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HomeMy WebLinkAboutStaff Reportyy f~',• ~`~1 ~: ,, ~- x 1-~ , t, i rti ~~{ i.:~-~:~'~h ._: ~~ ~~~ ~~~ ..., _3~_... ~',::.~:~'. r. •, ~- :~' ~_ ;~'~ 2(, 7~ ~, ~ u~.n~, r :` ~x r.`_' ~~;:: !' ''-'~-:; ;` =1=E k~ -~ .~': ' ~ #.~ ~w ~~~ ",iY E~ti 4Y~ ~, ~..~ :, `~~~ f ! P~"'~. ` t~, ~::". .. v~ •.;. M1~ -..:. STAFF REPORT i ~~ yry~~ - .. r .. a .. ~L~ ~ ~~M'W~-~ ., a i~e~r:,~,;t. Hearing Date: February 19, 2009 ~ E ~`' = `~ . ~ E TO: Planning & Zoning Commission FROM: Bill Parsons, Associate City Planner E IDIAN'~:.-- (208) 884-5533 I D A H ~ SUBJECT: CPA-08-014 -- SH 69 and Amity 1. SUIVIlVIARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, City of Meridian Planning Department, has applied to amend the Comprehensive Plan Future Land Use Map (CPA) by changing the land use designation on approximately 207 acres of land from Low Density Residential, Medium Density Residential and Mixed Use -Regional to Mixed Use -Non-Residential. NOTE: Staff is also recommending that the proposed land use designation of Mixed Use -Non-Residential be extended to include additional acreage as depicted in Exhibit A.2. 2. SUIVIlVIARY RECOMMENDATION Staff is recommending approval of the subject CPA application based on the Findings listed in Exhibit C of this staff report. NOTE.• The Commission is only allowed to recommend amendments to the Comprehensive Plan Map every six (6) months. The last amendment to the land use map recommended by the Commission was on August 14, 2008, which exceeds the minimum six month requirement between that and the current request. After making a recommendation on the subject application, the Commission will have to wait at least six months before recommending any additional changes to the Map. 3. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Number CPA-08-014 as presented in the staff report for the hearing date of February 19, 2009, with the following comments: (Add any proposed comments.) Continuance After considering all staff, applicant and public testimony, I move to continue File Number CPA-08- 014 to the hearing date of (insert continued hearing date here) for the following reason(s): (State specific reason(s) for a continuance.) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number CPA-08-014 as presented during the hearing on February 19, 2009, for the following reasons: (State specific reasons for denial of the subject CPA application.) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: Northeast corner and southeast comer of W. Amity Road and SH 69 Southeast 1/ of Section 30, Township 3 North, Range 1 East & Northeast % of Section 31, Township 3 North, Range 1 East b. Owners: 1) AVI Simplot INC -approximately 94 acres SH 69 and Amity -CPA-08-014 PAGE 1 ~~+~.. .. t ,~~" -;~~? .~r;: ~F~~;,k _:.~,: ~ ~' ;.~;: .:~~;~. ~t,i <;~t: N~ ~: ,: -'; ,. ..~~,; ~~.. %,-~' ~s 1~~" -~~ ":':~, > ~': ,h > r~. 3~ ~~ ~J"~ ~.; 2) Rock Contractors - 25 acres 3) Craig Gibson (American Paving) - SS acres 4) Ada County -1 acre 5) Ada County Highway District (ACRD) - 28.5 acres 6) Rabehl (residence, 815 Amity) -1.7 acres 7) Petersen (residence, 915Amity) -1.5 acres 8) Ewing Company - 4.5 acres c. Applicant/Representative: City of Meridian Planning Department 33 E. Broadway Ave. Meridian, Idaho 83642 d. Applicant's Statement/Justification (reference submittal material): "See applicant's narrative for this information. 5. PROCESS FACTS a. The subject application is for a Comprehensive Plan Map Amendment. A public hearing is required before the Commission and City Council on this matter, consistent with Idaho State Code and Unified Development Code, Title 11, Chapter 5. b. Newspaper notifications published on: February 2, and February 16, 2009 c. Radius notices mailed to properties within 300 feet on: January 30, 2009 d. A public service announcement was broadcast faxed on January 30, 2009 regarding this application. 6. LAND USE a. Existing Land Use(s): The subject property is currently being used for a variety of uses including gravel pits, storage facility, rural residences and agriculture. b. Description of Character of Surrounding Area and Adjacent Land Use and Zoning: The surrounding area is primarily agricultural in nature. However, urban development is transitioning along the South Meridian Corridor. 1. North: Cavanaugh Subdivision and Reflection Ridge Subdivision; zoned R-8 and R-4 2. East: Agricultural Land and Public School, zoned RUT and R-1 (Ada County) 3. South: Agricultural land, zoned C2 and RUT (Ada County) 4. West: Rural Residences and Agricultural land, zoned RUT (Ada County) c. History of Previous Actions: NA d. Utilities: 1. Public Works Location of sewer: Not applicable to this application. Location of water: Not applicable to this application. 2. Flood plain: This property is not within the floodway or floodplain. 3. Canals/Ditches Irrigation: The Carlson Lateral, the Farr Lateral and other canals transverse along the several of the property boundaries and internal to the Simplot and Gibson property. 4. Hazards: A 75-foot easement for the Pacific Northwest Pipeline Corporation bisects the Gibson property. SH 69 and Amity -CPA-OS-014 PAGE 2 4 ~~~ ;.a ... 3 A.~r, +~~ i„~5~~~. ~~ sYz ,.~ , 7. COMPREHENSIVE PLAN ANALYSIS ; , ~_~'~_ CITY OF MERIDIAN COMPREHENSIVE PLAN POLICIES AND GOALS: .~.~,~ The subject properties are currently designated "Low Density Residential, Medium Density ' ~~~ Residential and Mixed Use-Regional" on the Comprehensive Plan Future Land Use Map. The City ~` ~`< - has coordinated with the current land owners and initiated the CPA to designate this area to the Mixed f~ R ~,~ Use -Non-Residential. The Mixed Use -Non-Residential land use designation is new and is being ~`~, proposed with the Mixed Use Non-Residential text amendment (CPA-O8-013). If approved, the ~ ~ -~ Mixed Use -Non-Residential designation will replace the Mixed Use-Waste Water Treatment Plant 5 .~;t,, currently identified in the text of the comprehensive plan and on the Future Land Use Map. `~ 1~, When the city submitted the application, the request was to amend the Comprehensive Plan Future ~t~~ Land Use Map by changing the land use designation on approximately 207 acres of land. After ;.' ~ submittal and further evaluation, staff believes an additiona14.5 acres of adj acent property should ,~~~ also be included in the Map change. This additiona14.5 acres is located in the southeast of the . proposed boundary and is currently designated Low Density Residential. This additional area, if not ~. would be landlocked between the canal and the non-residential uses to the north. Staff changed too ~~~`' ~~ ~ , believes that the canal makes a natural barrier between future residential uses to the south and the < <~ F,.-~'~ non-residential uses anticipated in the subject area. Staff has contacted the current property owners ~~, (The Ewing Company) who are supportive of the land use designation change. Staff is recommending s.: ~. that the proposed land use designation of Mixed Use -Non Residential be extended to include all of ~~` ~ the area as depicted in Exhibit A.3. ~ "„]4' .. ,~~~~ The proposed change provides clearer direction about the mix of uses that the city believes are appropriate in this area. The Comprehensive Plan identifies the following uses for the Mixed Use- ` ~'° WWTP (to be called Mixed Use -Non-Residential) category land use designation: Light, professional office uses ~~,. ,. ;~ • Flex space uses, including light warehousing =,~~ • No new residential uses will be permitted existing residential will be allowed to remain and ~` ,:~~,s expand accessory uses) • Limited small-scale retail uses s~ V =. ~,tj~;~ • Mini-storage uses .~, .{S,' NOTE: The standards identified above are not proposed to change with the change in name of the a ~~; land use designation to Mixed Use Non-Residential. (See file CPA-08-013 for more analysis on the r -:~' Comprehensive Plan Text change from MU-WWTP to MU-NR.) ,~ The purpose of the Mixed Use areas as defined on page 102 of the Comprehensive Plan is as follows, ~,~U ~~ ~, "There are five sub-categories of the Mixed Use designation. Generally, the designation will provide y f ~:~'`~~ 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 s ;. opportunities are encouraged. The intent of this designation is to offer the developer a greater degree Y'~;; of design and use flexibility." ~,, ~'`~ - '' Currently a majority of the subject properties are operating with similar uses allowed in the proposed ' {,. Mixed Use -Non-Residential designation, and/or are vacant. The intent of the Map change is to >. develop a more versatile land use designation that can be used city wide, not just near the waste water "~"r~~ :.;,--w treatment plant, and identify areas where light industry, professional office and small scale retail uses _~ ~° ~, are suitable and where rohibitin residential uses is a ro riate based on com atibili with P g pP P P ty ~~ §~~K ~.; surrounding uses. Staff believes the subject area is one of those areas suitable for a Mixed Use - ~~:~R~ Non-Residential land use designation due to the current operations occurring on the land and the lack z ;a ,;1' ,' ..nk d .>>4=~~. SH 69 and Amity -CPA-08-014 PAGE 3 2; 3~ ?'~„,*; t~ ~ ' ~~. ... , . ~~,..~.~ µl~~,, r ~~ s ;~ ~ ~~ :- <~. ,~ ~.~t,'~:1'fr: '_` ;u;; <.~ ~;,.. `~x ^~ ~.~- ~'- 1~,_ #1+. .. °:= ~~ ~ ~..a:Y: ~, ~~"~= ,.r-~t~ ~. ~, ~.. :.;~~ r. ~~,u. ;hr~ ~, ?~ Iy~V,, M~~. of suitability of this site for residential uses. Further, it provides an opportunity to promote the development an employment center in South Meridian. Staff fmds 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 I, Objective B (page 109) -Plan for a variety of commercial and retail opportunities within the Impact Area. w~ Staff believes the proposed Mixed Use -Non-Residential designation will allow a variety of non- residential uses in this area of the City that will complement surrounding land uses. Staff believes this area has the potential to develop as a mixed use employment center. ~A, • Chapter VII, Goal IV (page 112) -Encourage compatible uses to minimise conflicts and maximize use of land. Although development is not proposed at this time, the natural topography of the area provides a natural buffer to the residential development planned for the area. Further, the UDC and the Meridian Design Manual will guide future uses, site design and required buffing between residential and non-residential uses. • Chapter VI, Goal II, Objective A (page 85) -Enhance the existing transportation systems to accommodate growth. A majority of the subject area fronts on SH 69 (Meridian Road) and Amity Road, classed as a major arterial. These existing facilities are in close proximity to the interstate and should be able to accommodate future traffic concerns when development is proposed for this area. Future development in this area will trigger the need for additional infrastructure to address future access needs. • Chapter VI, Goal IV, Objective A (page 88) -Develop logical master plans for all public facilities and services and public safety to guide future growth of the City and follow them. Public Works has master planned this area and services are currently located at Victory Road and Meridian Road. Further the comprehensive plan depicts a future location of a fire station to serve this area of Meridian. • Chapter VI, Goal III, Objective A (page 87) - Provide a variety of park types (neighborhood parks, community parks, regional parks) interspersed throughout the community. A future park has been identified on the comprehensive plan for this area; however the parks and recreation plan does not specifically identify the requirements for this park designation. This designation is meant to identify general locations for future park sites. Further, pathways are also planned in this area, which will provide pedestrian connectivity with adjoining properties. • Chapter VII, Goal I, Objective E (page 111) -Establish industrial areas to meet the employment needs of the City of Meridian. Staff believes this area of Meridian could develop with even more non-residential, industrial type uses based on current operations and uses occurring on the subject properties. Additional employment opportunities are needed in South Meridian. Due to the close proximity between Kuna and the Interstate, staff believes this is viable area for an employment center: STATE REQUIRED COMPREHENSIVE PLAN ANALYSIS Idaho's counties and cities are required by law, Idaho Code 67-6508, to prepare, implement, review, and update a comprehensive plan which outlines goals and policies for land use. Fourteen elements SH 69 and Amity -CPA-08-014 PAGE 4 r'~~: . ~.4. 1~vJ{.~ - ~ '.~i1~. VA }}~~WW yt"'S ~k .'J_r ~ ~~~~~~~ ._' S, "`{'"'` which must be addressed in the plan are listed in the Code. It is the detailed ordinances that then spell *, -: out how these policies aze to be achieved. r ;y a3A3 „~ = ~ , , 'The order in which the following policies aze presented implies no order or priority. ,~ ~~ `=~ a. Community Design a~~ ~ The purpose of this element is to ensure a pattern of planned growth resulting in orderly and '~`" attractive developments within the City of Meridian. The subject CPA specifically addresses ~,>~` future land uses within the azea. The proposed Mixed Use -Non-Residential designation will ur;! ,-k ;, serve as a guide for future development in the area. rr.~ } fi b. Population ~ -.~~ The City of Meridian must ensure that population growth is accommodated in an orderly pattern. Residential and commercial developments must be served by City infrastructure and public "~ ~~ `-`` ~~ services. The necessazy provisions aze in place to ensure service availability to the subject site. f ilXS ~ ; ;r a Housing ~z, =. The City of Meridian is charged with ensuring adequate and attractive living environment which "~: meets the needs of City residents of different ages, family sizes, lifestyles, and income levels. The ~~'' plan adequate addresses the residential needs in south Meridian. The Mixed Use - Non- ~J ~~.~ ~ Residential designation prohibits residential development. However, staff will ensure future non- t._. ; ..,. residential uses aze compatible with existing and future residential development proposed for the ,~ ~ area. ^taiy d. Economic Development ,; :rFa Meridian's economic base has been gradually shifting over the last 20 years from a fazming-based ''~=~ economy to a retail, service, and manufacturing-based economy. During this time, local policy :}~ ~ with regard to the types of lands needed to support the economic and employment needs of the ~ community has also changed. The 2002 Comprehensive Plan forecasts the need to continually `,< adjust the provision of commercial lands in order to gradually broaden economic opportunity r~5 .~~: ~r ~' throughout the City. Due to the close proximity to the Interstate staff believes this azea would be a - viable location for an emerging employment area. F« r'~ e. Public Services, Facilities, and Utilities ~°'~~; °~ ~ -. The property involved in this request has access to existing public facilities and services. ~•`,~:~; f. School Facilities and Student Transportation ~~ ~~ L The purpose of this element is to direct new residential development to areas with adequate :.it a<3.~ ._ school facilities and student transportation. The proposed land use designation prohibits new ~, #~`~ residential development from occurring on the property and does not apply. - g. Transportation ~ ~ {' The purpose of this element is to promote an efficient and safe transportation system within the ~~~. City. Staff believes the current transportation facilities could accommodate the uses of a Mixed ~' Use -Non-Residential land use designation. However, future access points and additional ~,~ backage roads would be needed to ensure access management along SH 69. ,,~, e r {'-"" ~a h. Natural Resources .. ,~ The purpose of this element is to promote conservation of azeas of natural significance, where "~` ~•~ appropriate. Staff does not believe that future development of this property will significantly <..~' pollute or degrade the natural environment. .,,,r r° ~.' 4 :4rvt~T.._~ SH 69 and Ami CPA-08-014 PAGE 5 ty - y ~~ h1 y~~ ~,".. r~ .~ r,~A.. r",> ~'. `L'.~ -I~(}. .,4fi~. ti~~%yf h ,rW?f y. ~L 1; ',~-~ . _ 'r ~'y~; ,' ~, F~ ~~ ' ..t( 1 _ ~~`~~-~ :::':~~' ~;, {.; .,n.. .r ~~;;`~ ~ ~ -~ ~ ~° ~ , ~, x-~ ~~,t ~:!;? _`~ •:; ~~ ~~~' ~: ~; i. Special Areas The subject amendment does not directly impact any lands zoned for open spaces, natural resources, or scenic areas, nor does the parcel contain any known significant natural resources. However, the Comprehensive Plan depicts a public park site in the general vicinity. Further planning for the park site is scheduled for a later date. Further coordination with property owners and sustainable development is needed before the park site comes to fiuition. j. Hazardous Areas The purpose of this element is to ensure regulation of development in hazardous areas, such as floodplains, unstable slopes, etc. The northern portion of the Simplot property is affected by steep unstable slopes. Further, a 75-foot gas easement for the Pacific Northwest Pipeline Corporation bisects the Gibson property located at southeast of the intersection of SH 69 and Amity Road. k. Recreation Recreation resources within Meridian include 13 City parks totaling approximately 210 acres. The City is in process of developing new park facilities. The City also maintains several pathways. The City's Pathway plan depicts a pathway that runs parallel to the gas easement and the Farr Lateral. These proposed pathways will provide pedestrian connectivity with adjacent residential and non-residential properties. Future pathways shall be developed in a manner consistent with the Master Pathways plan. 1. Land Use The policies of this element are presented in the Comprehensive Plan Land Use Map. The Map is a graphic representation of the policies and goals of Meridian's Comprehensive Plan. The Map has been prepared to identify suitable areas for future residential, commercial, and industrial development. The Map is designed to be a projection of growth patterns for the City. Therefore, the Map is to be used as a guide for decisions regarding request for land use changes. Staff believes the proposed Mixed Use Non-Residential designation promotes the need for more industrial uses south of the interstate. Based on current operations occurring in the area the proposed land use designation seems appropriate for the property. m. Implementation The City provides the necessary staff and facilities to administer and enforce the policies and goals of the Comprehensive Plan. The City of Meridian Planning Department will administer the Comprehensive Plan and its policies, under the direction and supervision of the Meridian City Council. The Planning & Zoning Commission is also authorized by the Council to review, approve and make recommendations on proposals affecting the public's interest in land use. n. Property Rights The purpose of this element is to ensure that the land use policies, restrictions, conditions, and fees do not unconstitutionally violate private property rights, and establish a consistent review process that enable the city to ensure that any proposed actions will not result in an unconstitutional taking of private property without due process of law. Staff believes that the Comprehensive Plan Land Use Map change would not unconstitutionally deprive the property owner of economically viable uses of the subject property. 8. UNIFIED DEVELOPMENT CODE The Comprehensive Plan is to serve as a guide for future development within Meridian. As development is proposed for this designated area, staff will ensure full compliance with the UDC and - , ~:F °., , - ,,~, -.~, f ~~,~ x~: j ~~~~k ;~: 7~''7~ ~`};,. y ~~k ,,. },;, ~ ~ ~~r e: _ ~, ,, SH 69 and Amity -CPA-08-014 PAGE 6 ? {. ~r r ~ ,[ F°° g~ c~~; :.`~::. ,. `,. y, ~~~ -lL ~,) ~y tfgY",~ ~~y :. ;.; y;._ I •~} ~~fi i.~' ~ cYsT ;.~ ~A~} L i ~~`,5 ~ S ~; A. .i i .~s~ ~,~-.1 Sy.~>:~ ~.;~ ~n +•~ ~~ ~i'~ T '~~! ~5 fj '~~.' _[ ~r -'i' i. ~'~ x ~,r '~f' ~~ ~~ ~~p ~. =~?,;' ,~~ ~, ,~4:A -:4~ ~-~.~~ ~ ,~!~e' ~zs,Ce: x a'; ~,'~ ~,x' ~;:.X:~:. ~+ ni. ~~Y ~~ r > " j ' ~ n , 'S-Y 1Y,, ~~~~ -3i .f till rt5. Y ~ , =T ~ i ~~ Ji ~~ _ tL~:._ -' ~! ~. 4~'Z::"'~3. ~~~ . ' .. ~'~E.'. A. Drawings 1. Vicinity Map '^ ' y v a ~ ~ zi - ;~,. r, ~, I R-8 ~~r - ~ 'A'~ ~. i ~~~ -4 _1 ~ ~ ~ ~..~ <'~.c ti -~. 0 ~ r ~ .' _ Imo'- - _ i ~~.' ,~.yl z ~ .~ ~, _ ~_ - R-4,~-, ~,,' ~ ~ o; R T %~ i ~ ~ ~, SITE ~`~., ~ ~ J ,_ ~~'r~ =~~ _ yf ,-,~c I ~_ I i I i R1 ' ~ ~ -- RiJT R IN ~71i1~! AMITY R - C2 E ANYA Rl , ~~ ~ Sp ,, -~ RR `~ ~ _ - ~~eq .Rid, T ~ ~~ ~.~ Exhibit A - 1 - Exhibit A - 2 - 2. Future Land Use Maps (Existing) Proposed Future Land Use Map Meridian Road & Amity Road ~~~ ~`~ x :: - _- I. ~. ~--~~ .4 _, Additional N ~.... Acreage ,, 1 0 9 fi4•' i0.Q$ n 19 ~ I,• I 4.38 ~ 7 .,:.. w , ~.,,.,....... --- ~ Legend Commerdai - ] High Density Residerdiai 0 M'oc~ U~ - Neighlmrhood ~, it R id rtl d U N n Resid ti l ~ M di D N U b E ~ Mi es er a xe se - o en e um ens y a or~ r an 0 Urt~n C._ i Low Density Residen~al ®Old Tawn ~ , ~' Med-Higfi Density Resider~tlal O P~nnir>~Refer-aI Area PublitJQua~-Publ~ ~ Mixed Use -Employment ~~ Mixed Use -Interchange Publk: Park Industrial ~ Mixed Use - Regional Public School I I Oflf3ce ~ .~ ~„ ;„; Mixed Use -Community l I Exhibit A - 3 - ;::i `ti ~X .:Y S.~y; ~a~. K% v Pr `~~" ;~~,: 1~-.t' ~ ~~ ~ ~. ,:,,. r~ ~,< ~~-3~~' ti~yf~A. ~ ~_ -. >' .=s' - T 4 ~~,_ ~~ t:~:aa ~ ;,-k° ~~°K. -. ~~ ~ ~" _. >:' ~ ~~;s ~.~~~ ~t.?, ,-x S# ~~`:' ~, f~~ ~~x ~~ ~, ~; ;,~ ~~ °~~: ~~ .. "'~ ~' ~?: ;- ;.y~ µ; zap 3 ;~{ ~~~ Z t M ~>;<, ,,r; ,,: err. :r ~P. r *~<<~: ~' z ~.st~. B. Agency and Department Comments On January 29, 2009, Planning Staff held an agency comments meeting. The agencies and departments present include: Meridian Fire Department, Meridian Public Works Department, Idaho Department of Transportation and Sanitary Service Company. Staff has included all comments and recommended actions in the attached Exhibit B. 1. FIRE DEPARTMENT 1.1 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather surface are required before combustible construction is brought on site. 1.2 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 tuna around on streets greater than 150' in length with no outlet. 1.3 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. 1.4 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). 1.5 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. 2. PUBLIC WORKS 2.1 Public Works has no opposition with this application.. 3. POLICE DEPARTMENT 3.1 The Police Department has no comments related to this application. 4. ADA COUNTY ffiGHWAY DISTRICT 4.1 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. 4.2 Comply with requirements of ITD and City of Meridian for the SH-69/Meridian Road frontage. Submit to the District a letter from ITD regarding said requirements prior to District approval of the fmal plat or issuance of a building permit (or other required permits), whichever occurs first. Contact the District III Traffic Engineer at 334-8340. 4.3 Do one of the following along Amity Road: Exhibit B - 1 - f. ~.... ~~:.. ,~_:,~,< ~'~r<. 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 ACHD Commission or prior to issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30 business days to process the right-of--way dedication after receipt of all requested material. The District will purchase the right-of--way which is in addition to existing right-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. 4.4 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. 4.5 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. 4.6 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. 4.7 Construct Harris Street as a complete 46-foot street section with vertical curb, gutter, and minimum 5-foot detached concrete sidewalk abutting the site. The sidewalk shall lie either completely within the right-of--way or completely within an easement. 4.8 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 Hams Street and SH-69/Meridian Road. 4.9 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. 4.10 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. 4.11 Comply with all Standard Conditions of Approval. 4.2 STANDARD CONDITIONS OF APPROVAL 4.2.1 Any existing irrigation facilities shall be relocated outside of the right-of--way. 4.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or right-of--way. 4.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be borne by the developer. 4.2.4 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. 4.2.5 Comply with the District's Tree Planter Width Interim Policy. Exhibit B -2- <~-, ~. s~, ~;, ~;~, .~ y t Mtv q L:y.i ~~r ~~. iLL.Ap~ t~ C~ ,~, ~,. ;:.. ., rK,-~i~. 3a,1 . fr 14: 3~r ~~- X74 <t~, '.Y. ~ :~' tx_ YF~+nS ~:.1 _,,,~ ~; ~~ ~~~ '~" f ~~t~; ::~;, ~r.,. F., ~° t ,,,Y` ,,~ ~. T~s s-£~ Y7 y ~° ~~'"' ~;;~ ,y ,;~;~. ~~ '~'~~ T '~~„~- _x$ ~y ~,,` ,, ., '..tin. a-kti~t ~:: ~~~',.:. 4.2.6 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. 4.2.7 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. 4.2.8 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. 4.2.9 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. 4.2.10 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. 4.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-of--way. The applicant at no cost to ACRD 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) are compromised during any phase of construction. 4.2.12 No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 4.2.13 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. 5. PARKS DEPARTMENT 5.1 The Parks Department has no comments related to this application. Exhibit B - 3 - ., : y.. -~ ~~ ~~. Her ~ ~~ ~,:.. }. s;~ 'i':.. ~. 7 }t{ ~~ ~%~~ '' a, ~, ., , o-~`u'xa ~~~A ;f~~~,. tF r ~~ ,~~tF =;~f ::,. a ,F ~r ,:~~. r;a=. ~ ~# ~ ~# N~' ~~4~:.. ''^. NT41-.:' C. Required Findings from the Unified Development Code 1. Comprehensive Plan Amendment Findings Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an amendment to the Comprehensive Plan, the Council shall make the following findings: a. The proposed amendment is consistent with the other elements of the Comprehensive Plan. Staff finds that the proposed change to the Future Land Use Map is consistent with other elements of the Comprehensive Plan. See sections 7 and 9 above for more details. b. The proposed amendment provides an improved guide to future growth and development of the city. Staff fords that the proposal to modify the Future Land Use Map to Mixed Use - Non- Residential is the best guide for future growth of this property. c. The proposed amendment is internally consistent with the Goals, Objectives and Policies of the Comprehensive Plan. Staff fords that the proposed amendment is internally consistent with the Goals, Objectives, and Policies of the Comprehensive Plan (see Section 7 for detailed analysis). Staff believes sufficient provisions have been made to accommodate future residential development in south Meridian. d. The proposed amendment is consistent with the Unified Development Code. Staff fords that the proposed amendment to Mixed Use -Non-Residential is generally consistent with the Unified Development Code. Staff will ensure full compliance with the UDC and design criteria set forth in the Meridian Design Manual with future development proposals. e. The amendment will be compatible with existing and planned surrounding land uses. Staff fords that a mix ofnon-residential uses (i.e. professional office, flex space, small scale retail and light warehousing) on this site will be compatible with surrounding (existing and future) residential uses. f. The proposed amendment will not burden existing and planned service capabilities. Staff finds that the proposed amendment would not burden existing and planned service capabilities in this area of the city. g. The proposed map amendment (as applicable) provides a logical juxtaposition of uses that allows sufficient area to mitigate any anticipated impact associated with the development of the area. The proposed map amendment does sufficiently mitigate the impact of future non-residential uses on the existing and future residential uses that surround the site. h. The proposed amendment is in the best interest of the City of Meridian. Staff fords that the proposed amendment is in the best interest of the City. Exhibit C - 1 - 1~.-°'