HomeMy WebLinkAboutQueenland Acres Sub AZ-01-022BEFORE THE MERIDIAN CITY COUNCIL
C/C 02-05-02
IN THE MATTER OF THE )
APPLICATION OF WHITE- )
LEASURE DEVELOPMENT CO., )
THE APPLICATION FOR )
ANNEXATION AND ZONING )
OF 22.66 ACRES FOR )
QUEENLAND ACRES )
SUBDIVISION, LOCATED AT )
THE SOUTHEAST CORNER OF )
W. OVERLAND ROAD AND S. )
STODDARD ROAD, )
MERIDIAN, IDAHO )
Case No. AZ-O1-022
FINDINGS OF FACT AND
CONCLUSIONS OF LAW AND
DECISION AND ORDER
GRANTING APPLICATION
FOR ANNEXATION AND
ZONING
The above entitled annexation and zoning application having come on for
public hearing on February 5, 2002, at the hour of 6:30 p.m., and Shari Stiles,
Planning and Zoning Administrator, and Jeff Huber, appeared and testified, and the
City Council having duly considered the evidence and the record in this matter
therefore makes the following Findings of Fact and Conclusions of Law, and Decision
and Order:
FINDINGS OF FACT
There has been compliance with all notice and hearing requirements set
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 1
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/QUEENLAND ACRES SUB
(AZ-01-022)
forth in Idaho Code §§ 67-6509 and 67-6511, and Meridian City Code §§ 11-15-5
and 11-16-1.
2. The City Council takes judicial notice of its zoning, subdivisions and
development ordinances codified at Titles 11 and 12, Meridian City Code, and all
current zoning maps thereof, and the Comprehensive Plan of the City of Meridian
adopted December 21, 1993, Ordinance No. 629, January 4,1994, and maps and the
ordinance Establishing the Impact Area Boundary.
3. The property which is the subject to the application for annexation and
zoning is described in the application, and is approximately 22.66 acres in size, is
located at the southeast corner of W. Overland Road and S. Stoddard Road, all
within the Area of Impact of the City of Meridian and the Meridian Urban Service
Planning Area.
4. The owner of record of the subject property is Theron G. Scott et al of
Boise, Idaho; and the applicant is White-Leasure Development Company of Boise,
Idaho.
5. The property is presently zoned by Ada County as R-1, and consists of
a residential development.
6. The Applicant requests the property be zoned as C-G, but with no
specific proposal on how the property will be developed at the present time, and
which is consistent with the Meridian Comprehensive Plan Generalized Land Use
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 2
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/QUEENLAND ACRES SUB
(AZ-01-022)
Map which designates the subject property as Mixed Planned Use.
7. The subject property is bordered to the north, south and east by the city
limits and to the west by undeveloped land in Ada County.
8. There are no significant or scenic features of major importance that
affect the consideration of this application.
9. Giving due consideration to the comment received from the
governmental subdivisions providing services in the City of Meridian planning
jurisdiction, public facilities and services required by the proposed develop~nent ~vill
not impose expense upon the public if the following conditions of development are
imposed:
Adopt the Recommendations of the Planning and Zoning and Engineering staff
as follows:
The Applicant shall provide a new legal description to the City of
Meridian if the submitted legal description does not meet City
and State requirements.
Applicant shall be required to enter into a Development Agreement with
the City as a condition of annexation. The Development Agreement
shall address, among other things, specific landscape/common area
require~nents, phasing timeframes, any building height limitations,
lighting and noise, hours of operation, and other items as required by
the Council. If annexed, all future uses shall be required to be approved
through the planned development process and as conditional uses. The
applicant agrees to sign a hold harmless agreement acknowledging the
non-serviceability of the two lots, and add language to the development
agreement limiting the uses on the two lots (#11 and #12) to non-
sewer producing uses until such time as the applicant can provide sewer
service (per MCC 11-15-11.E.)
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 3
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/QUEENLAND ACRES SUB
(AZ-01-022)
Upon development, all irrigation ditches, laterals or canals, exclusive of
natural waterways, intersecting, crossing or lying adjacent and
contiguous to the parcel shall be tiled per City Ordinance 12-4-13.
Plans shall be approved by the appropriate irrigation/drainage district, or
lateral users association, with written confirmation of said approval
submitted to the Public Works Department.
Any existing domestic wells and/or septic systems within this project
shall have to be removed from their domestic service per City Ordinance
Section 9-1-~, and 9-~,-8. Wells may be used for non-domestic purposes
such as landscape irrigation.
Upon development, a drainage plan designed by a State of Idaho
licensed architect or engineer is required and shall be submitted to the
City Engineer (Ord. 557, 10-1-91) for all off-street parking areas. Storm
~vater treatment and disposal must be designed in accordance with
Department of Environmental Quality 1997 publication Catalog of
Storm Water Best Management Practices for Idaho Cities and Counties
and City of Meridian standards and policies. Off-site disposal into
surface water is prohibited unless the jurisdiction which has authority
over the receiving stream provides written authorization prior to
development plan approval. The applicant is responsible for filing all
necessary applications with the Idaho Department of Water Resources
regarding Shallow Injection Wells.
The issue of eliminating the stub street, S. Alaska Ave., shah be
addressed at the time of development. The elimination of the stub street
would increase the block length within Bear Creek Subdivision beyond
the maximum allowable block length, and would eliminate a future
residential access into Bear Creek Subdivision and access to the
commercial development from Bear Creek Subdivision.
Adopt the Recommendations of ACHD as follows:
The City shall consider the total volume of trip generation that will be
generated/attracted by the future development in this area. Substantial
reconstruction of the Overland Road/Meridian Road intersection shall
be required to accommodate the traffic generated from this site.
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 4
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/QUEENLAND ACRES SUB
(AZ-01-022)
In order to reduce trips to and from this development it is
recommended that tenants occupying the proposed building be required
to provide an Alternative Transportation Program for employees and
provide an annual report to ACHD on employee participation.
Commuteride staff shall coordinate the Alternative Transportation
Program with the applicant.
If the comprehensive plan amendment is approved and the District
receives a development proposal, the District intends to provide the
following requirements, in addition to any additional requirements that
may apply upon District review of future development, to the City of
Meridian:
Site Specific Requirements:
Dedicate 48-feet of fight-of-way from the centerline of Overland Road
abutting the parcel by means of recordation of a final subdivision plat or
execution of a warranty deed prior to issuance of a building permit (or
other required permits), whichever occurs first.
10.
Dedicate 35-feet of right-of-way from the centefline of Stoddard Road
abutting the parcel by means of recordation of a final subdivision plat or
execution of a warranty deed prior to issuance of a building permit (or
other required permits), whichever occurs first.
11.
Extend Malayan Street into the site from the Bear Creek Subdivision,
located approximately 1,200-feet east of Stoddard, out to Overland
Road. Malayan Street shall be constructed as a 41-foot street section,
with curb, gutter and 5-foot wide concrete sidewalk.
12.
Provide a deposit to the Public Rights-of-Way Trust Fund for the site's
proportionate share of the cost of constructing the signal at the
Overland Road/Stoddard Road intersection.
13.
Construct a westbound left-turn lane at the Overland Road/Stoddard
Road intersection. The applicant shall coordinate the design of the
tutu-lane with District staff.
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 5
AND DECISION AND ORDER GRANTING APPLICATION
FORANNEXATION AND ZONING/QUEENLAND ACRES SUB
(AZ-01-022)
14.
15.
16.
17.
18.
19.
20.
21.
Construct a northbound left-turn lane at the Overland Road/Stoddard
Road intersection. The applicant shall coordinate the design of the
turn-lane with District staff.
Locate driveways or public street intersections on Stoddard Road a
minimum of 175-feet from the Overland Road/Stoddard Road
intersection for full access, 85-feet from the intersection for a restricted
right-in/right-out driveway, and align or offset a minimum of 150-feet
from any proposed/existing driveways. Coordinate the location of
driveways on Stoddard Road with District staff.
Locate driveways or public street intersections on Overland Road a
minimum of 440-feet from the Overland Road/Stoddard Road
intersection for full access, 220-feet from the intersection for a restricted
right-in/right-out driveway, and align or offset a minimum of 150-feet
from any proposed/existing driveways. Coordinate the location of
driveways on Overland Road with District staff.
A maxinmm of three public or private street intersections shall be
allowed on both Overland Road and Stoddard Road.
Pave any proposed driveway its full width and at least 30-feet beyond
the edge of pavement of Overland Road and Stoddard Road, and install
pavement tapers with 15-foot radii abutting the existing roadway edge.
Provide a recorded cross access easement among all of the parcels
associated with the comp plan amendment, and to the parcel to the east
to use this parcel for access to the public streets prior to issuance of a
building permit (or other required permits).
Construct a center turn lane on Overland Road for any proposed
Overland Road/site access intersection. The turn lane shall be
constructed to provide a minimum of 100-feet of storage with shadow
tapers for both the approach and departure directions. Coordinate the
design of the turn lane with District staff.
The applicant shall be required to construct a center turn lane on
Stoddard Road for the Stoddard Road/site access intersection. The turn
lane shall be constructed to provide a minimum of lO0-feet of storage
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 6
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/QUEENLAND ACRES SUB
(AZ-01-022)
with shadow tapers for both the approach and departure directions.
Coordinate the design of the turn lane with District staff.
22. Construct a 5-foot wide concrete sidewalk on Overland Road abutting
the parcel within 2-feet of the new right-of-way. Coordinate the
location, elevation and grade of the sidewalk with District staff.
23. Construct a 5-foot wide concrete sidewalk on Stoddard Road abutting
the parcel within 2-feet of the new right-of-way. Coordinate the
location, elevation and grade of the sidewalk with District staff.
24. As required by current District policy, additional restrictions on the
width, number and locations of driveways, shall be placed on future
development of this parcel.
25. Other than the access point specifically described with this application,
direct lot or parcel access to Overland Road and Stoddard Road is
prohibited.
Adopt the Meridian Fire Department Recommendations as follows:
26. A fire-flow of 1,000 gallons per minute shall be available for a duration
of 2 hours to service the entire project. Fire hydrants shall be placed an
average of 400' apart at approved locations.
27. Operational fire hydrants and temporary or permanent street signs are
required before combustible construction begins.
28. Acceptance of water supply for fire protection is contingent upon
acceptance of the water system by the City of Meridian.
Final approval for fire hydrant location shall be by the Meridian Fire
Department.
30. All turning radii shall be a minimum of 28' inside and 48' outside.
31. Insure that all yet undeveloped parcels are maintained free of
combustible vegetation.
29.
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 7
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/QUEENLAND ACRES SUB
(AZ-01-022)
32. The roadways shall be built to Ada County Highway standards.
33. All access roads within the project shall have a clear driving surface with
a minimum width of 20'.
10. It is found that if the developer pays for the requested improvements
and complies with the conditions set forth in these Findings of Fact No. 9, and all
sub-parts, the economic welfare of the City and its residents and tax and rate payers
will be protected, a condition of annexation and zoning designation.
1 I. It is also found that the development considerations as referenced in
Finding No. 9 are reasonable to require and must be talcen into account, in order to
assure the proposed development is designed, constructed, operated and maintained
in a manner which is harmonious and appropriate in appearance with the existing, or
intended character of the general vicinity, in order to assure that the proposed use
will not change the essential character of the affected vicinity and ~vill insure that the
proposed uses will not be hazardous or distnrbing to the existing, or future
neighboring uses, particularly considering the impact of proposed development on
potential to produce excessive traffic, noise, smoke, fumes, glare and odors.
12. It is found that the zoning of the subject real property as General Retail
and Service Commercial District (C-G) requires connection to the Municipal Water
and Sewer systems and will be compatible with the Applicant's development
intentions, and will assure that the zoning is consistent with the Meridian
Comprehensive Plan Generalized Land Use Map which designates the subject
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 8
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/QUEENLAND ACRES SUB
(AZ-01-022)
property as Mixed Planned Use Development.
13. The subject annexation request and zoning designation and proposed
development relates and is compatible to the goals and policies of the Comprehensive
Plan of the City as follows:
Economic Development Chapter: 1.2
Land Use Chapter: 4.3U, 4.8U
Commercial Policies: 5.9
Land Use Goal Statement: 1.10U
14. Will the new zoning be harmonious with and in accordance with the
Comprehensive Plan and, if not, has there been an application for a Comprehensive
Plan amendment; it is found that the requested zoning "C-G" is in compliance with
the adopted Generalized Land Use Map, which designates the land to be "Mixed
Planned Use Development."
15. Has there been a change in the area or adjacent areas which may dictate
that the area should be rezoned; there have been no major changes in the area that
would dictate how the area shall be zoned. There have been a number of uses
approved for this area, such as Bear Creek Subdivision to the south and Meridian
Storage to the east. However, it is found that thele projects represent a change in the
area that shall be significant enough to dictate the zoning of this project.
16. Will the proposed uses be designed, constructed, operated and
maintained to be harmonious and appropriate in appearance with the existing or
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 9
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/QUEENLAND ACRES SUB
(AZ-01-022)
!
intended character of the general vidnity and that tuch use will not change
the
essential character of the same area; the applicant has not proposed uses at this time.
Due to the unknown use of this land, and the fact that the property is adjacent to a
residential con~munity, and a major arterial, a Development Agreement shall be
required.
17. Will the proposed uses not be hazardous or disturbing to existing or
future neighboring uses; the applicant has not proposed any uses at this time. The
Development Agreement shall be used to limit the hours of operation, prohibit
specific land uses and place other conditions on the land to limit the future land
uses(s)'s impact on the existing and future neighboring uses.
18. Will the area be served adequately by essential public facilities and
services such as highways, streets, police and fire protection, drainage structures,
refuse disposal, water, sewer or that the person responsible for the establishment of
proposed zoning amendment shall be able to provide adequately any of such services;
it is found that the subject property can be adequately served by most public facilities
and services. Lots 11 and 12 of the Queenland Areas Subdivision, those facing
Stoddard Road, are not serviceable by gravity sew
non-sewer producing uses until such time as the a'
19. Will not create excessive additional
r at this time, and shall limited to
plicant can provide sewer service.
equirements at public cost for
public fadlides and services and will not be detrimental to the economic welfare of
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page I0
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/QUEENLAND ACRES SUB
(AZ-01-022)
the community; it is found that there will be no ac~ditional requirements at public
cost and that the annexation and zoning will not be detrimental to the community's
economic welfare.
20. Will the proposed uses 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; it is found that a Development Agreement can address
these issues.
21.
Will the area have vehicular approaches to the property which shall be
so designed as not to create an interference with traffic on surrounding public streets;
it is found that the property can be designed to not create interference with traffic on
the surrounding public streets.
22. Will not result in the destruction, loss or damage of a natural or scenic
feature of major importance; it is found that no natural or scenic features of major
importance will be lost or damaged by approving the annexation and rezone.
23. Is the proposed zoning amendment in the best interest of the City of
Meridian; it is found that the annexation of this property would be in the best
interest of the City.
CONCLUSIONS OF LAW
The City of Meridian has authority to annex real property upon written
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 11
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/QUEENLAND ACRES SUB
(AZ-01-022)
request for annexation and the real property being contiguous or adjacent to city
boundaries and that said property lies within the area of city impact as provided by
Idaho Code Section 50-222. The Meridian City Code § 11-16 provides the City may
annex real property that is within the Meridian Urban Service Planning Area as set
forth in the City's Comprehensive Plan.
2. The Council may take judicial notice of government ordinances, and
policies, and of actual conditions existing within the City and State.
3. The City of Meridian has exercised its authority and responsibility as
provided by "Local Land Use Planning Act of 1975", codified at Chapter 65, Title 67,
Idaho Code by the adoption of 'Comprehensive Plan City of Meridian adopted
December 21, 1993, Ord. No. 629, January 4, 1994.
4. The following are found to be pertinent provisions of the City of
Meridian Comprehensive Plan and are applicable to this Application:
4.A Goals 1 through 10, inclusive.
5. The zoning of General Retail and Service Commercial District (C-G) is
defined in the Zoning Ordinance at § 11-7-2 K as follows:
(C-G) General Retail and Service Commercial District: The purpose of the
C-G District is to provide for commercial uses which are customarily operated
entirely or almost entirely within a building; to provide for a review of the impact
of proposed commercial uses which are auto and service oriented and are located
in dose proximity to major highway or arterial streets; to fulfill the need of travel-
related services as well as retail sales for the transient and permanent motoring
public. All such districts shall be connected to the Municipal water and sewer
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 12
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/QUEENLAND ACRES SUB
(AZ-Ol-022)
systems of the City, and shall not constitute strip commercial development and
encourage clustering of commercial development.
6. Since the annexation and zoning of land is a legislative function, the City
has authority to place conditions upon the annexation of land. See Burt vs. The Ciw of
Idaho Fall~, 105 Idaho 65,665 P2d 1075 (1983).
7. The development of the annexed land, if annexed, shall meet and comply
with the Ordinances of the City of Meridian including, but not limited to: Section 12-2-
4 which pertains to development time schedules and requirements; Section 12-4-13,
which pertains to the piping of ditches; and Section 12-5-2 N, which pertains to
pressurized irrigation systems, and Zoning and Subdivision and Development Ordinance
of the City of Meridian.
8. Pursuant to Section 11-16-4 A of the Zoning and Development Ordinance
the o~vner and/or developer shall enter into a Development Agreement, if such is
required by the City.
DECISION AND ORDER
NOW, THEREFORE, BASED UPON THE ABOVE AND FOREGOING
FINDINGS OF FACT AND CONCLUSIONS OF LAW, the City Council does
hereby Order and this does Order:
1. The applicant's request for annexation and zoning of approximately 22.66
acres to General Retail and Service Commercial District (C-G) is granted subject to the
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 13
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/QUEENLAND ACRES SUB
(AZ-O 1-022)
terms and conditions of this Order hereinafter stated.
2. The application is for annexation and zoning of 22.66 acres. The legal
description shall be prepared by a Registered Land Surveyor, Licensed by the State of
Idaho, and shall conform to all the provisions of the City of Meridian Resolution No.
158. The legal description for annexation must place this parcel contiguous to the
Corporate City Limits per Ordinance No. 686.
3. Developer shall be required to met the conditions set forth and in the
event the conditions herein are not met by the Developer that the property shall be
subject to de-annexation, with the City of Meridian, which provides for the following
conditions of development, to-wit:
Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
The Applicant shall provide a new legal description to the City of
Meridian if the submitted legal description does not meet City
and State requirements.
Applicant shall be required to enter into a Development Agreement with
the City as a condition of annexation. The Development Agreement
shall address, among other things, specific landscape/common area
requirements, phasing timeframes, any building height limitations,
lighting and noise, hours of operation, and other items as required by
the Council. If annexed, all future uses shall be required to be approved
through the planned development process and as conditional uses. The
applicant agrees to sign a hold harmless agreement aclmowledging the
non-serviceability of the two lots, and add language to the development
agreement limiting the uses on the two lots (#11 and #12) to non-
sewer producing uses until such time as the applicant can provide sewer
service (per MCC 11-15-11.E.)
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 14
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/QUEENLAND ACRES SUB
(AZ-01-022)
Upon development, all irrigation ditches, laterals or canals, exclusive of
natural waterways, intersecting, crossing or lying adjacent and
contiguous to the parcel shall be tiled per City Ordinance 12-4-13.
Plans shall be approved by the appropriate irrigation/drainage district, or
lateral users association, with written confirmation of said approval
submitted to the Public Works Department.
Any existing domestic wells and/or septic systems within this project
shall have to be removed from their domestic service per City Ordinance
Section 9-1-4 and 9-4-8. Wells may be used for non-domestic purposes
such as landscape irrigation.
Upon development, a drainage plan designed by a State of Idaho
licensed architect or engineer is required and shall be submitted to the
City Engineer (Ord. 557, 10-1-91) for all off-street parMng areas. Storm
water treatment and disposal must be designed in accordance with
Department of Environmental Quality 1997 publication Catalog of
Storm Water Best Management Practices for Idaho Cities and Counties
and City of Meridian standards and policies. Off-site disposal into
surface water is prohibited unless the jurisdiction which has authority
over the receiving stream provides written authorization prior to
development plan approval. The applicant is responsible for filing all
necessary applications with the Idaho Department of Water Resources
regarding Shallow Injection Wells.
The issue of eliminating the stub street, S. Alaska Ave., shall be
addressed at the time of development. The elimination of the stub street
would increase the block length within Bear Creek Subdivision beyond
the maximum allowable block length, and would eliminate a future
residential access into Bear Creek Subdivision and access to the
commercial development from Bear Creek Subdivision.
Adopt the Recommendations of ACHD as follows:
The City shall consider the total volume of trip generation that will be
generated/attracted by the future development in this area. Substantial
reconstruction of the Overland Road/Meridian Road intersection shall
be required to accommodate the traffic generated from this site.
FINDINGS OF FACT AND CONCLUSIONS OF LAW- Page 15
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/QUEENLAND ACRES SUB
(AZ-01-022)
In order to reduce trips to and from this development it is
recommended that tenants occupying the proposed building be required
to provide an Alternative Transportation Program for employees and
provide an annual report to ACHD on employee participation.
Commuteride staff shall coordinate the Alternative Transportation
Program with the applicant.
If the comprehensive plan amendment is approved and the District
receives a development proposal, the District intends to provide the
following requirements, in addition to any additional requirements that
may apply upon District review of future development, to the City of
Meridian:
Site Specific Requirements:
Dedicate 48-feet of right-of-way from the centerline of Overland Road
abutting the parcel by means of recordation of a final subdivision plat or
execution of a warranty deed prior to issuance of a building permit (or
other required permits), whichever occurs first.
10.
Dedicate 35-feet of right-of-way from the centefline of Stoddard Road
abutting the parcel by means of recordation of a final subdivision plat or
execution of a warranty deed prior to issuance of a building permit (or
other required permits), whichever occurs first.
11.
Extend Malayan Street into the site from the Bear Creek Subdivision,
located approximately 1,200-feet east of Stoddard, out to Overland
Road. Malayan Street shall be constructed as a 41-foot street section,
with curb, gutter and 5-foot wide concrete sidewalk.
12.
Provide a deposit to the Public Rights-of-Way Trust Fund for the site's
proportionate share of the cost of constructing the signal at the
Overland Road/Stoddard Road intersection.
13.
Construct a westbound left-turn lane at the Overland Road/Stoddard
Road intersection. The applicant shall coordinate the design of the
turn-lane with District staff.
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 16
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/QUEENLAND ACRES SUB
(AZ-01-022)
14.
15.
16.
17.
18.
19.
20.
21.
Construct a northbound left-turn lane at the Overland Road/Stoddard
Road intersection. The applicant shall coordinate the design of the
turn-lane with District staff.
Locate driveways or public street intersections on Stoddard Road a
minimum of 175-feet from the Overland Road/Stoddard Road
intersection for full access, 85-feet from the intersection for a restricted
right-in/right-out driveway, and align or offset a minimum of 150-feet
from any proposed/existing driveways. Coordinate the location of
driveways on Stoddard Road with District staff.
Locate driveways or public street intersections on Overland Road a
minimum of 440-feet from the Overland Road/Stoddard Road
intersection for full access, 220-feet from the intersection for a restricted
right-in/right-out driveway, and align or offset a minimum of 150-feet
from any proposed/existing driveways. Coordinate the location of
driveways on Overland Road with District staff.
A maximum of three public or private street intersections shall be
allowed on both Overland Road and Stoddard Road.
Pave any proposed driveway its full width and at least 30-feet beyond
the edge of pavement of Overland Road and Stoddard Road, and install
pavement tapers with 15-foot radii abutting the existing roadway edge.
Provide a recorded cross access easement among all of the parcels
associated with the comp plan amendment, and to the parcel to the east
to use this parcel for access to the public streets prior to issuance of a
building permit (or other required permits).
Construct a center turn lane on Overland Road for any proposed
Overland Road/site access intersection. The turn lane shall be
constructed to provide a minimum of 100-feet of storage with shadow
tapers for both the approach and departure directions. Coordinate the
design of the turn lane with District staff.
The applicant shall be required to construct a center turn lane on
Stoddard Road for the Stoddard Road/site access intersection. The turn
lane shall be constructed to provide a minimum of 100-feet of storage
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 17
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/QUEENLAND ACRES SUB
(AZ-01-022)
with shadow tapers for both the approach and departure directions.
Coordinate the design of the turn lane with District staff.
22. Construct a 5-foot wide concrete sidewalk on Overland Road abutting
the parcel within 2-feet of the new right-of-way. Coordinate the
location, elevation and grade of the sidewalk with District staff.
23. Construct a 5-foot wide concrete sidewalk on Stoddard Road abutting
the parcel within 2-feet of the new right-of-way. Coordinate the
location, elevation and grade of the sidewalk with District staff.
24. As required by current District policy, additional restrictions on the
width, number and locations of driveways, shall be placed on future
development of this parcel.
25. Other than the access point specifically described with this application,
direct lot or parcel access to Overland Road and Stoddard Road is
prohibited.
Adopt the Meridian Fire Department Recommendations as follows:
26. A fire-flow of 1,000 gallons per minute shall be available for a duration
of 2 hours to service the entire project. Fire hydrants shall be placed an
average of 400' apart at approved locations.
27. Operational fire hydrants and temporary or permanent street signs are
required before combustible construction begins.
28. Acceptance of water supply for fire protection is contingent upon
acceptance of the water system by the City of Meridian.
29. Final approval for fire hydrant location shall be by the Meridian Fire
Department.
30. All turning radii shall be a minimum of 28' inside and 48' outside.
31. Insure that all yet undeveloped parcels are maintained free of
combustible vegetation.
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 18
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/QUEENLAND ACRES SUB
(AZ-01-022)
32. The roadways shall be built to Ada County Highway standards.
33. All access roads within the project shall have a clear driving surface with
a mininmm width of 20'.
4. The City Attorney shall prepare for consideration by the City Council
the appropriate ordinm~ce for the mmexation and zoning designation of the real property
which is the subject of the application to (C-G) General Retail and Service Commercial
District, and Meridian City Code § 11-7-2.
5. Subsequent to the passage of the Ordinance provided for in section 4 of
this Order the engineering staff of the Public WorLs Department shall prepare the
appropriate mapping changes of the official boundaries and zoning maps as provided in
Meridian City Code § 1 I-21-1 in accordance with the provisions of the annexation and
zoning ordinance.
NOTICE OF FINAL ACTION
Please take notice that this is a final action of the governing body of the City of
Meridian. Pursuant to Idal~o Code § 67-652I an affected person is a person who has
an interest in real property which may be adversely affected by the issuance or denial of
the annexation and zoning and who may within twenty-eight (28) days after the date
of this decision and order seek a judicial review as provided by Chapter 52, Title 67,
Idaho Code.
By action of the City Council at its regular meeting held on the----/~ ~ day
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 19
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/QUEENLAND ACRES SUB
(AZ-O 1-022)
ROLL CALL
,2002.
COUNCILMAN KEITH BIRD
COUNCILWOMAN TAMMY deWEERD
COUNCILWOMAN CHEKIE Mc CANDLESS
COUNCILMAN WILLIAM L.M. NARY
VOTED
VOTED
VOTED__~
VOTED
MAYOR ROBERT D. CORKIE (TIE BREAKER)
DATED: ~ --tr~--~9 ~-
VOTED
MOTION:
APPROVE DISAPPROVED: __
Copy served upon Applicant, the Planning and Zoning Department,
Department and the City Attorney.
dit~r Clerk
Z:\WorkkM~vleridian~vleridian l$360IV~Queenland Acres AZ01-022kAZFfrgl&Order,do¢
FINDINGS OF FACT AND CONCLUSIONS OF LAW - Page 20
AND DECISION AND ORDER GRANTING APPLICATION
FOR ANNEXATION AND ZONING/QUEENLAND ACRES SUB
(AZ-01-022)