the west. 2) the extension of the 10-foot wide multi-use pathway through the proposed development to Meridian Road. 3) a IO-foot wide pathway along Meridian Road, and 4) a covered outdoor seating area and open space between the large box retailers that provides an amenity on the site. The applicant has also depicted how future residential to the west may develop along the entire western property boundary and how it could integrate with the proposed development. S) re-noticed the property to reflect the changes to the reauested zoning designations for the site and ~~ ,~~un z.,. .,.. .:a,.a.,.,,rr.... ._. ..a;....z_- ~:.,.r~,. ~-- ... ~...a.. ~.,,..~.. :...., n~ -s .. -.7 ,. /'' !' ~v.i..ir,7• s, Lam.., -- -sL.. /` /! - .,sE.,....,. 1 ,.1r..rsL,..~......1....._... -s _ On their concept plan, the applicant has not removed the access driveways along Meridian Road as recommended by the Planning and Zoning Commission. Instead the applicant has submitted a variance application which has been scheduled for Citv Council consideration along with the recommendation by the Commission on the annexation. ~~~.:-th~~„z~,~~o,~~R,-t'«.-r.,ti~,r~~ '° "~ -;a;- - n a Based on the aforementioned information Staff •~° ~~--•--•-*'- ------~ d has provided analysis of the revised concept plan and updated the proposed DA provisions in Section 10 and have attached new exhibits in Exhibit A. B & C. These changes are in underline and strikeout format 1. SUNIMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Hawkins Companies, is requesting Annexation and Zoning of 73.10 acres from Ada Meridian & Amity AZ-08-005 PAGE 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 County RUT to R-15 (Medium-high Density Residential) L-O (Limited Office), C-C (Community Business District) and C-G (General Commercial) zoning districts for a proposed Mixed Use Development. A conceptual development plan was also submitted illustrating how the site may develop in the future. The plan is depicting primarily a large scale commercial development with a small multi-family residential component which includes a large retail box store, amulti-tenant mid- box retail building, 20 stand alone retail buildings including several drive throughs and 3 office buildings totaling approximately 478,800 square feet of retail and office uses on the site excluding the multi-family units. On September 23, 2008, the Council approved the Comprehensive Plan Map Amendment to change a portion of this site (approximately 40 acres) from Medium Density Residential to Mixed Use- Regional. The subject site is located on the northwest comer of W. Amity Road and S. Meridian Road (SH 69) just south of Harris Street. There are a total of 4 parcels in the area requested for annexation. The Williams Pipeline Gas Company owns a parcel along Meridian Road that is not included in the request. This property is within the City's Area of Impact, Urban Service Planning Area and is contiguous to the current City limits. 2. SUIVIMARY RECOMMENDATION Staff has provided a detailed analysis of the requested AZ application below. Staff is recommending approval of AZ-08-005 as presented in the Staff Report for the hearing date of October 16, 2008, based on the Findings of Fact as listed in Exhibit D and subject to the conditions listed in Exhibit B. The Meridian Planning & Zoning Commission heard this item on August 7, September 4 and October 16, 2008. At the October 16~ public hearing the Commission voted to recommend approval of the subiect AZ request. a. Summary of Commission Public Hearing: i. In favor: Lance Evans. Jason O'Very ii. In opposition: None iii. Commenting: Gordan Hamilton, Andy Daleiden iv. Written testimony: Paul Taylor and James Percy submitted written comments in favor of the proiect. v. Staff presenting application: Bill Parsons vi. Other staff commenting on application: Ted Baird b. Kev Issue(s) of Discussion by Commission: i. The three proposed access points to Meridian Road. The Commission discussed an option for a single right-in/right-out access point at the quarter mile. ii. The proposed development along a maior gas pipeline easement and the important role the Northwest Pipeline Company will play prior to construction on this site. iii. The construction of the backage road along the entire length from Harris Street to Amity Road. iv. Installing the entire 35-foot wide landscape buffer along Meridian Road with first occupancy. v. The Commission discussed the recommendations identified in the applicants Traffic Impact Study. vi. The reduction of the 20-foot landscape buffer along the backage road. c. Kev Commission Change(s) to Staff Recommendation: i. Staff has attached the Parks Departments comments for the subiect application in Exhibit B. ii. Modify DA provision #3 add verbiage for reimbursement agreements. iii. Modify DA provision #4 add verbiage to include as generally depicted on the concept plan. Meridian & Amity AZ-OS-005 PAGE 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 iv. Modify DA provision #13 reducing the landscape street buffer width from 20 feet to 10 feet along the collector/backa~e road from Amity Road to the center westleast drive aisle at the quarter mile. v. Modify DA provision #14 allowinE a single right-in/ri~ht-out access along Meridian Road at the quarter mile as recommended by the Planning and Zoning Commission vi. Modify DA provision #18 reauirin~ half of the backasre road be constructed prior to release of occupancy and requiring the applicant submit a phasing plan to determine timing for the construction of the remaining half of the collector/backa~e road vii. Modified DA provision #~19 to read the applicant shall coordinate with the Northwest Pipeline Company and submit written verification that all requirements of the sas company have been met prior to site development plan approval through the Meridian Public Works Dept. or any construction on this site d. Outstanding Issue(s) for City Council: i. Three access points to Meridian Road. Council will be considering a concurrent variance application (VAR-08-008) during the same hearing to resolve this issue If access is restricted to Meridian Road, Staff is recommendine a revised concept plan with no access points to Meridian Road. ii. Council should determine if the Annexation of this property is in the best interest of the C iii. Staff recommended the applicant construct the entire leneth of the collector/backa~e road and the Plannin>s and Zoning Commission has recommended the applicant construct half of the proposed backa~e road. Therefore Staff is reauestin~ the Council determine if the backage should be constructed in its entirety iv. Is the proposed mixed use development and intensity of those uses suitable for site next to a maior natural szas facility that serves the northwest re~ion~ 3. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to approve File Number AZ-08- 005 as presented in the staff report for the hearing date of November 25, 2008, with the following modifications to the conditions of approval: (Add any proposed modifications.) Continuance After considering all staff, applicant and public testimony, I move to continue File Number AZ-08- 005 to the hearing date of (date certain) for the following reason(s): (you should state specific reason(s) for continuance.) Denial After considering all staff, applicant and public testimony, I move to deny File Number AZ-08-005 as presented in the staff report for the hearing date of November 25, 2008, for the following reasons: (State specific reasons for denial of the request.) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: Northwest corner of W. Amity Road and S. Meridian Road Southeast % of Section 25, Township 3 North, Range 1 West b. Owners: Meridian & Amity AZ-08-005 PAGE 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 Hawkins Companies Mike Mussell 855 W. Broad Street, Suite 300 4495 S. Meridian Road Boise, ID 83702 Meridian, ID 83642 c. Applicant: Same as owner d. Representative: Same as applicant e. Present Zoning: RUT (Ada County) f. Present Comprehensive Plan Future Land Use Map Designation: Mixed-Use Regional (On September 23, 2008, the Council approved the Comprehensive Plan Map Amendment to change a portion of this site (approximately 40 acres) from Medium Density Residential to Mixed Use- Regional. The resolution was approved on October 7, 2008 City Council consent agenda. g. Applicant's Statement/Justification (reference submittal material): "This intersection has been identified as a potential commercial hub, though much of it remains either undeveloped or agriculturally used. South Meridian has grown significantly in the recent past with little retail developed to support the residential growth. Today, south Meridian citizens must drive to the north side of Interstate 84 or even Boise for most goods and services. We feel making his land use designation change will provide the City the opportunity to diversify the economic base while providing citizens increased opportunities to meet their day-to-day shopping needs. Comprised of 67 acres, we plan to build a quality commercial development, a small office complex and a residential development to compliment the existing and proposed residential developments to the north and west. Along with the CPA application we are requesting annexation and zoning designations of R-8, L-O and C-G. We believe this development will greatly reduce the number of shoppers crossing to the north side of I-84, or shopping outside the corporate boundaries of Meridian; will diversify the local economy and keep these retailers searching for sites on the south Meridian Road Corridor, within the boundaries of Meridian." See applicant's narrative for more information. 5. PROCESS FACTS a. The subject application will in fact constitute an annexation as determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is required before the Planning & Zoning Commission and City Council on this matter. b. Newspaper notifications published on: September 29, 2008 and October 13, 2008 (Commission); November 3.2008 and November 17, 2008 (City Council) c. Radius notices mailed to properties within 300 feet on: September 19, 2008 (Commission); October 31.2008 (City Council) d. Applicant posted notice on site by: October 2, 2008 (Commission); October 14.2008 (City Council 6. LAND USE a. Existing Land Use(s): The subject property is currently being used for agricultural purposes. b. Description of Character of Surrounding Area: The surrounding area is primarily agricultural in nature. However, urban development is transitioning along the South Meridian Corridor. Meridian & Amity AZ-OS-005 PAGE 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 c. Adjacent Land Use and Zoning: 1. North: Agricultural land and Meridian Heights Subdivision; zoned RUT and R6 (Ada County) 2. East: Valley Storage, zoned RUT (Ada County) 3. South: Rural Residences and Agricultural land, zoned RR (Ada County) 4. West: Rural Residences and Agricultural land, zoned RUT (Ada County) d. History of Previous Actions: In 2006, a large (northern) portion of this site was proposed for annexation and preliminary plat approval for a residential development (Sagewood Subdivision AZ-08-058 and PP-06-057) but the applicant withdrew the applications prior to City Council action. On September 23, 2008 City Council approved CPA-08-004 for this site. e. Existing Constraints and Opportunities: 1. Public Works Location of sewer: W Victory Road & S Meridian Road. Location of water: W Victory Road & S Meridian Road. 2. Vegetation: This site is primarily used for growing agricultural products. 3. Flood plain: This property is not within the floodway or floodplain. 4. Canals/Ditches Irrigation: No major facilities transverse this property. 5. Hazards: A 75-foot easement for the Pacific Northwest Pipeline Corporation transverses the property. 6. Proposed Zoning: R-15, L-O, C-C and C-G 7. Comprehensive Plan Future Land Use Map Designation: Mixed Use -Regional 8. Size of Property: 73.10 acres £ Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The revised concept plan depicts a collector/backage road along the western property boundary of the development. Starting at the north property boundary, the applicant is proposing two full access points to Harris Street; one right-in/right-out/left-in driveway and two right-in/right-out only driveways to S. Meridian Road (SH69); two full access driveways and one right-in/right-out only driveway access to W. Amity Road and six full access driveways along the east side and one full access driveway on the west side of the proposed collector road. Staff has received comments from ACHD regarding the TIS for the site (See section 10 below for more analysis). 7. COMMENTS MEETING On September 25, 2008, Planning Staff held an agency comments meeting. The agencies and departments present include: Meridian Fire Department, Meridian Public Works Department and Sanitary Service Company. Staff has included all comments and recommended actions in the attached Exhibit B. 8. COMPREHENSIVE PLAN This property is currently designated as "Mixed Use-Regional and Medium Density Residential" on the Comprehensive Plan Future Land Use Map. On September 23, 2008, the Council approved CPA- 08-004 to change the Medium Density Residential portion of the property to a Mixed Use -Regional designation. The purpose of the Mixed Use areas as defined on page 102 of the Comprehensive Plan is as follows, Meridian & Amity AZ-08-005 PAGES CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER Z5, 2008 "There are five sub-categories of the Mixed Use designation. Generally, the designation will provide for a combination of compatible land uses that are typically developed under a master or conceptual plan. The purpose of this designation is to identify key areas which are either infill in nature or situated in highly visible or transitioning areas of the city where innovative and flexible design opportunities are encouraged. The intent of this designation is to offer the developer a greater degree of design and use flexibility." The requested "Mixed-Use Regional" designation provides no upper limit of non-residential uses, over 200,000 square feet of non-residential building area and residential densities of 3 to 40 dwelling units to the acre. Per the conceptual development plan, the subject site may develop with large box, mid-box and small retail uses including office and multi-family development. On March 4, 2008, the City Council approved a Comprehensive Plan text change for the Mixed Use-Regional designation. With that approval, new criteria were adopted to help facilitate development for those parcels with a Mixed Use -Regional designation. The purpose is to designate areas at predominant corners of major arterials that provide a mix of employment, retail and residential or public uses. The developments should be anchored by uses that have a regional draw with the appropriate supporting uses. The intent is to integrate a variety of uses, including residential and to avoid predominantly single use developments such as a regional retail center. The following standards now apply to the mix-use regional designation: 1) Residential shall comprise a minimum of 10 % of the development area; 2) Retail uses shall comprise a maximum of 50% of the development area; 3) There is minimum or maximum imposed on non-retail commercial uses such as office or entertainment uses; 4) All developments shall have a mix of at least three of the four types of uses: retail, non-retail commercial, public/quasi-public and residential. Staff finds the following Goals, Objectives, and Action items contained in the 2002 Comprehensive Plan to be applicable to this application (staff analysis is in italics below policy): • Chapter VII, Goal III, Objective A, Action 1 -Require that development projects have planned for the provision of all public services. The City of Meridian plans to provide municipal services to the lands proposed to be annexed in the following manner - Sanitary sewer and water 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 will be under the jurisdiction of the Meridian City Fire Department, who currently shares resource and personnel with the Meridian Rural Fire Department. - The subject lands currently lie within the jurisdiction of the Ada County Sheriffs Office. Once annexed the lands will be serviced by the Meridian Police Department (MPD). - The roadways adjacent to the subject lands are currently owned and maintained by the Ada County Highway District (ACfID). This service will not change. - The subject lands are currently serviced by the Meridian School District No. 2. This service will not change. - The subject lands are currently serviced by the Meridian Library District. This service will not change and the Meridian Library District should suffer no revenue loss as a result of the subject annexation. Municipal, fee-supported, services will be provided by the Meridian Building Department, the Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary Services Company. Meridian & Amity AZ-08-005 PAGE 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 • "All mixed use projects shall be directly accessible to neighborhoods within the section by both vehicles and pedestrians." The previous concept plan lacked the vehicular and pedestrian connectivity to adjacent properties. The revised concept plan depicts a collector/backage road along the western property boundary which supports vehicular and pedestrian connectivity for future residential development. This connectivity has been provided to the residential subdivision to the north as well. The applicant has also provided sidewalks and delineated four walkways through the large expansions ofparking to facilitate pedestrian movement within the development. • "Where the project is developed adjacent to medium density residential uses, a transitional use is encouraged." The subject site is bordered by existing residential to the north and future Medium Density Residential to the west. To address staff concerns the applicant has depicted how this project may integrate with the existing and future residential developments. The applicant is proposing GG zoning and a large Box Retail in the southern half of the development. Stafj'still has concerns with the back of a big box building(s) adjacent to the future residential to the west. The ensure this site is compatible with future residential to the west, the applicant has provided a collector road and will be subject to DA provisions that require screening of the loading docks and require modulation in the rear facades to enhance the rear of the future buildings that front the future residential developments to the west. The applicant will also be responsible for installing a 20- foot landscape buffer along the east side of the collector/backage road .that should provide additional buffering if/when the residential develops in the future. Chapter V, Goal III, Objective D, Action 5 (page 43) -Require all commercial and industrial businesses to install and maintain landscaping. If commercial uses are approved on this site in the future, a 35 foot wide landscape street buffer will be required along S. Meridian Road (SH69), a 25 foot wide buffer will be required along W. Amity Road and 20 foot wide buffer will be required along Harris Street and the proposed collector/backage road. Internal parking lot landscaping will also be required in accordance with the standards listed in UDC 11-3B-8. • Chapter VII, Goal I, Objective B (page 109) -Plan for a variety of commercial and retail opportunities within the Impact Area. Staff believes that the proposed commercial and residential use of this property will assist in providing a variety of uses in this area of the City and will complement the existing and future residential uses adjacent to the site. The revised site depicts a larger residential component than the previous site plan (7.48 acres) and less off ce zoned property (1.22 acres). The previous concept plan showed approximately S. 68 acres of residential and 3.22 acres of office. • Chapter VII, Goal III, Objective A, Action 1 (page 111) -Ensure that adequate public services, including transportation, for existing and future development are provided. City services are currently master planned to the subject property the developer will be responsible to extend all utilities to the subject parcel. With the addition of the collector and backage road, staff believes the applicant mitigated some of the traffic concerns associated with the proposed development. Staff still has concerns with access to Meridian Road and is not supportive of any access to Meridian Road. Staff believes the proposed access points would impact the traffic flow on Meridian Road,• a SS MPHhighway. . • Chapter VI, Goal II, Objective A, Action 5: Require pedestrian access connectors in all new Meridian & Amity AZ-08-005 PAGE 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 development to link subdivisions together to promote neighborhood connectivity as part of a community pathway system. The Meridian Pathway Plan depicts a proposed pathway through the proposed development to transverse along the natural gas pipeline easement. On the submitted concept plan the applicant is not proposing a 10 foot pathway along the gas line easement. Instead, the applicant is proposing a 10 foot wide pathway that runs west to east through the center of the development and connects to the 10 foot wide pathway proposed along Meridian Road. Although this pathway does not follow the exact location of the pathway plan, staff believes the applicant has met the intent of the pathways plan and is supportive of the pathway location proposed by the applicant. In addition, the applicant has incorporated a central plaza area and that is linked to the proposed pathway. The applicant should coordinate with the Parks Department to facilitate the actual design of the pathway. • Chapter VII, Goal IV (page 112) -Encourage compatible uses to minimize conflicts and maximize use of land. The site has been approved for a Mixed Use -Regional designation to the mid mile, similar to what is depicted on the east side of Meridian Road (SH69). The applicant is proposing commercial uses along the south side of Harris Street and along the entire frontage of Meridian Road to Amity Road. The City has continually strived to buffer residential uses from commercial uses with either office or denser residential development. The applicant has done better job of this to the north and is proposing to increase the residential proposed for the site. Staff will ensure this through the development agreement that will be required with annexation of this site. It is important to note the surrounding properties to the west are currently undeveloped and cannot develop unless the subject property is annexed. Staff believes it is important to establish a viable concept plan so future residents in the area are informed of the proposed development prior to locating in the area. Although the applicant has provided more detail regarding how future residential may develop to the west of this site, staff still has concerns with the big box (southern portion of the development) adjacent to the future residential development. • Chapter VII, Goal IV, Objective D: Encourage appropriate land uses along transportation corridors. Staff believes that the proposed development, if amended, is appropriate along the adjoining transportation corridor (SH69). This development project will be highly visible and help to define this area of the city. 9. UNIFIED DEVELOPMENT CODE a. Commercial Schedule of Use Control: UDC 11-2B-2 lists uses that are principal permitted (P), accessory (A), and conditional (C) or prohibited (-) uses within the proposed L-O, C-C and C-G districts. b. Purpose Statement of Zone (UDC 11-2B-1): The purpose of the commercial districts is to provide for the retail and service needs of the community in accord with the Meridian Comprehensive Plan. Six (6) districts are designated which differ in the size and scale of commercial structures accommodated in the district, the scale and mix of allowed commercial uses, and the location of the district in proximity to streets and highways. c. Dimensional standards for the L-O, C-C and C-G zoning district, per UDC Table 11-2B-3: (Applicable upon development of the property) Meridian & Amity AZ-08-005 PAGE 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 Dimensional Standards' C-N C-C `~ C-G L-O M-E i H-E I I Local Collector Arterial Entryway corridor 10 20 25 35 -. _ __. __ __ _~_ .._,__,.- - - m~ .. _. _, ~ __ -_ - _ ~_______. _______ Interstate ~ 50 Landscape buffer to residential uses (m 0 ~ 25 25 20/102 ~ See note 4 feet)3 ...... .. Maximum building height (in feet) 35 50 65 ~.__. 35~ 65 5 Maximum building size without design 7,500 60,000 200,000 10,000 !See note 4 standard approval as set forth in section 11- 3A-19 of this title (in square feet) Parking requirements See chapter 3 article C, "Off Street Parking And Loading Requirements", of this title Landscaping requirements 'See chapter 3, article B, "Landscaping Requirements", of this title Notes: 1. All setbacks shall be measured from the ultimate right of way for the street classification as shown on the adopted transportation plan. 2. Minimum setback only allowed with reuse of existing residential structure. 3. Where the adjacent property is vacant, the director shall determine the adjacent property designation based on the comprehensive plan designation. 4. Subject to design guidelines in ten mile interchange specific area plan. d. Residential Schedule of Use Control: UDC Table 11-2A-2 lists multi-family developments require CUP approval in an R-15 zoning district. e. Purpose Statement of Zone: The purpose of the residential districts is to provide for a range of housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the City of Meridian water and sewer systems is a requirement for all residential districts. Residential districts are distinguished by the allowable density of dwelling units per acre and corresponding housing types that can be accommodated within the density range. 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation ANNEXATION The applicant is proposing to annex and zone 73.10 acres from RUT (Ada Countx) to an R-15, L-O, C-C and C-G zoning districts. Majority of the site is slated for large scale retaiUcommercial development with a small portion for office and amulti-family development. On September 23, Meridian & Amity AZ-08-005 PAGE 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 2008, the Council approved a Comprehensive Plan Map Amendment (CPA-08-004) to change a portion of this site (approximately 40 acres) from Medium Density Residential to Mixed Use- Re 'oval. The annexation legal description prepared by Terry Peugh, PLS, dated 8/28/08 and submitted with the application, is accurate and meets the requirements of the City of Meridian and State Tax Commission. 'rt,o ., o..,,+;,.r ~o,..,i ao~,.«:..+;,,,.., ,.ea i,,. r~....;a Tr:~,e.. DT r a...oa ~mnm4 ...,a > > , . The applicant has submitted new legal descriptions and new ezhibit map which reflects the new zonine districts requested by staff. Conceptual Site Plan: The applicant has submitted a revised conceptual development plan showing how the site may develop in the future. Due to the unknown nature of the future businesses that may develop on this property, the plan is only conceptual. Staff is aware that the proposed plan is only conceptual in nature, but believes there are some concepts not currently proposed that would be appropriate for this site. These additional concepts, and the ones proposed are discussed below. The plan currently depicts a large scale retail development which includes a lazge retail box store, a multi-tenant mid-box retail site, 20 individual retail buildings including several drive throughs, 3 office buildings and a 7.5 acre multi-family development. Buildings on the site range in size from 2,000 square feet to 184,000 square feet. The square footage of office and retail uses proposed on the site total approximately 478, 800 square feet. . It is important to note there is an existing 9, 000 square foot building that currently fronts on Meridian Road and will remain as part o the proposed project. Further, the applicant has also increased the multi familyportion of the development from approximately 5.6 acres to 7.5 acres and reduced the office portion from 3.2 aces to 1.7 acres jf~ve pad sites to three pad sites). Staff still has concerns with the proposed parking over the gas easement. S--else .Staff has communicated with Gordon Hamilton, (Northwest Pipeline Company) and was informed the 75-foot gas easement contains two pressurized gas lines; one 22-inch caliper and one 24-inch caliper. After speaking with the Gordon, staff was informed the gas company was not in favor of the paving being laced over the easement and the pipe lines would need to be upgraded before development could begin on the site. The Gas Company also informed staff the upgrades to those pipelines may not be budgeted until the year 2011. The gas COmpany has acknowledged discussions with the applicant but agreement has not been reached regarding the upgrades to their facilities (Note: This p~eline services much of the northwest region). Staff is recommending coordination with the Northwest Pipeline Company prior to construction on this site to address any concerns they may have with development on this site. Staff has Meridian & Amity AZ-08-005 PAGE 10 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 placed a provision in the DA that the applicant coordinate with the Northwest Pipeline Company and mitigate any concerns they may have with the proposed development. The Meridian Fire Department has also expressed concern with the amount of intense commercial uses next to a high volume pressurized gas lines. One more element of the concept plan to note is the parking layout. As shown on the concept plan, the majority of the parking is fronting along Meridian Road; a scenic byway/highway and entryway corridor. The applicant has informed staff the C-G portion (southern half) of the property would be the first to develop. If the large box retailer is the first building on the site, staff believes the site may not comply with the current or future design standards. It is important to note, future buildings and landscaping should help screen the vast expanse of parking. Regardless what building is constructed first on the site, it will be subiect to comply with all design review standards in effect at the time of application submittal. .,.........,..~.....~b ~...,.......~.,..........~ ... ....... »t,t..,~.~.....~ ..........~...._.._.._.., »....,_..t.,_~...,....a ...,............ y, ............,.y f . Further, the applicant has also corrected the driveway alignment issue throughout the plan on the revised concept plan. Additionally, due to the high visibility of this site, staff believes that restricting the location of parking areas, docks/loading areas, and trash enclosures is appropriate. Staff is recommending trash compactors and loading docks along the north and east property boundaries be prohibited. Further, all trash enclosures shall be constructed of concrete or masonry materials and shall not front on Meridian Road. A major aspect of the concept plan is the proposed street/driveway system. The applicant is proposing to construct a public collector street from Amity Road to the south, connecting to Harris Street, at the mid-mile. This vehicular access will serve as a primary access for residents in the general vicinity and will be a maj or roadway for patrons of the development and provide future connectivity for residential to the west. Starting at the north property boundary the applicant is proposing two full access points to Hams Street; one right-in/right-out/left-in access driveway and two right-in/right-out only driveways to S. Meridian Road (SH69); two full access driveways and one right-in/right-out only driveway access to W. Amity Road and six full access driveways along the east side and one full access driveway on the west side of the proposed backage road. A major issue with the submitted concept plan is the access proposed to Meridian Road. The UDC restricts access to Meridian Road to the half mile and mile locations. Staff is not supportive of the three proposed access points on Meridian Road. Staff believes these proposed access points would negatively impact the traffic flow on Meridian Road. ITD has also communicated to Staff the subject site has eight deeded access points on Meridian Road, however, does not support the amount of access points the applicant is proposing (See Attached letter in Exhibit B). ~°°°~~°° °^°°°° ~° Meridian & Amity AZ-08-005 PAGE 11 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 . The applicant has not revised the plan to restrict access to Meridian Road. The applicant has submitted a variance application which will be scheduled for City Council when the annexation application is forwarded with a recommendation from the Commission. . Staff has included a DA provision to restrict access and terminate existing access points along Meridian Road prior to release of the first occupancy permit. Traffic Impact Study: The applicant has submitted a Traffic Impact Study to staff, ITI) and ACHD to review. Four access scenarios were evaluated as part of the TIS. Scenario #1 provided no access to Meridian Road; #2 provided two unsignalized right-in/right-out access points on Meridian Road; #3 provided one signalized right-in/right-out/left-in access point between the quarter mile and eighth mile point north of the Amity/Meridian Road intersection and one unsignalized right-in/right-out access point approximately eighth mile south of Harris Street/Meridian Road; #4 provided one unsignalized right-in/right-out access point approximately eighth mile north of the Amity/Meridian Road intersection, one unsignalized right-in/right-out/left-in access point approximately a quarter mile north of the Amity/Meridian Road intersection and one unsignalized right-in/right-out access point at the eighth mile south of Harris Street/Meridian Road intersection. All of these scenarios included two full access points to Harris Street and one-right-in/right-out and two full access points on Amity Road. Based on the fmdings, the traffic study recommended that access scenario #3 or #4 be implemented to ensure adequate safety and operation of the surrounding transportation system (Staff has attached the TIS Access Scenarios in Exhibit A). The report did mention that the current intersections with the exception of Lake Hazel/Meridian Road were currently operating at an acceptable level of service. According to the traffic study this project is estimated to generate 13,415 net new trips; 1,330 net new trips (600 inbound, 730 outbound) to occur during the weekday p.m. peak hours. Staff has received comments from ACRD regarding the TIS and has attached their comments in Exhibit B below. The following comments are a brief synopsis of ACHD TIS comments. ACHD is in aereement with staff and believes access to Meridian Road should be restricted. In addition ACHD has also requested further analysis of Scenario 1 excluding the ri t-in/right-out on Amity Road. ACHD believes scenario 1 would work with minor adjustments. Further, ACRD has concerns with the traffic circulation pattern within the proposed development as well. Staff has highli ted the City's and ACHD's preferred access scenario in Exhibit A below. Staff has also communicated with ITD and comments are forthcoming. Based on those conversations, TTD is supportive of Access Scenario 1 and does not support access to Meridian Road. Development along State Highways: UDC 11-3H-3 regulates any development along state highways. This section of the code also regulates access to State and Federal highways and future right of way reservations for ITD. UDC 11-3H-4B limits access on Meridian Road (SH69) to the half mile mark between section lines. ]:n addition, the UDC requires the construction of a paralleling roadway to provide future connectivity and access to all properties fronting on the Meridian Road. The applicant is proposing one full access driveway and two right-in/right-out driveways on Meridian Road. As mentioned above, City Staff, ITD and ACHD are not supportive of the proposed access points on Meridian Road. However, the applicant has provided a collector/backage road to help facilitate traffic movement in the area. Because this roadway is intended to distribute a maiority of the traffic drawn to the development. staff believes the applicant should construct the entire length of the collector/backage road from Amity Road to Harris Street prior to occupancy of the first building. Meridian & Amity AZ-08-005 PAGE 12 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 UDC 11-3H-3C4 requires the construction of a 10-foot wide multi-use pathway with a public use easement along Meridian Road. On the submitted concept plan, the applicant has complied with this UDC standard. Building Elevations: The applicant has submitted a photo illustrating how future buildings may be constructed on the site. The applicant has also submitted samples photos illustrating the rear facades of some large box retailers in the area. Staff has attached these photos in Exhibit A below. The building materials shown in this photo appear to be constructed of high quality materials. Building materials include a split face block, smooth block, stucco and accented entrances with metal canopies. Color variation, modulation in the building facades and varying parapet heights are also part of future building design. However, the applicant is proposing multiple buildings on the site ranging in size from 2,000 square feet up to 184,000 square feet. The submitted photo only illustrates the multi-tenant retail building. , the-public-1}earfeg-tha~~till depie~-hefiL-the-f~~re-ef€te , ' , mull7-r~otmvmg~-.~ m-vc-cvasrz,actPd-e~a~he-Site-~~Vithe~hN~A~ie~6~, . Additional elevations have not been submitted to Staff depicting how the future office, small retail, large boz retail and the multi-family buildings will be constructed on the site. At this time. the applicant does not have tenants identified for the site, so additional elevations have not been submitted. In addition, the site is adiacent to Meridian Road and Amity Road, both designated entry way corridors, which requires design review for any future buildings on the site. It is also important to note, staff is in the draft process of establishing new design review criteria for future development within the City of Meridian. In the near future, design review will most likely be required for all future commercial proiects proposed within the City of Meridian. Through future design reviews, staff will ensure the site is developed with high quality buildings. Staff has not required additional elevations for this proiect. '-^•-•°•~°- *'-'° '4^-~ `•° ' . As part of the DA provisions staff has required all buildings receive design review approval prior to commencement of construction on the site in accordance with the design standards in effect at the time of application submittal. In addition to the concept shown on the plan, staff believes the following design elements should be required with this development of this property. • In addition to the conceptual building elevations, materials and design elements presented during the public hearing, all buildings in the development should be subject to the administrative design review standards listed in the UDC pertaining to architectural character, color & materials, and parking lots. ~~r~ei~ • All buildings should contain architectural elements and landscaping features that break up any long facade or wall, as determined by the Planning Director, that faces the Meridian Road, a main drive aisle, a parking area, or the residential district to the west. These architectural elements shall include at least two changes in materials or colors, and some modulation in the facade, including but not limited to, windows, columns, cornices, extrusions, or other architectural enhancements. In addition, the large box retailers shall incorporate similar design features in the rear facades of the building and incorporate loading Meridian & Amity AZ-08-005 PAGE 13 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 docks within the overall design of the building to provide screening for those residents along the west property boundary. • Pedestrian walkways and connectivity should be provided on the site between the buildings and within the parking lots of this site. Pedestrian walkways and paths should be provided throughout the parking lot to allow pedestrians to walk in designated areas rather than in drive aisles. • Due to the high visibility of this site, and unless otherwise approved by a future Conditional Use Permit, trash compactors and loading docks along the north and east property boundaries are prohibited. Further, all trash enclosures shall be constructed of concrete or masonry materials and shall not front on Meridian Road. • A minimum of 15 buildings should be required on this site and not exceed 600,000 square feet ofnon-residential uses on the site. • Development of this site shall be generally consistent with the conceptual site plan submitted with this application (attached in Exhibit A), as determined by the Planning Director. Meridian Pathways Master Plan: The Meridian Master Pathway Plan has identified a pathway to transverse through this property along the 75-foot gas line easement. Instead, the applicant is proposing a 10-foot wide pathway that runs west to east through the center of the development and connects to the 10-foot wide pathway proposed along Meridian Road. Although this pathway does not follow the exact location of the pathway plan, staff believes the applicant has met the intent of the pathways plan and is supportive of the pathway location proposed by the applicant. In addition, the applicant has incorporated a central plaza area and is linked to the proposed pathway. The applicant should coordinate with the Parks Department to facilitate the actual design of the pathway. Landscaping: Upon platting the property, the applicant will be required to install the required landscape buffers. The internal parking lot landscaping requirements will be assessed at CZC submittal; however the applicant may submit for CZC without platting the property All of the perimeter landscaping along a parcel will be required to be installed prior to occupancy of the building. Certificate of Zoning Compliance (CZC): The applicant shall be responsible to obtain a CZC permit from the Planning Department for all new construction on the site prior to issuance of building permits. Development Agreement: A Development Agreement (DA) will be required as part of annexation of this property. Due to the hishly visible location of this site, and the proposed mix of commercial and residential uses, Staff believes that a DA is necessary. If the Commission or Council believe that additional or different DA provisions then are provided herein are necessary to ensure that this property is developed in a fashion that is consistent with the Comprehensive Plan and does not ne atg ively impact nearby properties, Staff recommends a clear outline of the commitments of the developer be made. Prior to annexation approval, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of annexation ordinance adoption, and the developer. The applicant shall contact the City Attorney, Bill Nary, at 898-5506, within 12 months of City Council approval to initiate this process. Please be advised a $303.00 fee will required to process the development agreement. The DA shall include, at minimum, the following: 1. All future uses shall not involve uses, activities, processes, materials, equipment and conditions of operation that will be detrimental to any persons, property or the general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors. 2. All future development of the subject property shall comply with City of Meridian ordinances Meridian & Amity AZ-08-005 PAGE 14 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 in effect at the time of development. 3. The applicant shall be responsible for all costs associated with sewer and water service installation subject to an~plicable reimbursement agreements. 4. Provide a pedestrian network within the parking areas that will help to guide pedestrians through the parking areas safely. This network shall include pedestrian only pathways and sidewalks that connect the distant parking areas to the buildings as eg nay depicted on the concept plan. A pedestrian plan shall be included with -the master concept plan for this development; submit with CZC application on this site. 5. All buildings in the development shall be subject to the administrative design review standards listed in the UDC pertaining to architectural character, color & materials, and parking lots or any other design review standards that will be in effect at the time of development application submittal. F ,411 l~i,a:~a~ w 41- ~~#e-sl~~ lie-geaer-a~~ee~its~ee~~~~~~e-eeaeeP4a~~ ~ee~r .,n ..a ...,,~~: ~,..... > > ~~ ess~e-~~ept~ee~ a'~ a '- ~~- 7. All buildings shall contain architectural elements and landscaping features that break up any long fagade or wall, as determined by the Planning Director, that face the Meridian Road, a main drive aisle, a parking area, or the future residential district to the west. These architectural elements shall include at least two changes in materials or colors, and some modulation in the fagade, including but not limited to, windows, columns, cornices, extrusions, or other architectural enhancements. In addition, the large box retailers shall incorporate similar design features in the rear facades of the building and incorporate loading docks within the overall design of the building to provide screening for those residents along the west property boundary. 8. Unless otherwise approved by a future Conditional Use Permit, trash compactors and loading docks along the north and east property boundaries are prohibited. Further, all trash enclosures shall be constructed of concrete or masonry materials and shall not front on Meridian Road. 9. A minimum of 15 non-residential buildings shall be required on this site and a minimum of 7 acres in the northwest comer shall be set aside for future residential uses. 10. Development of this site shall be generally consistent with the conceptual site plan submitted with this application, and including the changes listed herein. Consistency shall be determined by the Planning Director, unless the applicant applies for a Development Agreement modification once actual users are identified. 11. Prior to issuance of the first occupancy, a 10-foot wide multi-use pathway, the central seating area and open space shall be constructed adjacent to the center east/west drive aisle as depicted on the concept plan and as approved by the Parks Department, in accordance with the standards listed in UDC 11-3B-8 and 11-3B-12, and the Master Pathways Plan. 12. Construct a 35-foot wide landscape buffer along the entire length of Meridian Road and a 10- foot wide pathway prior to the issuance of the first building permit. This buffer shall be designed in accordance with UDC 11-3B-7 and be placed along the entire eastern boundary of the subject site. 13. A 25-foot wide landscape street buffer shall be constructed along W. Amity Road with 5-foot detached sidewalk. Construct a 20-foot wide landscape street buffer along Harris Street to the north. A 20-foot wide landscape street buffer shall be constructed along collector/backage road for the northern portion of the project measured from the center west/east drive aisle to Harris Street. A 10-foot wide landscape street buffer shall be constructed along the collector/backage road for the southern portion of the development measured from the center west/east drive aisle to Amity Road. These buffers shall be designed in accordance with the standards listed in UDC 11-3B-7 and shall be constructed :,z.~. --'°'*~~~- ~~ *'~~ -- --~-~-• Meridian & Amity AZ-08-005 PAGE 15 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 . prior to the issuance of first certificate of occupancy for the respective phase if a plat has not been recorded. 14. Access to Meridian Road is prohibited except for one right-in/right-out access point at the quarter mile mark as recommended by the Planning and Zoning Commission. The existing access points shall be terminated prior to issuance of the first occupancy permit in this development. 15. The applicant shall comply with all landscaping standards described in the UDC, including but not limited to UDC 11-3B-8 which outlines the standards for parking lot landscaping. 16. 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. 17. 18. The applicant shall construct half of the collector/backage road from Amity Road or Harris Street to the center west/east drive aisle prior to the issuance of first certificate of occupancy for the respective phase if a plat has not been recorded. The applicant shall be responsible for submitting a phasm~plan depicting the future construction plans/phasing for the site and the expansion of the remaining half of the collector/backage road as determined by the Planning Director, prior to issuance of the first building permit for the site. *'~° °„*~~° '°~^*'~ ^~ *'~° 19. The applicant shall coordinate with the Northwest Pipeline Company and submit written verification that all requirements of the gas company have been met prior to site development plan approval through the Meridian Public Works Dept. or any construction on this site. b. Staff s Recommendation: Staff is recommending approval of AZ-08-005 as presented in the Staff Report for the hearing date of October 16, 2008, based on the Findings of Fact as listed in Ezhibit D and subject to the conditions listed in Ezhibit B. The Meridian Planning & Zoning Commission heard this item on August 7. September 4 and October 16, 2008. At the October 16th public hearing the Commission voted to recommend approval of the subiect AZ request. 11. EXHIBITS A. Drawings 1. Vicinity Map 2. Concept Plan Meridian & Amity AZ-08-005 PAGE 16 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 3. Elevations 4. Traffic Impact Study Access Scenarios 5. E-mail from Williams Northwest Pipeline B. Agency Comments ~ACHD TIS Comments C. Legal Descriptions and Exhibit Map D. Required Findings from the Unified Development Code Meridian & Amity AZ-08-005 PAGE 17 tT ~~~~ Y ~ ~; ~ u ~i~ ~ f ~ 33S ~ r'~~IS ' T~ ~~ ~~ ~ ~f S + S{ t + ~ t 1 a tF, . ~ ~ : ~t ~ ! Y 1 ~ ~ j~ ~ ~~~ i~ 1 t. ~ 777i)S ~ ~~~333 . 1 ~ ~T if ~ Y,t n I $~ ; a ~ ,. Y 1 t 1z } S ~J[ , ,. } k ~ ~ ` ' ~_ ~~ U 5~~ "7 r f ` ,.~ j"-'gy t. . p'.!- t f ~ ~ ~~ 4~~"~• ~~ ~ err rr 15' ~ !' t a~~ %E ~ ~ ~ ~~ -~ u1 a ~,F 1 ~~ 1 s 3 i~ f ~4 F ~i ~' '~ ` i i j a . s ¢. ? I r ~ ~ ~ ~~ ~ f ~ 'L7i . ~ ~ ~ ~ ~ ~ { { 4r {~ ~ 1 t # , ~ {~ ~,~ I ~ r ~ ~ ~ . E 4 ' . f i~ 9'~ ~ ~ (( j ' i S ~i `~ ~~~ ~. ~ ~F y A ,,~ z ~ ~ ' .t i. t ~ {t ~ 7 i ' . ~ ~ . 4 ~ G ~ Y A y i J 4• ,~V ., r, ~ + f ~'~ ~ ~ ~ ~ ~ t , ; ,~ t } s y.~ n ~ ,L ~ t~~ ~i :• ~. t. 7 ~.` t } ~.I ~ ~. ~ a{~ ~~~~.~ ~ yd!`i1 : K }.. ~ {?i ~ . r`' i.t k; ~~ fir} ~ ( ~ ~~ S # t 7e } t ~ ~ { ? .r t!l y ~ • ~~ ~ ? ~_l v S;r ~ il~~y !. ,.. j.t i . ~.'N a~. rt ~: - GS~lA~,=. ~ • ~~J; 8 , ~~ .~ ~; ~ f~ ;Ll .... {I CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 A. Drawings 1. Vicinity Map Nil;' T: ~ t.._. ~;~`~`;~ ~~\ I (,-~ TN- R8 _,~ I.-l~ f f ! ' J E Exhibit A- 1 - LN ~.._ R-4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER Z5, 2008 2. Conceptual Site Plan r f ~ ..._. ~ _ Ifl -__ ~~1~~ _ l ~~ ~f~ lye ~~ ~ •. aaFir~ ~~a .ws ~ ~ '~~~ -~ ~ C~. ~ ~ : 4~~ ~ ~ ~ °~~ [y~ ~L IMII11i ~ IS ~ ~J..: (~ ~ a e ~i.~` ~~ ,~. .,~ ~ ~, b ~ mot. ~, ~ ~~ 0 ~ 5 ~~ t 1 ~ ~ ~ 1! ~ i fr" ~ +~p i ~ Jy ~ ~ ~~~ ws ~' ~ ~ ~ '+1~.1 ti _ . , i .~ '~'Jk~ ~ ~i~ .~ yl, ~~~~ ~ ~ '~ ` U ~ v = ~ ~ .`.. ~ 9 I ~ 1 ~ i ~ b< I ''; • ~T t s {-~ I i ., ~'., ~ I 1 ~ ~~ c ~e t ~. ~ ~ 4 ~,y ~ ~hih a~ i i C I ' ~ ~~ ,~ ~ ~ ~ ~ ~ ~~ ~r srr mwr s. ~; ~ I Exhibit A- 2 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 3. Elevations F l ~ ~ t Exhibit A- 3 - ~ ~~ 1n~...T '~~ ~`w.w,~t.. ,,.. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 ~.. r ~? ': ys '.. ~' ~~mur' 14.4S~1ft»&.~t7.k'+T..~~Frxid Exhibit A- 4 - ~. n+~ ~ [;~ €' '. r. .xr' CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 4. Traffic Impact Study Access Scenarios aaf~ t~°caric~ ~'aaaff€~r 1' ~ __ - CIS aT~F ~~' "1~„ ~~ tea ~4~1~ ~o ~f ~~ #2' ~1 #t ~ .1 ~, 1* ..,~ *.~ .;a' ''~. R. As~~irv ~a ~d'A~tAIS ~T ~2 ~i ~ ~ ~ ~3 a~ ~l ~ e~ aia ~ tin ~ ~~ #a its #1 .~ 4. .d ~. .~' 1~ ~~ ~ ~ ~c v~a~t ~~~ ~ccw:ss scl:Nal~os ~ERIDIAN* IDAN~J Exhibit A- 5 - ~, ,y ? ` , ' ~ z ~xi ~ ~ ~ ~ Y ~ V F ' }~ ' { ~ (~ i I~ .' i F F ~ I i [ F E i Y :. - .~ E $ ~4 ~ 'i ~~ .~ ~ jE f; r{' ~ f zi. ~ ~. ~[: , F~ ~~ Z 7 " ~ G; rK~ y ,y f '/ 1 ; C ~ F r~ z' p ~ ~ - ~s. ~ ,~ k p' t Y, ~ 5 {, '~ V Y zr ~ ~ I : ~ t„ ; CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 5. E-mail from the Williams Northwest Pipeline 1'Ir WI~aUon I'a~e t of I ~itl Parsons From: Hamilton, Gordon M jGordon.Ivt.Mamidton{~Williarns,comj Sent: Wednesday, July 30.2008 8:36 AM Ta: t3ill Parsons Subject: FvV: Hawkins Companies -CPA 08-004 and AZ 08-005 Attachments: Dev_Handbook.pdf ~. , wuu~~rst ... _ __ __ From: Hamilton, Gordon ht Sent; Wednesday, July 3t7, 2008 8:16 Ate 'To: 'bwhallon~hcoltc.com` Cc: Patterson, Scott C, Tarbet, Craig ft} Woodbury, Don C; 'parsonsw4~meridiancity.org° Subject: Hawkins Companies -CPA OB-004 and AZ 08-OOS tear Mr Whailon, We have just recently become aware of your plans i4 annex and zone a developrrsent near Amity and Meridian roads in Meridian Idaho. We are eont~med that the conceptual drawings in your app!scation to the Meridian Planning Department do not show or take into account our exisiing ~latural Gas Transmission Pipeline easements. ! urge you to give consideration to our pipelines in the design of your development and i have enclosed a brochure that may assist you in developing a compatible design. T#~e pipelines were construoted in 1956 and 1971, They supply nature{ gas to the entire region and are operated under authority from the Federal Energy Regulatory Commission in accordance with regulations from the Department of Transportation. VOte'd k~ glad to meet with you to discuss compatible land use. Sincerely, L~~ ~~rtct t <taaea~er - $r~tse d?isrt~ir! t°"illlaan a«rdfn~°~sr Pr~~etlne 7,`30f2{?08 Exhibit A- 6 - ,. , l ~ ~~ ~` a ~ ` t i - ~ ,~ , ~ ; i ti' s. I _ t, ~ ~ , ~ { ,; ~ ~~ s y 3 h ` F ! ` 1. S f ; i ~y ~ i ~ ;~ ~ ~ ~ ~ ~~ ~ 1= E ~ ~ I; 1 ~ c ~ N ~ • ~~ ' Y I 1 # ~ ~, i .~ f 1 I ~ ~ i ~' I i ~ i ~ iA 1~ ~ ~I s ~ ~ ga ~• t 1 c ~ k ~ ~ i! ;_ C ~ Y~. Y. ~ .. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 B. Agency and Department Comments 1. PLANNING DEPARTMENT 1.1 The annexation legal description prepared by Terry Peu~h, PLS, dated 8/28/08 and submitted .with the application is accurate and meets the requirements of the City of Meridian and State Tax Commission. 1.2 Prior to annexation ordinance approval, the applicant shall enter into a Development Agreement with the City. Said Development Agreement shall be signed within 12 months of the City Council's approval of this application. Please be advised a $303.00 fee will required to process the development agreement. See section 10 above for analysis and comments regarding the Planning Department recommended Development Agreement provisions. 2. PUBLIC WORKS 2.1 Public services are located in W Victory Road & S Meridian Road. The developer will be responsible for the extensions of services to serve the purposed site. The City of Meridian Public Works Department reserves the right to due a complete review of the applicant's utility plan and make any recommended requirements for the purposed site. 3. FIItE DEPARTMENT 3.1 One and two family dwellings not exceeding 3600 square feet will require afire-flow of 1,000 gallons per minute for duration of 2 hours to service the entire project. One and two family dwellings greater than 3600 square feet and greater will require a minimum fire flow as specified in Appendix B of the International Fire Code. Fire Hydrant spacing shall be provided as required by Appendix C of the International Fire Code. 3.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 %" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works specifications. d. Fire Hydrants shall be placed on corners when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10'. f. Fire hydrants shall be place 18" above finish grade. g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 3.4 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turn around. Phasing of the project may require a temporary approved turn around on streets greater than 150' in length with no outlet. 3.5 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside radius. 3.6 Commercial and office occupancies will require afire-flow consistent with the International Fire Code to service the proposed project. Fire hydrants shall be placed per Appendix D. Exhibit B- 1 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 3.7 Provide exterior egress lighting as required by the International Building & Fire Codes. 3.8 Buildings or facilities having a gross building area of more than 62,000 squaze feet (5760 m2) shall be provided with two separate and approved fire apparatus access roads separated by one half of the maximum overall diagonal dimension of the property or azea to be served, measured in a straight line between accesses. Exception: Projects having a gross building azea of up to 124,000 square feet (11520 m2) that have a single approved fire apparatus access road when all buildings aze equipped throughout with approved automatic sprinkler systems. (Remoteness Required) 3.9 For all Fire Lanes provide signage "No Parking Fire Lane". 3.10 Fire lanes, streets, and structures including the canopy height of mature trees shall have a vertical clearance of 13'6. 3.11 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather surface aze required before combustible construction is brought on site. 3.12 The roadways shall be built to Ada County Highway Standards cross section requirements and shall have a clear driving surface. Streets with less than a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one side. These measurements shall be based on the back of curb dimension. The roadway shall be able to accommodate an imposed load of 75,000 GVW. 3.13 The proposed project lies outside the five-minute response zone goal. Achievement of this goal is subject to budgetary constraints and is intended to enhance the probability of a favorable outcome on a request for Basic Life Support. The budget constraints are typically defined as capital outlay for facilities that are located within 1.5 miles from a given location and sufficient .operational funds to staff the facilities. 3.14 The fire department requests that any future signalization installed as the result of the development of this project be equipped with Opticom Sensors to ensure a safe and efficient response by fire and emergency medical service vehicles. This cost of this installation is to be borne by the developer. 3.15 Maintain a separation of 5' from the building to the dumpster enclosure. 3.16 The first digit of the Apartment/Office Suite shall correspond to the floor level. 3.17 The Fire Department has concerns with intense commercial uses adjacent to the Williams Pipeline. 3.18 The Fire Dept. has concerns about the ability to address the project and have the addresses visible from the street which the project is addressed off of. Please contact the Addressing Specialist at 898-5500 to address this concern prior to the public hearing. 3.19 All aspects of the building systems (including exiting systems), processes & storage practices shall be required to comply with the International Fire Code. 3.20 All portions of the buildings located on this project must be within 150' of a paved surface as measured around the perimeter of the building. Exhibit B- 2 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 3.21 Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the code official. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183). a. For Group R-3 and Group U occupancies, the distance 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 (183 m). 3.22 There shall be a fire hydrant within 100' of all fire department connections. 3.23 Buildings over 30' in height are required to have access roads in accordance with The International Fire Code Appendix D Section D105. 3.24 Emergency response routes and fire lanes shall not be allowed to have speed bumps. 3.25 COMMERCIAL AND INDUSTRIAL -Buildings or facilities exceeding 30 feet (9144mm) or three stories in height shall have at least three means of fire apparatus access for each structure. Two of the access roads shall be placed a distance apart equal to not less than one half of the length of the overall diagonal dimension of the property or area to be served, measured in a straight line. 4. POLICE DEPARTMENT 4.1 The Police Department has no concerns related to the site design submitted with the application. 5. PARKS DEPARTMENT 5_1 Pathway Standards• The Meridian Pathways Master Plan designates a proposed pathway through the protect site in conjunction with the gas pipeline The pathway shall be at least ten feet wide and constructed in accordance with the specifications contained in the Master Plan, Chapter 3, Design Guidelines Variations from the specifications shall be reviewed on a case by case basis by the Parks Director. 5_2 Pathway Maintenance• The C~ will assume maintenance of pathways subject to the following: 1) The pathway must connect from one maLor street to another. 2) The continuous pathway segment must be at least 1/~ mile long. 3) Public access must be granted. 5_3 Public Access Required• A public access easement must be recorded for the pathway or a warrant deed granted to the CitYprior to release of any building occupancy. 5_4 Pathway Crossings• At locations where the pathway crosses streets or drive aisles the pathway surface shall be delineated separate from the driving surface using scored concrete, pavers, or similar treatment. 5_5 Pathway Connections• The pathw~ shall connect from the proposed pathway in the protect to the west throu the subject propertyto the intersection of Amity Road and Meridian Road. Exhibit B- 3 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 6. SANITARY SERVICE COMPANY 6.1 Please contact Doug Mason at SSC (888-3999) for detailed review of your proposal and submit stamped (approved) plans with your certificate of zoning compliance application. 6.2 SSC will not provide trash pick-up services utilizing the common driveway. The developer shall install a concrete pad at the end of the common drive no more than five (5) feet behind the sidewalk. The pad shall be of sufficient area to accommodate the receptacles of the residences that take access from the common driveway. 7. ADA COUNTY HIGHWAY DISTRICT 7.1 Submit a traffic impact study for the proposed development to District staff as soon as possible once suitable access points to the roadway network have been determined. 7.2 Comply with requirements of ITI) and City of Meridian for the SH-69/Meridian Road frontage. Submit to the District a letter from TTD regarding said requirements prior to District approval of the final plat or issuance of a building permit (or other required permits), whichever occurs first. Contact the District III Traffic Engineer at 334-8340. 7.3 Do one of the following along Amity Road: a. Dedicate 35-feet ofright-of--way from the centerline of Amity Road abutting the parcel. The right-of--way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACRD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of--way dedication after receipt of all requested material. The District will purchase the right-of--way which is in addition to existing right-of--way from available Corridor Preservation Funds. b. Dedicate 25-feet ofright-of--way from the centerline of Amity Road abutting the parcel and provide a 10-foot easement for sidewalk and utilities. The right-of--way purchase and sale agreement and deed must be completed and signed by the applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of- way dedication after receipt of all requested material. 7.4 Construct a minimum 5-foot wide detached sidewalk no closer than 28-feet from the centerline of Amity Road abutting the site. The sidewalk shall lie either completely within the right-of--way or completely within an easement. 7.5 Construct 8-foot landscape islands with vertical curb and gutter on each side and 25-foot access pockets along the north side of Harris Street abutting the site. 7.6 Provide irrigation facilities and irrigation water to the landscape islands on the north side of Harris Street. Enter into a license agreement with the District for the landscape islands. 7.7 Construct Hams Street as a complete 46-foot street section with vertical curb, gutter, and minimum 5-foot detached concrete sidewalk abutting the site. The sidewalk shall lie either completely within the right-of--way or completely within an easement. Exhibit B- 4 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 7.8 Provide ACHD with a road trust deposit for one-half of the cost of design and construction of a traffic signal at the intersection of Harris Street and SH-69/Meridian Road. 7.9 Construct a backage road between Harris Street and Amity Road, consisting of a 40-foot street section with vertical curb, gutter, and 5-foot sidewalk on both sides. The south 2,000-feet of the right-of--way for this street shall be adjacent the west property line. 7.10 Coordinate the location of additional driveways on Amity Road and Harris Street with District Planning Review and Traffic Services staff. Other than access specifically approved in this application, direct lot access to Amity Road and Harris Street is prohibited. 7.11 Comply with all Standard Conditions of Approval. 7.2 STANDARD CONDITIONS OF APPROVAL 7.2.1 Any existing irrigation facilities shall be relocated outside of the right-of--way. 7.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or right-of--way. 7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that maybe damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 7.2.5 Comply with the District's Tree Planter Width Interim Policy. 7.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 7.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepare and certify all improvement plans. 7.2.8 The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7.2.9 Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 7.2.10 Payment of applicable road impact fees are required prior to building construction. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 7.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-of--way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of--way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) aze compromised during any phase of construction. 7.2.12 No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized Exhibit B- 5 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 7.2.13 Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the. change in use is sought. Exhibit B- 6 - . ,r ~ _ ~: ! ~ r ~~ it , ~ s-,• ~ ~ ~ {{ 3 ~ ~,r ~~, l 3 i t ~ s a~ ftr ~ ~ ~~ I a ~ ~ F ~ 4 55 ~ i p ~ ~ ~ -'f ~ ~~ ~ P ~~ r ~ •i 9 ; ~ ~ -} .~~ F R -~ 4 I ~ ~° ' r2 ~Ty p F ~i ~ ~~ ~ .~ ~ ~. ~ 9 {.~ ,~ ~L' f Ft } . a ~' t _ hid ~,, l~ i k a S` t t ~ ~; f ( ~ ~ H i g,. 1~- ~ { f i ~ ~ ' } l } ( 2 .i~y~ iY ~ ? i fi ,~f. k ~ i~ k ~ 'L p ( Ag i SS4 ~~ ~ ~ ~' ~ ~ ~ x~ ~ ~ - ~ ~ ~, Y t .i yy. ~ ~ ~ . ~. t fit` 9(p ~ ~ a }~ $ ~ ~ ~ ~ 1[ ~ ~~ ~ i ti ! 4 ~ ~' ~ ~ ~ ' d n~~M ( i ~ Cj 1 ~~ q p } ~ F y`~"~ ~ ~F` ~~i ~ .~ f~ i t d 1~ ~ ~ ~~ ~ ~ { F ~ 3 ~~ ~ 1 .x- i ~ ~ t r~ ~ ~ E ~ . _ . 3 F~-. ~ Q III ff ~l x~'`- ~- ~- ~g r ~ ~ ~ Y .p ~ r C S ~. f t ~~ yf ~ ~' t , ~~ ~ , H ~ f ~ ~ ~ X E .~ e ~ ~ g n : ~ ~ #, , t ~; ~ ~ -. ~ ~;r ~ ~, ~ }~ i 1 ~ i~ ~ ~ I ~ ' ~ ~ h . E ~a~" ' R ~ ~S i ~ ~ ~ # :. l~ f ~' r ~ ~ ~ a~ E s ; ;~ 1 a. I ~, ~~ c ~ - ~~'5' '~ -E 3 E ~ ~ ~~ ~ CK~ ~ ~ ~ p ~ #, ,:~# .~"~ # ~f'~ tF.YrC ~~. ~? -.+i~_~. ~~,, i~i~~ ~ a ~ i!~:~i ~ ? f~~ 1 I! A ii F; CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 ACRD TIS COMMENTS .-~ ,_, _. ~° _~~- __~ _ _......_._ _..._ H~ October 7, 2048 Kittelson ~ Associates Cit ref M~.~i~ii~n Attn~ John Ringert ia~n~n Ir~~gr°Kar~~r 141 S. Capital boulevard, STE 341 Boise, ID 63742 SubjecT South Meridian Center TIS Comments carol A. r~ctcee, Pr~;deret Sher'+Y R. Huber, vice' Fresidene Dave Biverrs, 2n° V~ Pt~d~st Sohn S. Franden, Commissioner Rebecca 4v. Amold, Comrrei~ioner Sent !!ia E mail The Ada County Ftighway District staff has completed a review of the submitted traffic impact study (TlS) for the proposed South Meridian Center development. Below are the commentslrecommendations provided by District Traffic Services and Planning Review staff. 1. The South Meridian Transportation Pian has not been finalized or adopted by the ACRD Commission. The improvements at the ArnitylSt-1-69 intersection and any other improvements listed as part of the plan should not be assumed to be in place or constructed by the District. If improvements are needed to serve this development for the intersectian {AmitylSH-69} to function adequately, this development should be responsible for the improvements. The Transportation and Land Use Integration Plan (TLIP} has nofi been finalized or adopted by ACHD Commission. References to consistency with TLIP should be removed from the TIS. One particular item of concern is the recommendation for a collector roadway at the 'l mile on SH-G9 (Meridian Road}. A collector roadway at the "1o mile doss not meet District policy, and has not been recommended by ACHD staff. Although it was shown on a draft working map for TLIP it is not a recommendation of ACHD. Additionally, SH-B9 (Meridian Raad} is under the jur+sdiction of the Idaho Transportation Department (ITD). Current ITD policy allows access on #o SH-69 at the 'l mile. The District would not recommend a roadway alignment or intersection location on a state highway that is inconsistent with ITD policy. Cunrent ACHD policy recommends and allows collector roadways to be located at the'/z mile. The District will not suppart a collector roadway at the quarter mile unless needed for traffic purposes for the benefi# of the system as a whale. 3. A phasing analysis will need to be submitted to ACHD which outlines at what phases the traffic improvements are needed to serve this development. The 1~ access (right-inJright-aut) on Amity Road will oat be allowed. The driveway location will not meet design standards with the proposed lane configuration and appears to only serve one small pad site and has tittle benefit to the rest of the development. Ada Cr~unty Highavey Disfxict • 37 a Adams Street • tnarrien City Ii5 ~ g3T14 + PH ~1~-387.5Si1o + FX 345-76~Q . wtitivsw.actxi.aei~.id.trs Exhibit B- 7 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 5. A signal will not be allowed at the proposed 2"° access location. If ACHD is to consider a traffic signal, the site plan should be redrawn to send more traffic to the 3~' Amity Road access at the Y4 mile. A signal may be considered at the 3`tl Amity Road access if it meets signal warrants and benefits the system as a whole. A signal at the '/< mite on Amity may be considered if access is restricted to Hwy 89 in accordance with the Meridian Unified t~evelopment Code and ITD access policy. if a signal is determined to meet warrants and is approved at this location all casts associated with the signal would be at the developer's expense, 6. The site plan appears to be poorly laid out. Traffic circulation interior to the site will be difficult and force people to use the drive aisle directly in front of the buildings, thereby causing canflicts with pedestrians walking to the store fronts. The applicant and the City should consider an interior private ring road to imprave circulation within the site. 7. District staff is supportive of Access Scenario # 1. It appears that this Scenario would work with some minor adjustments. The applicant`s engineer should analyze Access Scenario # 1 without the first right-intright-out driveway on Amity Road and submit the analysis for review by staff. 8. Staff questions what the queuing an the site will be like if there is no access to SH- 69 The submitted traffic impact study only provided a queuing analysis for the Preferred Access Scenario. The applicants engineer should analyze and submit a queuing analysis for a{l 4 0# the Access Scenarios identified in the submitted traffic impact study for review by District staff. 9, The developers of the Cavanaugh Subdivision were required to provide the District with a road trust deposit for the cost of °~ of a signal at the SN-69Marris Street intersection. At this time it appears that the Cavanaugh development is on hold; therefore the road trust deposit has not been submitted to ACRD. tf the signal is warranted by this development and allowed by ITD, it will be required to be installed with the development. 10. The '/ mile collector roadway should connect to Harris Street. 11. It is unclear which roadway interior roadways are proposed to be public and which are proposed to be private. i 2. The functional classifications given in Table 1 are incorrect for the following roadways: a. Victory Road -Minor Arterial b. Lake Hazel Road -Principal Arterial c. Linder Road -Minor Arterial d. Locust Grove Road -Minor Arterial 13. Spreadsheets for the internal trip capture calculations were not included as part of the submitted firaffic impact study. Please submit the spreadsheet for review by District staff. Aoa Counh+ H~h~seay Ri~sfiriet • 3775 A¢9arc~ Strut .Garden City, ID . &37I~ . RH IO$-387-610{9 . ~X 345.765fl • wvm.athd.ada.id.us Exhibit B- 8 - C 1 f~ Z~ r r w's' ,~ # F~~ i l t; y~ ~S 4: ~ e ' i'> i ! r ~E .i ~~ ~<~ f C ~ ;~ J ~ j t(; i ~ /y~` d B ~ ! ~ FF G !e i' tl i 3_ ~. } ~- ~ ` ' f f ~ ~ ; 3 -` ~ i 1 ~ .p ' i fir .: ; ~ '. ~ S t 2 ~, ~ i i~ ' CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 If you have any questions, please feel free to contact me at 208-387-6175. Sincerely, Mindy Wallace Planning Review Supervisor Right-of-Way ~ Development Services CC: ~lawkins Company -Lance Evens City of Meridian coMPass rTD Ada Ccr,~nry Nlghcaay District + 3775 Adams Street .Garden pty, ID • 83714 . PK 208-387-fi10Q « F:C 345-7650 • wti+rw.ach~l.ae&~.id.us Exhibit B- 9 - l~ t ~ 1, d d~~ li ~ ~ ~.[ t { ~ 4 ~~ _ ? ~ ~ ~~ ~t a; i~{x ~d la ~ i . ~~ j If ~I j si ~. f 1 ~,r o ~ ~~ i f ~ ', r ~ t" Y. E'i 4' .~ dy , . y . '' { 'E: f ~ ~_ j ~ '}, ,' ~ t Fi ~ 4 dr S 1° ~ t { k '~ f b•' ta,~r~- ~ ~ ~ 1 t ~ ~ 43 ~2 ~ ~ :OFF ~ ~ i ; r i ~ ~~f * ' ~ j ail a~. + ' I ~~ , ~~1 ~ ~,F # ' ' ~' } ~ ! ~ i , 's ~ ` , ~. , ~ ~a ~ ~ ~ t ~ Vii ~ ~ t ; ~~ ~ f 1. 3 ~ ~ ~ ~, i ~ ~ j F ~y .i ~ ~ ~A ~~ ~ 1 i;' ; ~j ~~~~ y~~ 3 ~ i~ ~ ~f~ t~ ~I 'j t~ ~i ~ n # y x ~ .% ~ i i ~ 3 ~ ~. ~ ~ ~ ~ t 2 r r t ~ ~ ~ 23 ~~ ~ 7j is ~~ }'l ` {`t ~ l ~ L~. i! L 1 y } .2 f! ~ ~ i g ~ ~ fn G ~ ~ ~ t~' ~:, ~ ~ '~ f ~i~~ :,, ~ i ~~ i ? 1.x+1 1 f . F~ cif ~ ~ ~,:- ~II '~ j ~~~ _+ . , y I ~ . 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Box 6428 (208) 334-8340 * Boise.. i0 63707.2428 itd.idaho.gov a a ~ .~ Q~ p ~`rartor~ a~,a July 29, 200$ City of :13eridzan ~~~ Planning I2epartment 560 B. R°atertower Lane Suite 242 Meridian, Idaho 33512 0 t ;:,`., FAX 888-4851 Cttp of >u@r;diatt lal~ffoEifg tten4 Rc: Location: ldW Career of ~. Amity Road and S. Meridian Road Route: SH 59 MP 3.2 fame. Hawlans t:,ampanies File Na. CPA 08-40# & Ati 48-405 kiearingDate. August;, 2448 Uettr Zoning Administrator, Thank you far the oppomrruty to comment an this notice. Meridian Road (SH-59) is a'Tg~e lt' highway. T'he~ intersection o£Amity Road and Sll-fig is crurently signalized, and we understand ACt~ is ccrorl~ing with other develapers is the area for sigrralizatian of the klarris Stmt and Sll-59 intersection. $ctween Amity Road and Harcis Street there are eight (3) deeded points of access to SYl G9 gamed in i,985 and 1987; three (3) are locate on Parcel 1, one (1) oar Parcel 1, and three (31 on Pastel 3. Parcel numkrers reflect those presented on 17.xhbit 1 o£the application. The rcmain_ing deeded amass is for the gas £ability. At the time these deeds were recorded, these ~ were agricultural andlor residential; haw~wF:r, ao restrictions for use are included in the deeds. Copies of the deeds are at~ailahle upon request. Relative to CPA 48-041, SH-ti9 is a high speed, high mobility facility. Much growth is anticipated in the lCttna area, which would increase traffic valumes on SH-69. Changing the eomPrehensive plan to a11ow additional commercial uses along the highway frontage would increase the potential for cattt7icts atr flee higlrss~ay attn`butabla to turning movements and;°ar in~.zeascxi trips. Fnrtlter, changing tl~ comprehensive plan at this location to a higher intensity use could set precedent far additional rc-coning £or high intensity uses along SH-59. There are several examples in the Treasure V alley, including Eagle Road (SH-55) whca'c high. intensity uses fronting a state highway have reduced ITD's ability to balance access, safety and mobility. Relative to AZ 0$-445, no permit applications have been received to up~ade the existing agricultural and residential approaches to commercial approaches, High intensity commercial develoPmerrt, such as what is conceptually Proposed by the applicant, coulii create multiple high speed conflict points betcarrse o£the high valumes of fuming movements associated with ttaf5to entering and exiting the site. These conflict points, or potential. accident locations, can be reduced with the use o£a £rantagefL~ackage road connecting Plants Street with Amity Road. We rtisPectfully request that. the City Trot take ar4ion on the annexation and zoning Exhibit B- 10 - CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 City of Meridian Zonixsg .rldnsirristrator Duty 29, ZflflB Iiame. Etawkins t^.ainpaf. Page 2 of 2 Case lVo. CPA OS-tJt74 &, AZ 48-OQS Hearing Date: Augtast '7, 2U08 applicstson until bads I'I"D and AE'F~ have an opportunity to review a traffic impact analg~sais for the propos~~l development. Tlsa proposed intensity of the development prevented in the application would inaea_Re ehe intensity of the ease of the e.~tisting deede~3 approaches. Tlsis would appear w violaie ilse Meridian Tlnified D,:velopment Code, t.~hapter 3 Article FI which generally smys that the use of existing approaches shall be allawrzd to oontinsse provided the nature of the use doss not c;hatsge tar the intensity of aae dtsc~ not incr~tse. Further, the ordinance goes on to say tlsat if an applicant proposes a change or increase in intensiYlr of use, the owner shall develop ar otherwise aulssire aoaess to a street other than the smte hsehway. The use of the existing approach shall cease aced the approach slsall be abatsdaned and rernoeed. l£ you have any yssestions please call me at 334$377. Sincet~ly. -~.~. laser Gulden, r.~. Distrit°t Tlsree Development and Access Management L'naneer 9. CENTRAL DISTRICT HEALTH 9.1 If restroom facilities are to be installed, then a sewage system must be installed to meet Idaho State Sewage Regulations. 9.2 We will require plans be submitted for a plan review for any food establishment, grocery store, beverage establishment and child care center. Exhibit B- I 1 - w r t t ~s i!- f y, i }! 1 Y _ ~;: ~~- ~~• f 7'. r f, 3 i f. 1~ 1 F ~~I ~,. Si ye, . ~ i~ ~ ' .FI r h I } i' ~~ t jt 'C i S+ ~ i ` `` : 7 ~ `rr ` k Y~-! F i ,~ '~ S! ~ ; S F; ~ C%Y f rt ~ ~ ;~ f ~~ C` 4 kt ii r .~ f 7 { J t i ~ 1 fi ~ ~ i ~I i I Ft~.n i~ i ~ i l-~, ~ F ,.. ,.. CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 C. Legal Descn_ptions and Exhibit Map ?'~~~ucs'~iL~~ ~ .1..I ~ pyp ~Uf4N~ I450 Ea5C N/at~Pt~DW9r SE . 1 ~wUlt~ !~® $~„!~}/~~ Meridixn,ldaha $3642 E~ ~ GI RCS ~.,:! P phone (20~ 84~-BS70 ' { Fax 208) $84-5399 Augc~t 28, 2008 DESCRIPTION F'GR HAVVKINS COMPANIES PR(}PDSE1) MERIDIAN ANNEXATION A porti®n of the; SE'/~ of Section 2S, 'I'.3N., R.l l~i'.,13.Iv1., Ada Cauntr, idah~n, mare particularly- described as follarvs: Beginning at the East'!4 carver of said Section ~?~, from vvhieh the SouUaeast carver of said Section 25 bears South 04°44'29" lost, 2664.92 feet, said East'fo earner being an the existing Meridian City I,itnits boundary, and being; the Pf)INT OF I3EGINNINC; Thence slang the east line of the SE '/ of said Sectxan 25 South 44°04'29" F..ast, 2109.29 fit; 1 Thence South 89°55'31" West, 13.00 feet to a point; Thence South 40°04'29" East, 254.00 feet to a paint; Thence North 89"55'31" Last, 133.44 feet to a paint on the east line ofthe SI:'fA of said Section `35, Thence slang said east ].inc South 40°04'29" Ernst, 305.63 feet to the Sauthcast tamer of said Section 25R feet; Thence slang the south Iittc of the SE ;ja of said Section 25 North 89°4l'36" best, 1238.04 Thence March U5°26'52" East, 2076.90 feet; "T"hence North 60° 13'41" rest, 498.59 .feet to a point of curvature:: Thence 54.91 feet slang the arc of a curve to tihe right, said curve having a radius of 130.00 feet, a delta angle uf24°I4"fly", and a fang chord bearing March 48°O~i'46" West; 54.58 feet to a paint aftangency; Thence North 35°59'44" Gt'bst, 375.85 feet to a paint an die. north line: of the W '!a of the SE'f~ cif said Section 25; Thence along said north Tine North 89°58' 31" East, 411.26 feet to the, Northwest corner ai~ the E "fa s~ft1~ Sk~.'/a afraid Section 25; Thence along the north line «f the E ;~~ of the SE ',fa a said Section 25 Nartlt 89"53°25" ~ st, l 320.x0 feet to the POINT C1>' BE~INN[NG. Containing 73.1.4 acres, ~naxc or less. ' ~t`i~ ~ ~ 4 4;31 ~,.$', xt~st:;,~~x.t~o~ ~~~rr}~~tt ~ur3~te Pr~~ea+~~ a ~~~~ sur~~y~rs Exhibit C- 1 - r t, a: q.: ~ c ~ ~ t. :;t t z ~ $$ ~ ~' 5 ' ~ ' ~ ~ ! f ~! ' ~ 7 ; ( V ~ ~ ~ 1 ~ ~ 3 ~ p 1 4 ' l:'3` 'i a r a a ' , r z ~ . 6 _•~ ~ ~.~ ~fi~~ •y~i t: Y r ~ ~ ~4 ''f r ° '~ f {22Y ~ ~ ~ ' t J ~I' .~ ~'' ,~ ~ .2' r~, .,~ .fitf . :'a ` :4::.! #, ~ 3' ~ ; F r, i ~ ~ ,~ •;' ~~' 3 ~• IY • X. ~ 1 ' ~ t ~' ' ~F ' 4 ~ ~ ~' ~ 'i ~ y pp J S 4 . ~ ~ B .6 •~ ~~ ~ : !{le' .e ~ ~ , r i y ) 2 i Y ~' e. (~ f F ~ it ~ `"; ; l` ~ ~ a^itF• ! Y ', ' .'+ ,. . ~~. [ '~ A ~ %1.: ~ e: rI. !Yy4 y 1 ~§ i .~ ~ ~ ; e t =.. ~4 .i. 1 I '{.;5. FF ~` _ ~..)! s .~ '•.4i~Si.s t A ~ . le :f ,k ~~ i~ x ,9 .~ i 1 ! I `4 4 1 :~.., 1. "~ ,! gr S ..~ +~~+. ;aF;}y~ t ~, t ~ 1 i ~ ~ ! : F. ~ Z ~ ~J 5 ~ .3' }~ ~ t yk - ~, .~ r t i. d yry~ $ ~~t `,~~i ^ R t4 ~ k Q (~ f S5) fY~ '1; ..9 ~. t. ~ ~ $ ~y ' g j k. ~ i k 7 : ,ma .,i ~ .'1 i ~. L~ I 'q ~ % , . ~, i ~(f+, ~ ~. ~ ° .F 7e r S t .~. ~! a ~ i , I A _ • .F r:fy'~£%. " ~ [ • ,s 1' ! ~• " . : ' !. ~ 1 / `, ~ .i ' a : ~e] r' ! 1 ' k :444444 .>.~~i gtt .," ~. F `~ ~. ~. y ~ i¢ t ~ ` 1 $ i x L ~ 7 ~~. ~ .. ~ 4- ~. , - g i,. ^~:~.:r .t ld~."~~f .. a "~. 5.. } ~~. EF.. ry~~i. ~ . . 1 ..~ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 QA(.~ ~ 145t) Ease Wacertower Sc Spice 154 ~URW~°~ Meridian, Idaho 836f#2 _ _..~ .._,_ GROUP Paor~e 4zoa~ ~~-a$5ao _. I~ax 4~~? asa-~3~a "eptem er ,., ~. DESCIZIPI'IOiY FDR HA~'KTNS CCJI1fIPAl~IES T'IdOI'USEI) R-35 Z~QRTI', A portion cif the SE r$ of Section 2S, "T'.~N., R.IVJ., I3.!ti1., Ada County, Idaho, snore: particuiarty described as follr~ws: Commencing at the East ?%4 corner of said Section ?S, Exam evhich tlxe ~+outheast corner of ;;aid Sc,itir~u 25 bears South 00°04'29" East, 2664.9? feet; thettce ale~ng the north line of the SE'r`m ~vf spud ectitan 2S Sfluth 89°53'2S" Nest, 1038.86 feet to the FOTNT tJF TiEGINNING; Thence :South d0°06'49" IasL I S3.S5 feet; "C'Isenee South 89"36'47" Eaat, I42.63 feet, Thenc<> South d0°13' I3" West. 88.~J8 feet; Thence South 89°46'47" East, 51.00 fact: lhence South d0° 13' 13"West. 28.00 feet; Thenee South 89°46'47" Fast, 80A0 feet, Thence South 36°30'40" East, 59.15 feet to a paint ott a cun~e; Thence 46.`'0 feet along the are of a curve t-~ the left, said curve having a radius Qf 300.00 feet, a delta angle o108°49'28", and a long chord bearing South 49°04'35" l~!'e:st, 46.16 feet to a paint of tangency'; `[`hence South 44"39'S 1 " Vr'est. 2?8.53 Feet t4 a point e~rf cur+rature; Thence 96 17 feet alottg the: arc of a curve t<a the left, said eurve having. a radius elf .iS0.00 feet, a delta angle. of 15°44~ ~5", aztd a Tong chord bearing Scsutti 36°47'34' t~'est, 95.87 feet to a paint: `[heaice South 89°53'11" Nest, S4?2 feet, "1ltenc~: North 60°13'49" West, 498.Sy feet to a point xafcurvature, `Thence 54.09 feet along the arc cif a curve tcs the right, said curve having, a radius cif I30.Ot} feet, a delta angle of 24°1=t'0S", and a ]nng cluard bearing North 48°{)G'=t~" lt4'est, S4.S8 feet tee a paint cif tangencyr. Thence: North 3S°S~I'44" Nest, 375.85 feet to a point on the n«rth htte e~fthe W ;~. afthc SI;'.: cff saiai Section 2S: Exhibit C- 2 - ~, ~f ~ ~~ i ~' a ~t a ~I ~ t f ,: PE } 1 - ~.., (: f ; t~. ~ e ' z ~~ r j ' ; ~ _ ~?' ,. ~ ~ I ~i t ~ i ~. ~~°~~ n ~ ', i ~~ ~ c t' S ~1 • ,' 4_ is ~ ~ ' L. ~ s•~ ~ ~. ^~ ~ 1 a' I{ - [~ l ~f ~~ ~ t }, t k~ . ' ~ I t ] ~ f / ~ E i i . . f~ ~ t, ~~ ~~ A. t~ q CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 'lhencc: atan~ said north fire North 89~~8'~~1" ~st~~t, 411 vh met to th.e Northc~est ctsrner ~~I'the E',~ €~£ths~ Sf :h c?f said Seition ?~• Tt~erzce afc~r~~ the north fine oI`the I!';i aftlae fiE !~ c~fsaid Sectaon ?~ North 89°53"'?5" bast, '8 t .~~ feet to the PINT nI~ I3EGIi\IO ING. C'nntainint 7.413 ac;rea, mare r~r less. ;:,~~ ~~ ~ ` ~'° __-~- ~~ ~ ~a T ,y~,yt~ ~, ,_~°s. Exhibit C- 3 - ` } ~. ~ ~ ,e ~ f ~ i 4-' ~ ~~_`'. ; '.1 ~ ',~ 4 ~ ~ ~ t y~~ ! ~ (' t ~ ).Sip ~ FB. ~ ~ ~~ 1. 4~ ~pp~'t 3, ~ ~ "' ~.i ~ ~.' ', I ~~.. r ~ " + i 7 F~ r ~~ ~ E - ~ f ~ 4 4~ - ,'~, ~ ~ ~ , ~ - ! !i ~ ` ~ ' ` _ J_~ . i t: ~~ ~~ { t~.. ,~t i ~' t c A iF~, i ~~~~ + ~ ~ - - . ~ r~ ~ . } ~` ~~ . ~ ~ 1~' r, ~ t ~ i 5 7 } F ~ F ~ u 4 2 I- F ! .~ 44 t[~ R tl `t b ~ ~5 ~ ~ i ~ ~ _ Y ( i,~ ~ [ ~ ~q t ~ i S 1o- ~ " i ~ ~ ~: ~ t iI - ~ 1 ~ i t. ~ ~ r ~ f ~ ~ ~ ~ ~ '~1 g, k t i' { ! i~-1~~. ~ ~ .~ t ~ - o ~ I ~ ~tf ~ ~ i .~ i ~ ~ ~'~; E d t ~ ~ ~ 7 8i'~. ~ ~ ~ cgjS~~ 4 tp ,~f} ~ '~ ~ ~ C'9 ~ ~`~ ~ ~ ~ ~trt g ~ ar ~ F r~ x-~ ism ;~ ~1 ~ 6a ~~ ~ ~ f t{ ~F ~ f ~ 11 ' t ~ ~ ~ ~ ~ y .t t' .( }~ 2 ~ ~ ~ is i .L f ~ ~ F a +~i fi { it b 1 R ~ ' t- C H i ' A~ t d , ' F YY P. ~ pt ~ p... S ~Wk ; ~ . t irr S _ ~ ri ~; 1 3t L r 1 f i~ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 ~~~H~ $U~~~Y ` GRt7UP ~r~ • 1454 East Watertawer St. Suite I54 P~leridian. Idaho $3642 Phone (248} s46-9574 Fax 1x491 ~~a-s3~g September 15, 20013 l3ESCRI~'TI£3N FCIR II.At'VI~I:'YS C'UIYIPAnIES I'I2t7PO5EII L-(a ZOI~'E A portion of the SE. 'ra Uf Section 25, -1".3N., R_ 1 ~h'., I$.M., Ada Count}, ldahca, mare particularly dcscriked as follows: Ccazrvnencing at tl~c Ea`~t %i catner caf said Section 25, from which the Southeast corner of said Sectiota 25 bears S,cautlz 00`0"29" I/act. 366x,92 feet; thence alcang the north line of the tali '~'~ e~f said Section 25 South 89p53'25'° west, 715.86 feet to tlse I'UINT OF B~GIN1t~I~ICx; Thence ~ic7uth (30~ 13' 13" 1~'eat, 155.Oi) feet to a paint of curvature, "Thence 1.?.a9 feet along the arc of a curve to the left, said ctu~=e having a radius c~i' 170.50 feet, a de lta augl.e of ~G31 "?3" and a long chord b~~ring lsouth 22°02' 29" lmast, 129.18 feet; Thence South Sa°07'x3" test, 73.x3 feet to a point of cun•ature; `t'hence 3.35 feet along the arc of a eur~=e to the left, said carve having a radius uT 3t?O.tlt) f~~t, a delta angle; of00°38'2a"'. and a tong chard bearing South S3°48°31" Nest, 3.35 feet; Thence I~c~rtb 36°30"a0" ~~4'est, 59.15 feet; Thence Narih 89~4ti'~7" ~°~st SO.Ott f~,et; .,. Thence North 00°13°l ~„ Twast, 28.00 feet: ,,~i v~€~ ~~-__.._ Thence North 89"ab'~7" West, 51.00 feet; ~~~ "1'hcnce Ncxrth 00' l 3' 13" F:a~~t, 88.98 feet; ~9~~'r~,r -' ~ ~~ ,~~.n> c "T'hencc'~lorth 89°~fi'~7" 1~'est, 142.&3 feet: Thence North. 00°06'~i9" Vest, 153.55 fact tc5 a point on the north line.of the SE'1~ cif said See:tic>n 25: Thence along said north line 1~{vtih €+`~ ' ?3''_S' I:a~t, 323.Ot} feet tea the BF£:INFtiII"+1G. f.;cautaining l.t?9 acres,. more cr less. Exhibit C- 4 - ~ t Y { f S ~~ . ' 1 ' ' ~ yl yy 1cc4 I S ~- ~; ~ ~ '~ s S ~ ~ f ~ 3y j. 9~`it t. R sir ~ ~ 2 ¢e '~ 4j ~~~~ ~ ~ ,g $ S?'$ ~ 1 ~~ u• ~ i 1 3 § ~ ~ ( t ; f` !{!{!{ . ~~ , .~ ~ X ?. ~ 5 4 g d + ~` x f k g d ~ ~ f Y P t 1 y. ~ { ~ . ~ ,~ . s ~~ ~ ~ ~ :v ii 1 4i ~~ ' '`*~ ~ ~~ ~ ~~u `E 5~ ~t ~.~ ' 'y i~~~;~ ,;~: '' n.~ • 4 c r ~ ~% 1 4' ~ , ~ ~t~' r < ~P Y ` ! ~ r s s F g x. ~ F m~ ~'~. I' jr ~X l F 1^ a ~ .f %' ~ ~ ~, ~ ~ •if ~' ~ ~., 's ~ .'~, li 4, t ~tY Cam. ` 1 ~ ~ Y ~ ~ ~.7 ~ r ~ ~ '~• ~ ~::" .~ , . •, 5 '{~ '•": s ..'8 zv t :,Pf, E3>a 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 ,, ~~~~~ SURVEY 1450 Easc~daeerecwer St Sure i50 MerielFan, Idalt~ 83642 ~ GROUP w~a~e {zae} s4~-8570 -- ~ I~ax {zos~ a$a-s~~r llI:.SCRII'`I'ION Ft7~TZ HA`~'L~IitiTS CUMPA~tIES PROPOSED C-C' Z©I~E f3 portion of the SE :a of Section ?5, T.3N., R.1 Gb'., B.iVL, E'~da County-, Idaho, mare; particularl~• described as follows: Beginning at the East. ,'q comer of said ectian 25, from whiela th.e Sa~utheast cc3rner of said Section 25 bears Sautila t)0~04'29" East, 2664.92 feet, said East',m casrner being tkle POIVT OF BFGINNIN+H; fc et; `Tla4anc~ along the east line ofthe raE'la cif said Section 2,4 South 0004'29" East, I414..11 Thence North 89~4G'48°' t~'est, (i7fi:?8 feet to a paint of curvature.. Thence 93.85 fact along the arc a1'a curve te~s the right said curve having a radius cif 300.0() feet, a delta angle of I7~55'24" and ;~ icing chord bearing North 80°49'Oti" Wrest, 93.46 feet to a point cif tangency; Thence N©tth 7 t °51'24" '~~ est, 76.42 feet tc~ a point «I' can ature; 't"hence t 10.79 feet along the arc of a can=e to thz ]c;f'2, said c.ure-~e having. a radius of 500.00 Peet, a delta angle cif I2~'41'44", and. a land; chard bearinl; illaarth 78'12' 16"' West, 110.56 f.~et to a laoint of tangency; T7tence North 84'33`08" Iav'est, 1(1:48 feet; "I'hencc North OS°2Ei'S'" bast, 747.47 feet; 'T'hence North 89`53' I 1"East. 54.22 feet to a paint an a curve; 1~erx~e~ 96.1.7 feet along the arc of a non-taa~gent eurve to the ri~*IYt, said curve having a radios of 350.0Ct fret a delta angle of 15°44'35". and a tong chord bearing Ncgrth 3€i~4T34" I::at, 95, 87 feet to a paint of tangency; ~I'henee Narrth 44°39'51" East, 228.53 feet to a point of cun~ature; "l3tence 49.56 fact along the arc of a curet: to the right, said cure.e having a radius e,f 300.(101 feet.. a delta angle of 09°27°S2"', anal a lang clicard bearing North 49"33'7" Iwast, 4c~.50 Peet tt~ a point c,f tangc;nzy; ~~~~~~ii~~T ttaa~~~ ~~r~~~~~~ Exhibit C- 5 - l { i~ ~ ~ r { ' ` t ~ i '~ ` 4~ 3 s ~ F F4 ~ ~~' it ~ 2i a ~ ~ ~ i~ it , I ~ ~ Y ~ (- y' t ~ ~ a~ ~' ~ C I 1 4 1 { t y ~ !~ nl t~~ r 7.- ~4 ~ ~ ~ y' I t I ! ~ ~ y ~ k :. 1 ! } , f. ' j 3 ~ ,~. a J' r it,~N ,~ r _~ ii ~ ~; CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 ~`hrnec: NortTt 5~i"t17'~ ~" East,. 7~ .4 ~ ic:et to a poini on a curve: "Thence l:i?.491eet along ehe arc taf a n~~n-tangent cun~c tc~ the ri~?ht, said carte hnti=ink a racli~aa cif 170.5() feet, a delta. angle c?t 4~}°3 T °~'3", and a lung choral bearing I\Yt~rth 22°0^'2y" lh'est. 12.18 feet tcs a point cif tant~enc~r; l`hence North 0(;Ivl ~' 7 3'° I`;ast, 155.t]0 f°eet to a p~giat can the north Iittc ~~i th ST~'.~ ct~said Scotian °_'~: `i hence along said. north line ~3airth 8953'25" East. 715.8 feet tc the Pt~lN7° t)F BIE;Ca[NFeJNG. Containing 3~tl.~G acres,. mare ear less. t_.-~°'" ~t~ ~~ '~ ~t r, fi3t~ is-t'4 .1~a(' Exhibit C- 6 - ^ t 4 ~:~ ~ ~ - ~ ~f 1 1 t ~: ~ ~~ e:~ ;i 1: 1 ~- s! i. ~ ~. { '~ ~ ~; iii ~ j~ 7 ~• `~ ~ i ~: ~ ~~ #p ,~~! i ~ t ~~~ 3 i~ ~ t tai` 1~€ i ~` ~ ~~ t ~ ~ fad i~ i { rY L t ~ 3 iii ~e~ ,y„ .j~~ gjj~~ 3~ ~ ~ '- , ~r ~ ' t . tsar ~ ~ ,. ~~~ i ~ ski { 4 ,. ~ } ~ Rvna `. ~ i i~ 4€ j ~ t.+ t~~ ~ k r~~~^. ~ ~, i s ~~ ~ , ~ ~,: ,r 'i 7 F ~ ~_ „~ ~ i= s ~ t ~~ek a ~ #Fff~~ ;g ~yr,i i , 4s ~? k , ~ ~ E ~ es t l z •iL[ ~~ ~~ lE lsF' ~~ ;~~ ~l xnt t~ n~~. w ~~ tt~ s~ `~~. _ ~~ ~ t ~~{ Yap r_ ' ~ ~ ~ t ~~ ' ~ a Y t i i ~ ~~ 4( aj ` 4f a ''~} k f~; ; ~' l~ I 3 i F 1 j a t` 7lit ` (. a 3 ~ 5 ~ ~s~t , ! ~ ' ~ ~ g ;i i ~~ , tt f ' Y ~ ~ ~ i + r~~ ; ~i a ~', j z~F : ~ I 4~ I ,f {~9 ~ ~, ;~,: 1, CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 {Q~H~ 1450 t:asiWatertower St Suite 159 ~~ SURVEY Meridlan,idaho83{,42 laR®U~ F~hone (208) 846-8570 Fax {208} 884-5399 An ~_ust 28, 2008 DESCRIPTION 11012 IiAN°kI1;~ COMPANIES PROPOSED C-G ZONE A porti~in ~afthe SE ?1, of Section 25, T.3Pr'., R.l W., B.M., Ada County, Idaho, more particularly described as follows: Conuraencing at the last 1~~ comer eaf said Section 25, from which thi Southeast comer of mud Section 25 taears South 00°(14'29" East.664.92 feet; thence along the East lice of dte SE'/< of said Section 25 South 00'04'29" East, 1414.11 feet t© the .POINT O>i BEGINI~TiNG: Thence ccantinuing altang said East line South 00°04'29" East, 695.18 feet to a mint: "I7aence South 89°55'3l"West, 133.00 feet to a point; 'Thence South fI0°04'29" Tact, 250.00 feet taa a point; `Thence North 89°55' 31" Ent, 133.00 feet to a pcaittt on the cast tin€> caf the SE '.J-0 raf said Sectitan 25; Thence Seluth 00"04'29" East, 305.63 feet to the Sc~utlteast corner of said Section 25: Thence along; the south line of the SE 1?4 eai.'said Se;etion 25 North 89°41'36" 1'4'est, 1238.00 feet; Thens:e Ielorth 05"26'52" East, 1329.43 feet; Thence South 84°33'08"' East, 161.48 feet to a peaint of cun~ature; Thence 110.79 feet among the arc ofa curve m the right, said ctuve.having a radius of 500.00 feet, a c3clta angle of 12~4I'44", and a lcang chord bearing South ?8°12'16' East, 110.56 feet. to a point of'tangettcy< °I'hence South 71 X51'24" East. 76.42 feet to a point of ctan~ature; Thence 93.85 feet along the arc of a curve to the left, said cun~e havint; a radius of 300.Ot) feet, a delta angle of 1?~SS'24", and a long chord (searing South 80°49'06" l^.ast, 93.46 feet tea a ptsitat of tangency; "Thence Stauilt 89°46'48'~'~ast. F?6.28 feet to the POINT 011 biEGINF~l1N{y, C'otr .. 33.47 acres, mare or less. .,,- ;. ~~ `~' c ^-. ~ ~, 1 ~~~s~aat~ a~no~t ~r~~xs ~~13~t. "3q~v *1 sG$t3-~G.C1~sC ~ '~~F1b~' Pa°~~'~asiant Lets ~~~~~y®sa dv~-1c~ Exhibit C- 7 - ;+ ~. t i ~+' ~~ fi :F i f; << ~_ ;. A ai'' i^ ' ~ ~ ~ :~ - t < ~ e < ; ' l 4 1 / ',% 11t is 5 A! t ~ ~' I S F s ; ~ { 1 L `~ ti, ~ 1~ k ~ r ~ ~( f s l k. , ;~ t '{ £ r } ~, ' ~ ' ~ r 1 + ~~. , ~ 4 F r '~ ~ . ~ ~~ E , ~ , ~ ~ , , , CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 ~ P.O.B. - R-15 ~ ~ ~~ N 8~3°58'39"E ~ P9 B9°53'25"€ HARRIS STR ~ 7I+ ~.. .~, 411.26° 281.55' ~ _ 323.00' _ 715.$6` 25 P.O.e. - GC 30 ,~~ -= L-0 1 fi8 A P.o.e. - ~-~ „~ ,gam ~~ ~~ R-15 7 46 A . c n L6 ~ r,, SOD°13'13'~'~ l5 L4 ~- '' 155.00' 1 ~' ~v . cres " ~ s W v ~~ ~`~ 5 54°0T43 ca G ~~.~~' f ~ ~~'~. ~ ~ S 44`39`51"4~f 226 53° ~ ~r~ ~ ~~ . ~ ~ CURVI< DATA ~S 89"53'11"V1 ' 54.22 ~ ~d Iir, e~xtdt rac ~ Td~7GR4f cxi~a ' ' cw~i,res e9c ' ' ~ CC 09 930:04 24'i4 G5 54.99 27.99 54.`.~ N 4$'06 Yt 46 ° ~ 02 170.5x7 4A'3i'23` i32~9 69.79 i29t$ td 22`02'29°W h 30 46 Acres 39A.00 t19'2T52' 49.5b 24.83 44.56 to 43'47° E . ! r C4 350.09 ',5'44'3,`x" 9G.i7 48.39 `95.87 N 3fi'47'34' E yr C5 30Q00 iT85'24° 93.85 47,39 934t'a N 80'49'06' Pd C6 .OQ ?741'44' 190.79 55:62 11056 ° ' N 78`92`t6' ~ " ` ~ 64'33'D8"E ca F;7 .<0 f4f'38 24 3.35 9,6$ 3,35 S 5T48 3t ~ 161 48' o, CB 300.GD 08'49'28" 48.20 '13.15 46.16 N 49'04'35" E . ~ ~ 71'51'24"E 76.42' ~----_. 0 ~ _ ®O5 S $9°46'48"E I ~; l 676 28'! ~fNE DATA ~„ ,"~~', . P.O.B. - 0G ~ B~PiG ri}51t8 {~ N S:J W it N 3630'40' ~ 59:95' o ey, 3 N $R'45'4T VI 6it.0il' :~ ~' ~ t3 N ERS'13't3" E 28.~a' ! "" ~a N $9'46'4Y ~ 51.09'1' LS N [n3't3'13" F $6.48' !. b6 N$9'46'4J'~ 14263' ' " ' •a ~~ $ 69'55'31"4~ 49 l7 17 0906 W t53.55 ~ en ~ 33.O~J' ~~ 33.47 Acres ~ 00 ~ ~a rtt tRt ~~ ~ ~ p ! N 89`55'31"E " ~ ~ ~ ~ ~ ~ ' 133.00 ~ ` ~ of 1 ~~- AkdiTY R{}pp T~~tY '~~ _ I: ~" 1,1238.00 ad3 at t~t~ ,~' ._. ~ ;A .. ,, i"=4oo` ~__--' c9~/1slos ~~e HAVU~II'JS CC~i1tiPAP~IES SCTE N~i'jE~>~ _' ~^ ~OS13 F'R~F'C~SEC37.0I~~ES L,/ ~ ttx sl~~~r 1 {~~- ~ L~CATE~ IPd THE SE t j4- 142 N. F?s~.~A(?i~,l rt ATE. 9CC ;s~t~TIQC~9 2~. i.3tJ., R.11°l.. F'.1~1. ME~iD1APl. I~AHC3 83642 -zi ~ MERIDI-,Pd. A~r,~ GGU1~3Tr. IGAHti ~~o:~ f~ua} g~a-oser~ r~:• (gas} a~$..~49 Exhibit C- 8 - d~; t7 ~ ~ . t ~*` ~ i i ~ ' ~ ~ 7 ~ r k ~ 4 ~! ~ +G ~ y~ r~ ~ ~ y !~ V i ~~ ~x~ s ~ ° ~ ~ ~ .E t~ ~ } r t~ ,~ ~, ~ n ~~ , ~ ' x ~ fl f A ~ S ~ • t ~ ~ 1 }. of tl ~ i k ' f'. :. ` ~ ~ ~ `f y r' /- t ~ i. I e ~ I 7' ~ y ~ ~ ~ ~ ~ t f CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF NOVEMBER 25, 2008 D. Required Findings from the Unified Development Code 1. Annexation Findings: Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an annexation and/or rezone, the Council shall make the following findings: A. The map amendment complies with the applicable provisions of the comprehensive plan; The applicant is proposing to zone the subject property to the R-15, L-O, C-C and C-G zoning districts. The Commission finds that the proposed zoning map amendment complies with the applicable provisions of the comprehensive plan (see Section 8 & 10 above). B. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; If the applicant complies with the provisions outlined in the development agreement, the Commission finds that the proposed mixed use development will be in compliance with the specific district regulations. C. The map amendment shall not be materially detrimental to the public health, safety, and welfare; The Commission fords that the proposed zoning amendment is not detrimental to the public health, safety, or welfare if approved. Staff recommends that the Commission and Council rely on any oral or written testimony that may be provided when determining this fording. D. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; and, The Commission fords 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 11-5B-3.E). In accordance with the findings listed above, the Commission fords that Annexation and Zoning of this property to R-15, L-O, C-C and C-G would be in the best interest of the City, if the applicant enters into a Development Agreement (DA) with the City, as mentioned in Section 10 of the Staff Report. Exhibit D- 1 - i'.