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HomeMy WebLinkAboutApplicant Response to Staff ReportMeridian, ID 83642 D. Representative: Van Elg, The Land Group, Inc. (208-93 9-404 1) E. Applicant's Statement/Justification: Please see applicant's narrative for this information. V. PROCESS FACTS A. The subject application is for an annexation. A public hearing is required before the Planning & Zoning Commission and City Council on this matter, consistent with Meridian City Code Title I I, Chapter 5. B. Newspaper notifications published on: February 2, and 16, 2009 C. Radius notices mailed to properties within 300 feet on: January 30, 2009 D. Applicant posted notice on site by: February 10, 2009 VI. LAND USE A. Existing Land Use(s): A concrete batch plant associated with the I-84 construction project currently exists on the site. There are several existing structures that will be removed upon development of the site. B. Character of Surrounding Area and Adjacent Land Use and Zoning: This site is surrounded by residential/agricultural properties and borders 1-84, Ten Mile Road, and Overland Road. I . North: Interstate 84; rural residential/agricultural property, zoned RUT in Ada County 2. East: Residential/agricultural property, zoned RUT in Ada County 3. South: Overland Road; existing residential property, zoned RUT in Ada County; and approved but not yet constructed residential uses in Southridge Subdivision, zoned R-8 and TN-R 4. West: Residential properties in Cheviot Hills Estates Subdivision, zoned RI (in Ada County) C. History of Previous Actions: None D. Utilities: 1. Public Works: a. Location of sewer: W. Overland Road b. Location of water: Water will be constructed by JLJ with the W. Overland Road realignment. c. Issues or concerns: None E. Physical Features: 1. Canals/Ditches irrigation: There is a canal/ditch on this site that runs east/west from Ten Mile Road midway across the property. 2. Hazards: Staff is not aware of any hazards that exist on this property. F. Access: The conceptual development plan submitted with this application identifies a public street access (W. Tasa Drive) to Ten Mile Road and another (Market Square Way) to the re- aligned W. Overland Road. Another public street, W. Old Market Court, is proposed with future development to be extended midway along the southern boundary of the site from Market Square Southridge 31 AZ-08-016 PAGE 2 Way and terminate in a cul-de-sac. See Analysis, Section 10, below for Staffs analysis of the proposed access to the site. VIL COMPREHENSIVE PLAN POLICIES AND GOALS This site is designated as "Mixed Employment" on the Ten Mile Interchange Specific Area Plan Future Land Use Map. Per the Specific Area Plan (page 3-11), "The purpose of the Mixed Employment areas is to encourage a diversity of compatible land uses that may include a mixture of office, research and specialized employment areas, light industrial including manufacturing and assembly, and other miscellaneous uses. These areas generally do not include retail and consumer service uses serving the wider community. However, a small amount of retail and service establishments, primarily serving employees and users of the Mixed Employment areas or nearby industrial areas, are allowed. Such retail would be the exception and not the rule. Buildings in this category are anticipated to range in height from 1-4 stories, have total floor areas of 10,000-1,000,000 square feet, and floor to area ratios (FAR) will exceed 0.75." Future development will be required to be consistent with the stated purpose, intent, and standards of the Mixed Employment land use category within the Ten Mile Specific Area Plan. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the development of this property (staff analysis in italics): • 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 Sheriff's Office. Once annexed the lands will be serviced by the Meridian Police Department (MPD). ➢ The roadways adjacent to the subject lands are currently owned and maintained by the Ada County Highway District (ACHD). 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. • Chapter V, Goal III, Objective D, Action 5 — Require all commercial and industrial businesses to install and maintain landscaping. Street buffer landscaping and internal parking lot landscaping will be required with future development of this site. All landscaping shall be installed and maintained on the site in accordance with the standards listed in UDC 11-3B or the standards in effect at the time of development. Southridge 31 AZ-08-016 PAGE 3 • Chapter V, Goal III, Objective B, Action 8 -- Require all developments adjacent to designated entryway corridors to provide a minimum of 35 feet of high quality, professional landscaping on the site adjacent to the roadway. Upon development of this site, the developer will be required to construct landscape buffers along Ten Mile Road and Overland Road both entryway corridors into the City, and along 1-84, in accordance with the street buffer standards listed in UDC 11-3B-7C or the standards in effect at the time of development. • Chapter VII, Goal IV, Objective D, Action 2 — Restrict curb cuts and access points on collectors and arterial streets. While there is no development proposed at this time, future development will provide one access to/from this site tafrom Ten Mile Road via W. Tasa Drive, a proposed public street and to/from the newly aligned Overland Road via Market Square Way, a proposed public street. No other access points are proposed or approved to/from this site via Ten Mile Road or Overland Road • Chapter VI, Goal 11, Objective A, Action 12 (page 85) — Develop methods, such as cross -access agreements, frontage roads, to reduce the number of existing access points onto arterial streets. With the redevelopment of this site, the applicant is proposing to provide a public stub street (W. Tasa Drive) to the property to the east for future interconnectivity, which should assist in reducing the number of access points onto Overland Road, an arterial street. • Chapter VII, Goal I — Ensure a variety and balance of land uses to support the Meridian Impact Area. Staff believes that the type and mix of commercial/industrial uses (i. e. corporate & business offices; research facilities & laboratories; light industrial uses including manufacturing & assembly; and occasional, complementary uses which focus on serving area employees & users, such as business services, child care, and convenience retail) encouraged in the M-E designation will provide a variety of employment opportunities and services within the impact area and possibly to the future residents of Southridge Subdivision to the south. VUL UNIFIED DEVELOPMENT CODE A. Schedule of Use: Unified Development Code (UDC) I 1-213-2 lists the permitted, accessory, and conditional uses in the M-E zoning district. Allowed uses in the M-E district are offices, medical centers, research and development facilities, and light industrial uses with ancillary support services. B. Purpose Statement of Zone: Per 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. Four 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 proximity to streets and highways." C. Dimensional Standards: Future development of the subject property shall comply with the dimensional standards listed in UDC Table I 1-213-3 for the proposed M-E zoning district in effect at the time of development. D. Landscaping L Width of street buffer(s): UDC Table 11-213-3 currently requires a 50-foot wide landscape buffer adjacent to I-84; a 35-foot wide landscape buffer adjacent to S. Ten Mile Road and W. Overland Road, both entryway corridors; a 20-foot wide landscape buffer adjacent to W. Tasa Southridge 31 AZ-08-016 PAGE 4 Drive and Market Square Way, if classified as collector streets; and a 10-foot wide landscape buffer adjacent to W. Old Market Court if classified as a local street. The applicant shall comply with current UDC standards in effect at the time of development. 2. Width of buffer(s) between land uses: The applicant is required to comply with the design guidelines contained in the Ten Mile Interchange Specific Area Plan. 3. Percentage of site as open space: NA 4. Tree Preservation: Mitigation is required for all existing healthy trees 4-inch caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of 104% replacement. E. Off -Street Parking: Not applicable as no development is proposed at this time; however, off-street parking is depicted on the concept plan. Future development shall comply with the standards set forth in UDC I 1-3C-6B for commercial districts. IX. ANALYSIS Analysis of Facts Leading to Staff Recommendation: The annexation legal description submitted with the application (stamped on December 12, 2008 by Hugh Edwards, PLS) shows the property as contiguous to the existing corporate boundary of the City of Meridian. Dimensional Standards: Development of the site is required to comply with the dimensional standards of the M-E district listed in UDC Table I 1-213-3. There is no required front, rear, or side setback. However, where a landscape buffer is required, buildings shall be set back at least the minimum width of the buffer. Conceptual Development Plan: The applicant has submitted a conceptual development plan showing how the site may develop in the future; however, the applicant has stated that it is for illustrative purposes only and that future concept and development plans will be submitted based on the market and economic conditions. The concept plan depicts 14 building pads; drive aisles for circulation within the site; off-street parking; the extension of Tasa Drive (a public street that exists across Ten Mile Road to the west) through the site to the east property boundary; and Market Square Way, a public street proposed to connect Tasa Drive to the new alignment of Overland Road south of this site. Two round- abouts are depicted on the plan to enhance traffic flow within the site. Another public street, W. Old Market Court, is shown in the current location of Overland Road extending from Market Square Way to the west midway along the south boundary of the site ending in a cul-de-sac with a driveway access to the north into the site. Because the applicant has noted that the concept plan is only for illustrative purposes, Staff is highlighting certain aspects of the plan that we recommend be incorporated into a future plan for the site, as follows: 1) provide a round -about for more efficient circulation at the intersection of Market Square Way and Tasa Drive; 2) locate structures adjacent to streets with parking at the rear and sides of the structure; 3) provide a stub street at the east property boundary for future interconnectivity and to reduce access points to Overland Road; and 4) provide a public plaza area within the site generally along an axial alignment with any large structure or framed by a configuration of smaller structures and as a focal point to the development in an area (size) proportional to the development; and 5) provide a vehicular and pedestrian connection from the cul-de-sac at W. Old Market Court to W. Tasa Drive. Southridge 31 AZ-08-016 PAGE 5 Existing Structures: There are existing structures on this site, which the applicant proposed to remove prior to development. The concept plan depicts the existing dairy barn and silos, however, they are proposed to be removed. Building Elevations/Design Standards: The Applicant did not submit conceptual building elevations or architectural guidelines for future buildings to be constructed on this site. However, the applicant has stated that future development will comply with current design standards and the Ten Mile Specific Area plan. Existing Landscaping: There are a lot of large existing trees over 4" caliper that exist on the site. Per UDC I 1-3B-IOC, mitigation is required for all existing healthy trees 4-inch caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of 100% replacement. The applicant shall contact Elroy Huff, City Arborist, at 888-3579 prior to removing any trees from the site to determine the amount of mitigation required for this site. Access: The conceptual development plan submitted with this application shows one public street access (W. Tasa Drive) to Ten Mile Road and another (Market Square Way) to the future re -aligned W. Overland Road south of the site. The new Ten Mile interchange project is adjacent to this site on the north and west boundaries. After the interchange is constructed, Overland Road (in its current location at Ten Mile Road) is intended to be converted to a right-in/right-out until the construction of Tasa/Market Square is complete through the site. As part of the Ten Mile interchange construction project, the Idaho Transportation Department (ITD) plans to reconstruct Tasa Drive further to the north on the west side of Ten Mile Road and extend Tasa to the east side of Ten Mile Road under the approach ramp through the subject site to the junction of Tasa Drive/Market Square Way and south (Market Square Way) to the existing Overland Road. Right-of-way (ROW) has already been obtained for the construction of Tasa/Market Square to the existing Overland Road location; right-of-way has not yet been obtained from the existing Overland to the future realignment of Overland. If ROW is obtained between the existing Overland and future Overland locations prior to the construction of Tasa/Market Square through the subject site, ITD will construct Market Square to the newly aligned Overland. Once Tasa/Market Square has been constructed to the newly aligned Overland, the existing Overland access to Ten Mile will be removed and access will be terminated. If ROW is not obtained prior to construction, ITD will improve Overland Road in its current location from Market Square west to the Ten Mile intersection. Certificate of Zoning Compliance: The applicant will need to apply for a Certificate of Zoning Compliance for approval of future structures and uses proposed on the site. All future development shall comply with current design standards, provisions of the UDC, and the Ten Mile Specific Area Plan. Development Agreement: UDC I 1-5B-3.D.2 and Idaho Code § 65-6711A provides the City the authority to require a property owner to enter into a Development Agreement (DA) with the City that may require some written commitment for all future uses. Staff believes that a DA is necessary to ensure that this property is developed in a fashion that is consistent with the comprehensive plan and does not negatively impact nearby properties. Prior to annexation ordinance approval, a Development Agreement (DA) shall he entered into between the City of Meridian, property owner (at the time of annexation ordinance adoption), and the developer. The applicant shall contact the City Attorney, Bill Nary, at 898-5506 to initiate this process. Said DA shall be completed within I year of City Council action. The DA shall incorporate the provisions noted in Exhibit B. Southridge 31 AZ-08-016 PAGE 6 Page: 6 ,:;Number: I Author: JimJ Subject: Sticky Note Date: 3/5/200910:21:47 AM Sonya, i don't know where the right in right out is coming from? This intersection will go away :-- Number: 2 Author: JimJ Subject: Sticky Note Date: 3/5/200910:22:05 AM ITD has begun design of the section and once complete the ROW process will begin X. EXHIBTTS A. Drawings 1. Vicinity/Zoning & Aerial Map 2. Conceptual Development Plan B. Agency Comments 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department 5. Parks Department 6. Sanitary Service Company 7. Ada County Highway District C. Legal Description & Exhibit Map D. Required Findings from Unified Development Code Southridge 31 AZ-08-016 PAGE 7 A. Drawings 1. Vicinity/Zoning & Aerial Map Exhibit C — Page 2 2. Conceptual Development Plan Exhibit C — Page 3 B. Conditions of Approval On .January 29, 2009 a joint agency and departments meeting was held with service providers in this area. These agencies submitted comments on this application, which are included below. I. Planning Department 1.1 ANNEXATION COMMENTS 1.1.1 Prior to the annexation ordinance approval, a Development Agreement (DA) shall be entered into between the City of Meridian, 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 to initiate this process. Said DA shall be completed within 1 year of City Council action. The required DA provisions are as follows: a. Future development of this site shall comply with all UDC standards, including current design standards in effect at the time of development, and the standards of the Ten Mile Specific Area Plan. b. The applicant shall modify the subject Development Agreement to include a specific site plan showing how the site is proposed to develop prior to submittal of the first development application for this site. The plan shall be consistent with the standards of the Ten Mile Specific Area Plan and current design standards in effect at the time of development. At a minimum, the plan shall incorporate the following features: 1) a round -about for more ffm efficient circulation at the intersection of Market Square Way and Tasa Drive; 2) structures shall be located adjacent to streets with parking at the rear and sides of the structure; 3) a stub street shall be provided at the east property boundary for future interconnectivity and to reduce access points to Overland Road; 4) public plaza area(s) shall be provided within the site generally along an axial alignment with any large structure or framed by a configuration of smaller structures and as a focal point to the development in an area (size) proportional to the development; and 5) a vehicular and pedestrian connection shall be provided from the cul-de-sac at W. Old Market Court to W. Tasa Drive. c. Extend Tasa Drive as a stub street to the east property boundary for future interconnectivity upon development of the property to the east. d. Per UDC 11-3B-IOC, mitigation is required for all existing healthy trees 4-inch caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of 100% replacement. The applicant shall contact Elroy Huff, City Arborist, at 888-3579 prior to removing any trees from the site to determine the amount of mitigation required for this site. e. A Certificate of Zoning Compliance application is required to be submitted for all new structures/uses on this site. f. The operation of a concrete batch plant on the subject property shall be allowed as an accessory use to the construction activities related to the 1-84 widening and construction of the Ten Mile interchange. Upon completion of the Ten Mile interchange, the operation of the batch plant shall cease; equipment and any remaining stock piles shall be removed from the site and the site shall be restored to a clean condition. 2. Public Works Department 2.1 Water service to this site shall be from an extension of the 12 inch main that is to be constructed in the W Overland Road realignment and continuing in the proposed Market Square Way. The applicant will be responsible to install water mains to and through this project, coordinate main Exhibit C — Page 4 Page: 10 J- Number: 1 Author: JimJ Subject: Sticky Note Date: 3/5/2009 10:22:57 AM This will be constructed by ITD rNumber: 2 Author: JimJ Subject: Sticky Note Date: 3/5/2009 10:22:20 AM This also will be constructed by ITD Number: 3 Author: JimJ Subject: Sticky Note Date: 3/5/200910:22:37 AM As part of the Building removal process the trees are being and may already be removed but adequate survey information exists to allow for the calculation of mitigation and we are certain that the amount of trees that this project would have would be more than enough to mitigate the existing trees size and routing with the Public Works department. 2.2 Sanitary sewer service to this development is being proposed via extension of mains in W Overland Rd. Due to the fact that this property is located in two sewer drainage basins the applicant will need to construct sewer mains for each basin as shown on the City of Meridian Sewer Master Plan or work with Public Works Staff to provide and equivalent solution. The applicant shall install mains to and through this project; applicant shall coordinate main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub -grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. 2.3 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public right of way (include all water services and hydrants). 2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (UDC I i-3A-6). The applicant should be required to use any existing surface water for the primary source. If a surface source is not available, a single -point connection to the culinary water system shall be required. If a single -point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. 2.5 Meridian Public Works specifications do not allow any large landscaping within a five foot radius of water meters. The applicant shall make the necessary adjustments to achieve this separation requirement and comply with all landscape requirements. 2.6 Additional width to the public utilities, drainage and irrigation easement along the right -of way shall be dedicated where the sidewalk is located past the right-of-way. The additional width needs to be sufficient to allow for 10 feet of easement past the sidewalk. 2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-I-4 and 9-4-8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells may be used for non -domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 2.8 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that intersect, cross or lie within the area being developed shall be tiled. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or non -approval submitted to the Public Works Department prior to plan approval. If lateral users association approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer. 2.9 Street signs are to be in place, water system shall be installed and activated, sewer system shall have passed air -testing and video inspection, fencing installed, drainage lots constructed, road base approved by the Ada County Highway District, prior to applying for building permits. 2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to obtaining certificates of occupancy. 2.11 All development improvements, including but not limited to sewer, fencing, micro -paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to construction plan approval. Exhibit C — Page 5 2.13 Applicant shall be responsible for application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency, F= =--i 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.15 Developer shall coordinate any new mailbox locations with the Meridian Post Office. Where mailboxes are located on or near sidewalk the applicant shall comply with all American with Disabilities Act requirements for unobstructed sidewalk access. 2.16 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.17 The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of building pads are at least I -foot above. 2.18 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public `2 F 2 residential streets. Two -hundred and fifty watt high pressure sodium streetlights, on 30' pole shall be required on subdivision entrances and collector roadways. Design of the streetlights shall be approved by the Public Works Department. Decorative lights require a streetlight agreement on file with Public Works prior to activation. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants, and no further than 400' distance in between locations. Final design locations and quantity are determined after power designs are completed by Idaho Power Company. The street light contractor shall obtain approval from the Public Works Department, and permit from Building Department prior to commencing installations. 3. Fire Department 3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 1/2" 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. 3 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. 3.3 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. 3.4 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside radius. 3.5 Private Alleys and Fire Lanes shall have a 20' wide improved surface capable of supporting an imposed load of 75,000 lbs. All roadways shall be marked in accordance with Appendix D Section D103.6 Signs. 3.6 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather surface are required before combustible construction is brought on site. Exhibit C—Page 6 Page: 12 Number: 1 Author: JimJ Subject: Sticky Note Date: 3/5/2009 10:23:06 AM It should be noted that where any improvements are being completed by ITD that these responsibility falls upon the State ;Number. 2 Author: JimJ Subject: Sticky Note Date: 3/5/200910:23:14 AM When would this be required? i would agree that upon development but not at annexation ;Number. 3 Author: Jim.) Subject: Sticky Note Date: 3/5/200910:23:20 AM no hydrants will be proposed at this time but as development begins all required hydrants will be installed 3.7 The roadways shall be built to Ada County Highway Standards cross section requirements and shall have a clear driving surface. Streets with less than a 29' street width shall have no parking. Streets with Iess than 33' shall have parking only on one side. These measurements shall be based on the back of curb dimension. The roadway shall be able to accommodate an imposed load of 75,000 GVW. 3.8 Commercial and office occupancies will require, with annexation approval, a fire -flow consistent with the International Fire Code to service the proposed project. Fire hydrants shall be placed per Appendix D. 3.9 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. 3.10 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. 3.11 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). 3.12 Buildings over 30' in height are required to have access roads in accordance with The International Fire Code Appendix D Section D105. 3.13 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. 3.14 COMMERCIAL AND INDUSTRIAL - Buildings or facilities having a gross building area of more than 62,000 square feet (5760 m2) shall be provided with two separate and approved fire apparatus access roads separated by one half of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. Exception: Projects having a gross building area of up to 124,000 square feet (11520 m2) that have a single approved fire apparatus access road when all buildings are equipped throughout with approved automatic sprinkler systems. (Remoteness Required) Provide a permanent secondary access to the site at time of development via Ten Mile Road or Overland Road. 3 3.15 Submit details of the round -about to the Fire Department prior to construction. 4 4. Police Department 4.1 The Police Department has no concerns related to the site design submitted with the application. Exhibit C — Page 7 Page: 13 Number: I Author: JimJ Subject: Sticky Note Date: 3/5/200910:2327 AM we are proposing no street construction outside of what ITD will construct Number: 2 Author: JimJ Subject: Sticky Note Date: 3/5/200910:23:51 AM There will be.no structure to address ,__;Number: 3 Author: JimJ Subject: Sticky Nate Date: 3/5/200910:23:37 AM Access is being prohibited from both Ten Mile and Overland so internal roadways and drive aisles are the only option Number: 4 Author: JimJ Subject: Sticky Note Date: 3/5/200910:23:39 AM I believe this is better suited to request of ITD as they will be constructing the round -about 5. Parks Department 5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape Ordinance (UDC 11-3B-10) will be followed. 5.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in the City of Meridian Landscape Ordinance (UDC 11-3B-10) will be followed. 6. Sanitary Service Company 6.1 SSC did not submit comments on this application. 7. Ada County Highway District This application is for annexation and rezone only. Listed below are some of the findings for consideration that the District may identify when it reviews a future development application. The District may add additional findings for consideration when it reviews a specific redevelopment application. 7.1 Site Specific Conditions of Approval 7.1.1 Vacate Overland Road where it intersects Ten Mile Road if the following criteria are met: a. The conditions of the existing Developer Cooperative Agreement are satisfied. These conditions include, but are not limited to: provision of a financial surety to ACHD to guarantee the construction of Overland Road in the new alignment, and completion of the Overland Road realignment no later than October 31, 2009; b. ACHD submits and ITD approves a change order to provide access to both the site and Tasa Drive via Market Square Way instead of the existing Overland Road alignment. This change order will call for the construction of Market Square Way from the new Overland Road alignment to Tasa Drive, and for the complete removal of Overland Road where it currently intersects Ten Mile Road. This change order cannot be submitted until a financial surety guaranteeing the construction of Overland Road in the new alignment is in place, c. The applicant, ACHD, and ITD reach an agreement for the provision of right-of-way and construction of Market Square Way between the existing and proposed new alignment of Overland Road. 7.1.2 Construct any internal and abutting that are NOT built by ITD as 36-foot commercial street sections with vertical curb, gutter, and 7-foot wide attached concrete sidewalk on both sides. 7.1.3 If the applicant, ACHD, and ITD are unable to come to an agreement for the provision of right- of-way and construction of Market Square Way between the existing and proposed new alignment of Overland Road, construct this section of roadway prior to any development of the site. 7.1.4 Construct any portion of the proposed roundabout that is NOT built by ITD. 7.1.5 Construct one stub street to the east, located approximately 450-feet north of the existing Overland Road (measured centerline to centerline). Install a sign at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 7.1.6 If the criteria of Site Specific Condition of Approval # I are met, and Overland Road is vacated where it intersects Ten Mile Road, then: a. Provide access to Windy Ridge Lane at the south property boundary; b. Provide access to 1620 S. Ten Mile Road (parcel # S 1223223300). Exhibit C — Page 8 7.1.7 Restrict all commercial driveways to 36-feet in width, and pave each driveway its full width at least 30-feet into the site from the street. 7.1.8 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 may be 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 PIanter Width 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 (1-811-342-1585) 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. 7.2.12 No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representative of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 7.2.13 Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. Exhibit C — Page 9 C. Legal Description & Exhibit Map T" TA" altout lice JeO tber f`mJW No 07144 Aauiptpiion Lid Reza rye €,e a1 seutliri�� S 1 36:�?tom EXIUBIT "A" A r t of land fpr an"exadon mid rmite pttrpt,ses <ituatcd in ae SQittlt:tc� # Cite tlntamer r 1 th Scuthu st t - i j 1 3 u4.. ts, v rY , tart e J \4`cst. i3<t 5a Mendiant Ada ltsF i s p i . e 4 de�C�thc:1:w5 cllovt«a: i3Ef t4:qIt at a f6uns3 1rass caf matron in t1,e Svwhwect Cmier of=Aid Section 14 n rn�, cntt alnapT ►� Ten \q i, Road rj4 'hi h a f. etid R r tt?r s['el pig r��attritertr .g i#•le hest CJre Qu..rter t�f ,atd Seuiar, T heary No,*Lj( 0,1asi s disoincs of <.559-52; it r ye fo'lOwing the westci v tine of =aid Scvl 7n lit attd ihe mat#erlinc of said 9,:u h lea ;vide Read; tknh kHl'%31i 1?i" East a h,r<utc@ of 1-187,62 test to it rvi r `•13 the cet;terl;ne-efj;s ii-Q.t. of ��Qi�fy lute �#St 56xi ispttcrl#cte and is,ilmvi#l� tit c �r„eriinr '�St�.13f�►��`�(11"�t�!!►•F�f'1 327,#}�fe��t t u tu�ir,t osili►i:`,y'���t�4tu'tat'ttrt�,�`tp4rt#HNcst (�n� +,ivatler; �h' 1�`'g��lrt�'i�t»zi#tR the c�stCl[i� � t�! 5authi�est 1,194A6 feet to a fnlwy, f$` t t pm nn tr n; n[ansl 1t €thc tst Ct,rrls r of slid Ssisrtitygit - s trar'LF f the. Spwfmict {)rlc t-nar#er On t fE eertefflne; of ik'c5t C7yc3�Gasf; lea i sg :;lid e-ic r1y line and following the s+ytttheri} line ofsmd # Clt#e cat arter nJ #t,c icuthnrst tine Quarter andthcr,Co#erline afsaid hlzC[1 9L 9Lj'2 7" Welta distance of feet #n the 's dCseYtllrt] traer 3f iae l conjaift 2"t acres„nUrr cri spbJRi to any or 7 ghti : Pwjy Atteehed iiet* P91e411,14 W and trf lhia refira"'O: w mgdo a psly he.f Ptepured8r; _fHE.it1NDGR>}t3r,fttif'. ad2 ,.MORN novik, St 1Te lex} fl6LE;i1010 R3616 r'ai8�9�y-tt#3� 1 208-930 45 (FAX) n � l�ex+ann w;e�rc wottsCs �P'' Exhibit C -page 10 EIA TECi LA1. TF3 ,5�t' LA OF THE SW 114 OF SI t 7iCi ti E 4} T Wh�Sf [P 3 NORTH, kA;NGF t WL,-,Sr, A.M+ AVA COUNTY tD,l-10 LL 15 14 0 Exhibit C—Page 11 D. Required Findings from Unified Development Code L 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 all the subject property M-E; the Comprehensive Plan Future Land Use Map designation for this property is Mixed Employment. Staff finds that the proposed zoning map amendment complies with the future land use map designation for the property and the applicable provisions of the comprehensive plan. Please see Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more information. B. The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds that future development of this property will be required to comply with the purpose statement of the commercial districts and the established regulations of the M-E zoning district. C. The map amendment shall not be materially detrimental to the public health, safety, and welfare; Staff finds that the proposed zoning amendment will not be detrimental to the public health, safety, or welfare. Staff recommends that the Commission and Council rely on any oral or written testimony that may be provided when determining this finding. D. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; and, Staff finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. E. The annexation is in the best of interest of the City (UDC 11-511-3.E� Staff finds that all essential services are available or will be provided by the developer to the subject property and will not require unreasonable expenditure of public funds. The applicant will be required to develop the land in general compliance with the City's Comprehensive Plan. This is a logical expansion of the City limits. In accordance with the findings listed above, staff finds that Annexation and Zoning of this property to WE would be in the best interest of the City if a Development Agreement is required with the provisions noted in the staff report. Exhibit D — Page l --1 13' 3233' Keynotes: 12. NEW SOLID FENCE — SEE SPECIFICATIONS Sao' 51. INSTALL 18" CONCRETE MOWSTRIP CENTERED Y UNDER FENCE. G Notes: — Add mowstrip under solid fencing. o '9 S 9 O> N g 01 I MW -- R4.5 .n 3 m 35 S PR MOWSTRIP UNDER FENCE rjltWp -'M°aIAM'tePtu. W' FIndependent Elementary (1 • Cavil Engineering ! School -Site P[anniny Vv ll Boise School Dis 462 LI Shore I), Eayte Cfl. 936C6 Phone(')93"""'_6f 939-ah0a o 1 "=50'-0" —= 308033 1.03 ~~=~~ .~ ~c~~v~ ~A~ a ~ zoos CITY OFG4~fE STAFF REPORT Hearing Date: March 5, 2009 CITY CLERKS OFFICE (Coratanued, from February 19, 2009) TO: Planning & Zoning Commission ~ ~~ FROM: Sonya Wafters, Associate City Planner -~ r .. F-. ~`:; ,: ,,. ~, ;t: ~`~ `~- r F,~, ~ ~ fi. ~,, ~:: 208-884-5533 SUBJECT: AZ-08-16 - Southridge 31 L S RY DESCRIPTION OF APPLICANT'S REQUEST The applicant, James Jewett, has applied for Annexation and Zoning (AZ} approval of 36.27 acres of land from the RUT zoning district in Ada County to the M-E (Mixed Employment} zoning district in the City. II. SUMiVYARY RECOIVIlVILNDATION Staff is recommending approval of the proposed annexation with the Development Agreement provisions listed in Exhibit B, based on the Findings of Fact and Conclusions of Law in Exhibit D of the Staff Report. ffi. PROPOSED 1VdOTION Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Councih of File Number AZ-08-OI6, as presented in the staff report for the hearing date of March 5, 2009 with the following modifications: (Add any proposed modifications.) Denim After considering all siaf~ applicant and public testimony, I move to recommend denial to the City Council of File Number AZ-08-016, as presented during the hearing on March 5, 2009, for the following reasons: (You should state specific reasons for denial of the annexation and you must state specific reason(s) for the denial of the plat.) Continuance I move to continue File Numbers AZ-08-O1b to the hearing date of (insert continued hearing date here} for the following reason(s): (You should state specific reasons} for continuance.) 1[V. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The site is located on the northeast corner of W. Overland Road and S. Ten Mile Road, in the southwest''/4 of Section 14, Township 3 North, Range 1 West. Parcel Numbers: S 1214336100; S 1214336350; S 1214336340; S 1214336400; and S 1214336450 B. owner(s): James L. Jewett & ECK Family Limited Partnership, etal 1520 S. Ten Mile Raad Meridian, ID 83642 C. Applicant: James L. Jewett 1560 Coral Street Southridge 31 AZ-OS-OIb PAGE 1 ~" sib; qua r~f ~~1i . ~'' . ,4 :j />: ~. ~ .. ~if~n? 'd .s.~ \T f ~ ~~~E . ,:: :., ,; r, _~_, ,:~:~ ~; f~ # 4~.ti1VY r~. .3 '%.;~r t~ ~a ~.~ ;fit ~~ ~J~.~ Y~S.,~i. ~) ~'. ,,, .h„ > . `: ., 4'_ v [:~ r^` ti~ -'rYiS Meridian, ID 83642 . D. Representative: . Van Elg, The Land Group, Inc. (208-939-4041) E. Applicant's Statement/Justification: Please see applicant's narrative for this information. V. PROCESS FACTS A. The subject application is for an annexation. A public hearing is required before the Planning & Zoning Commission and City Council an this matter, consistent with Meridian City Code Title 1 1, Chapter 5. B. Newspaper notifications published on: February 2, and 16,.2009 C. Radius notices mailed to properties within 300 feet on: January 30,2009 D. Applicant posted notice on site by: February 10, 2009 VI. LAND USE A. Existing Land Use(s): A concrete batch plant associated with the I-84 construction proj ect currently exists on the site. There are several existing structures that will be removed upon development of the site. B. Character of Surrounding Area and Adjacent Land Use and Zoning: This site is surrounded by residentiallagricultural properties and borders I-84, Ten Mile Road, and Overland Road. 1. North: Interstate 84; rural residential/agricultural property, zoned RUT in Ada County 2. East: Residential/agricultural property, zoned RUT in Aria County 3. South: Overland Road; existing residential property, zoned RUT in Ada County; and approved but not yet constructed residential uses in Southridge Subdivision, zoned R-8 and TN-R 4. West: Residential properties in Cheviot Hills Estates Subdivision, zoned RI (in Ada County) C. History of Previous Actions: None D. Utilities: 1. Public Works: a. Location of sewer: W. Overland Road b. Location of water: Water will be constructed by JLJ with the W. Overland Road realignment. c. Ilssaes or eoncerns: None E. Physical Features: 1. Canals/Ditches Irrigation: There is a canaUditch on this site that runs east/west from Ten Mile Road midway across the property. 2. Hazards: Staff is not aware of any hazards that exist on this property. F. Access: The conceptual development plan submitted with this application identifies a public street access (W. Tasa Drive) to Ten Mile Road and another (Market Square Way) to the re- aligned W. Overland Road Another public street, W. Old Market Court, is proposed with future development to be extended midway along the southern boundary of the site from Market Square Soutluidge 31 AZ-08-016 PAGE 2 ~~`, -. ~.. t r f~t,_ w ~ > ~`~ : ~ _ u~, "v ~~ ~,; ~; x,. ~: ,.{~:~: } ~ Y . ~ fi ;a.: _ µ~ ;. ~:: r.I y1C ~F~; ( ;: ~ „t~' h rv~ ~Pc^N`.} ,~. y~ ,'x.51;; ~:~<~,~; ~, } j~~,- - ,: ~ ~~ ~ ~ 7 r.; ~`> _~:k ,` -,* :~; 5.; ~' ~.r ~, 4 ~~~-; `'-'is ::~~s ~ ~~#~ t: ,~ ~~~: ", `~;: E 4, -'i, ~.y ,,...,., Way and terminate in a cul-de-sac. See Analysis, Section 10, below for Staff's analysis of the proposed access to the site. VII. CO11iIPREHENSIdE PLAN POLICIES AND GOALS This site is designated as "Mixed Employment" on the Ten Mile Interchange Specific Area Plan Future Land tJse Map. Per the Specific Area Plan (page 3-11), "The purpose of the Mixed Employment areas is to encourage a diversity of compatible land uses that may include a mixture of office, research and specialized employment areas, light industrial including manufacturing and assembly, and other miscellaneous uses. These areas generally da not include retail and consumer service uses. serving the wider community. However, a small amount of retail and service establishments, primarily serving employees and users of the Mixed Employment areas or nearby industrial areas, are allowed. Such retail would be the exception and not the rule. Buildings in this category. are anticipated to range in height from 1-4 stories, have total. floor areas of 10,000-1,000,000 square feet, anil floor to area ratios (FAR) will exceed 0.75." Future development will be requrred to be consistent with the stated purposes intent, and standards of the Mixed Employment land use category within the Ten Mile Specific Area Plan. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the development of this property (staff analysis in italics): • Chapter VII, Goal III, Objective A, Action 1 -Require that development projects have planned for the provision of alt public services. The City of Meridian plans to provide municipal services to the lands proposed to be amaexed 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 Sheriff s Office. Once annexed the lands wild be serviced by the Meridian Police Department (MPD}. - The roadways adjacent to the subject lands are currently owned anti maintained by the Ada County Highway District (ACHD). 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 wild 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. • Chapter V, Goal III, Objective D, Action 5 -Require all commercial and industrial businesses to insfiall and maintain landscaping. Street buffer landscaping and internal parking dot landscaping will be required with future development of this site. All landscaping shall be installed and maintained on the site in accordance with the standards listed in UDC 11-38 or the standards in effect at the time of development. Southridge 31 AZ-08-016 PAGE 3 ~/ri ~~: . ~~~ ~;~_ .,N ti: ``ii 4 7 f'~ `~ .. ?:Fi %'~;: ~;-~!~5 1 r' ,.-_~. ~~ ~. ~ R •,ti.ti <: }~ _,_ :,~ :% :~:~.~ ::~.: ~, ~~ _, .A 14 _-,- . ~;` ~ ~~' ~- ~ ~ r? ~;~s~: "~": ~: tel: r,. r~~~ -,-~7< ~~, ;,~, .. ,. ~:~~. `-Nr ~~s~'~ ~ ~..~'' .<.;;~; ~'Y -lip ~~ : ~, a~ ,. ,~`*~ f~~, ~~ ~~ _ ~:~.., ,~ ..,: ~„ ~;,;.y ® Chapter V, Goal III, Objective B, Action 8 -- Require alI developments adjacent to designated entryway corridors to provide a minimum of 35 feet of high quality, professional Landscaping oa the site adjacent to the roadway. Upon development of this site, the developer will be required to construct landscape buffers along Ten Mile Road and Overland Road both entryway corridors into the City, and along I-84, in accordance with the street buffer standards listed in UDC 11-3B-7C or the standards in effect at the time of development. ® Chapter- VII, Goal N, Objective D, Action 2 -Restrict curb cuts and access points on collectors and arterial streets. While there is no development proposed at this time, future development will provide one access to/from this site to/from Ten Mile Road via W. Tasa Drive, a proposed public street and tolfrom the newly aligned Overland Roam via Market Square Way, a proposed public street. No other access points are proposed or approved to/from this site via Ten Mile Road or Overland Road. ® Chapter VI, Goal II, Objective A, Action 12 (page 85) -Develop methods, such as cross-access agreements, fiontage.roads, to reduce the number of existing access paints onto arterial streets. With the red~elopment of this site, the applicant is proposing to provide a public stub street (W. Tasa Drive) to the property to the east for ,future interconnectivity, which should assist in reducing the number of access points onto Overland Road an arterial street. ® Chapter VII, Goal I - Ensure a variety and balance of land uses to support the Meridian Impact Area. Staff believes that the type and mix of commercial/industrial uses (i. e, corporate & business offices; research facdlities & laboratories; light industrial uses including manufacturing & assembly; and occasional, complementary uses which focus on serving area employees & users, such as business services, child care, and convenience retail) encouraged in the M-E designation will provide a variety of employment opportunities and services within the impact area and possibly to the future residents of Southridge Subdivision to the south. VIII. i1NIFIEI?t DEVEI,OFA+IEIeT'T CORE A. Schedule of Use: Unified Development Code (UDC) I 1-2B-2 lists the permitted, accessory, and conditional uses in the M-E zoning district. Allowed uses in the M-E district are offices, medical centers, research and development facilities, and light industrial uses with ancillary support services. B. Purpose Statement of Zone: Per 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. Four 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 proximity to streets and highways." C. Dimensional Standards: Future development of the subject property shall comply with the dimensional standards listed in UDC Table I 1-28-3 for the proposed M-E zoning district in effect at the time of development. D. Landscaping i. Width of street buffer(s): UDC Table l 1-2B-3 currently requires a 50-foot wide landscape buffer adjacent to I-84; a 35-foot wide landscape buffer adjacent to S. Ten Mile Road and W. Overland Raad, both entryway corridors; a 20-foot wide landscape buffer adjacent to W. Tasa Southridge 31 AZ-08-016 PAGE 4 .y~ .. } , ~ 5~,.~. ;~ ~ r . ~.,,:.a: ;. -,t,~ i;:i~ ~,~ _ ~. k r~r 1z3~4 Drive and Market Square Way, if classified as collector streets; and a 14-foot wide landscape buffer adjacent to W. Old Market Court if classified as a local street. The applicant shall comply with current UDC standards in effect at the time of development. 2. Width of buffer(s) between land uses: The applicant is required to comply with the design guidelines contained in the Ten Mile Interchange Specific Area Plan. 3. Percentage of site as open space: NA 4. Tree Preservation: Mitigation is required for all existing healthy trees 4-inch caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of 14t)% replacement. E. Off-Street Parking: Not applicable as no development is proposed at this time; however, off-street parking is depicted on the concept plan. Future development shall comply with the standards set forth iti UDC 11-3C-tzB far commercial districts. LY. r1dNAI.YSIS Analysis of Facts Leading to Staff Recommendation: The annexation legal description submitted with the application (stamped on December 12, 2448 by Hugh Edwards, PLS) shows the property as contiguous to the existing corporate boundary of the City of Meridian. DimeAS4onal Standards: Development of the site is required to comply with the dimensional standards of the M-E district listed in UDC Table 11-2B-3. There is no required front, rear, or side setback. However,. where a landscape buffer is required, buildings shall beset back at least the minimum width of the buffer. Conceptual Development Plan: The applicant has submitted a conceptual development plan showing how the site may develop in the future; however, the applicant has stated that it is for illustrative purposes only and that future concept and development plans will be submitted based on the market and eeonomia conditions. The concept plan depicts 14 building pads; drive aisles for circulation within the site; off=street parking; the extension of Tasa Drive (a public street that exists across Ten Mile Road to the west) through the site to the east property boundary; and Market Square Way, a public street proposed to connect Tasa Drive to the new alignment of Overland Road south of this site. Two round- abouts are depicted on the plan to enhance traffic flow within the site. Another public street, W. Old Market Court, is shown in the current location of Overland Road extending from Market Square Way to the west midway along the south boundary of the site ending in a cul-de-sac with a driveway access to the north into the site. Because the applicant has noted that the concept plan is only for illustrative purposes, Staff is highlighting certain aspects of the plan that we recommend be incorporated into a future plan for the site, as follows: 1) provide a round-about for more efficient circulation at the intersection of Market Square Way and Tasa Drive; 2) locate structures adjacent to streets with parking at the rear and sides of the structure; 3) provide a stub street at the east property boundary for future interconnectivity and to reduce access points to Overland Road; and 4) provide a public plaza area within the site generally along an axial alignment with any large structure or framed by a configuration of smaller structures and as a focal point to the development in an area (size) proportional to the development; and 5) provide a vehicular and pedestrian connection from the cut-de-sac at W. Old Market Court to W. Tara Drive. r" ~;:~ ~` i ~. ~. r` ~~`- rc; ~~d.ri~: Jk. ;; ==a:J Y~~: ,~ ~x :~ ;{ ; ~z_ ;''~ .~: _: ,. a` y.. ~,-,.r ' r ~, -i L. f~~ ;:;._ ;~~ SF 4 ~ ~ a ,_ 1 ti.7 t t ~; J ~. ;3• ~.~;:, ~ : ~ j}: y~ r~.YL-.T~~ ~~1~•~'_ E~'S~A'? :~ °~ ~~ d' ~~:._.. ~d Souttuidge 31 AZ-O8-016 PAGE 5 ~~~; i~~: ~.~;; ' ~ ~~~ s _. .,> ~~ ~. ~' ~•v== y: Sy NG~ ry'.^'.1 _-~ .F~` ~° ~~ <; .,-~~: } F F.L:, ~~ ~ ~;'` ~, :_ ,...~~. 35' i 4.r t. .. ~:.` ~' k'. t'.~:' '* r~ b1J ~~. ~'~', ~';~. ^ t, ~.k ;_~ ~~+. ':ter',-4 w~.; r~~ E, :~: E>dsting Strnctarm: There are existing structures on this site, which the applicant proposed to remove prior to development. The concept plan depicts the existing dairy barn and silos, however, they are proposed to be removed. Building Elevatians/Design Standards: The Applicant did not submit conceptual building elevations or architectural guidelines far future buildings to be constructed on this site. However, the applicant has stated that future development will comply with current design standards and the Ten Mile Specific Area plan E~stiag Landseapl~g: There are a lot of large existing trees over 4" caliper that exist on the site. Per UDC 11-3B-1QC, mftigation is required for all existing healthy trees flinch caliper or geeater that-are removed from the site with equal replacement of the total calipers lost on site up to an amount of 100% replacement. The applicant. shall contact Elroy Huff, City Arborist, at 888-3579 prior to removing any trees from the site to determine the amount of mitigation required for this site. Access: The conceptual development plan submitted with this application shows one public street access (W. Tasa Drive) to Ten Mile Road and another (Market Square Way) to the future re-aligned W: Overland Road south of the site. The new Ten Miie interchange project is adjacent to this site on the north and west boundaries. After the interchange is constructed, Overland Raad (in its current location at Ten Mile Road) is intended to be converted to a right-in/right-out until the construction of Tasa/Market Square is ~~.1 complete through the site. As part of the Ten Mile interchange construction project, the Idaho Transportation Department (ITD) plans to reconstruct Tasa I?tive further to the north on the west side of Ten Mile Road and extend Tasa to the east side of Ten Mile Road under the approach ramp through the subject site to the junction of Tara DrivelMarket Square Way and south (Market Square Way) to the existing Overland Road Right-of-way (ROW) has alr~.dy been obtained for the construction of Tasa/Market Square to the existing Overland Road location; right-of--way has not yet been obtained from the existing Overland to the future realignment of Overland. If ROW is obtained between the existing Overland and future Overland locations prior to the construction of TasalMarket Square through the subject site, ITD will construct Market Square to the newly aligned Overland, Once Tasa/Market Square has been constructed to the newly aligned Overland, the existing Overland access to Ten Mile will be removed and access will be terminated. If ROW `' 2 is not obtained prior to construction, ITD will improve Overland Road in its current location from Market Square west to the Ten Mile intersection. Certifticnte of 7~ning Compllantce: The applicant will need to apply for a Certificate of Zoning Compliance for approval of future structures and uses proposed on the site. All future development shall comply with current design standards, provisions of the UDC, and the Ten Mile Specific Area Plan. Development Agreement: UDC 1 l -SB-3.D.2 and Idaho Code § 65-6711 A provides the City the authority to require a property owner to enter into a Development Agreement (DA) with the City that may require some written commitment for all future uses. Staffl:elieves that a DA is necessary to ensure that this property ~ developed in a fashion that is consistent with the comprehensive plan and does not negatively Impact nearby properties. Prior to annexation ordinance approval, a Development Agreement (DA) shall be entered into between the City of Meridian, property owner (at the time of annexation ordinance adoption), and the developer. The applicant shalt corrtact the City Attorney, Bill Nary, at 898-5506 to initiate this process. Said DA shall be completed within 1 year of City Council action. The DA shall incorporate the provisions noted in Exhibit B. Soutluidge 31 AZ-08-016 PAGE 6 ~. _.~;~;~ .r °: . :.r:,~ . ~~ F ~ { ,, f., .. n 1 ~~~~ y . ~ ~ ~ `. t ~y.~ ~_. ~ Y~ 1'~~~ "« . G F Y .~ ~ 7~ ~f 1 ~. dG=" C- .. ,..~~. .;~` ;f. ~r;b: ~' *ry±. '~; ~ C ~~ ~ ~l ~ wF~ ~;~ . l f',, ~; 'x~4C' t. yS. 1 ,r y~ t ~~ %'ss. •y ` ~1 ~. ~ y'~,d e. -;; t;' ~Rs~is K4~- ~_". P~~~: 6 ~Number:l Author: JimJ Subject: Sticky Note Date: 3/5/200910:21:47 AM Sonya, i don't know where the right in right out is coming from? This intersection will go away ~~Nurnber: 2 Author. JimJ Subject: Sticky Note Date: 3!5/2009.20:22:05 AM ITD has begun design of the section and once complete the ROW process will begin ~, =~ ,~~ :~ ~~ . ~~ ~~~~~ ~f~ ~' ~: r ~a~ ;~.~,, ~a ~~~"~ <~' ;,.<. ;1 ,V .~ ~- . _~r 4jYi S~ `. ~7'G;1 w%7^.r a ~'. ~~~ 1-,.. , ',~., •'ir .`Y-~:: . ~, i ~~~"~ a j: ~ ~'r'h r~,-:5 Y~, ~i ' ' a' ~ .i -. -~ ~fV!. I,, i, ~{ '~ ~, y$:i - -.,L`>: ~~ ':4:': P S1 ~y(,~ ~~4 ~! A~'~ ~ i1. n _ ~ v ~. ' 3~ - .~' _ _. s ~. ~,~~: A. Drawings 1. Vicinity/Zoning & Aerial Map :a= } 1 F - u ,~.~ :~A.. ^~; cr~t ,: h': ~ } ;:~ ,rjs <t~~v ;Pt' t;: ~~ ~ ~ L. •. t'. l 1r 3+' f'~" ~~' ~s~ ~ L,, {s rr ~~ y y: !tir i w.;.~r` 3 ~'{`'+ - ";i~, ~.~, r~ ~~ ~ ti'; 4~~~l~~, F~~s-`_ ~; i '~ .~ ~ ~ t - - / ~ ~ - ~'` i _ i~ i _.. ~, .. a , . ~ ~ - _ _ _ _~ ~ ~ ~ ~a t 1. i t f~- , . ~ . I I ~ • • S( ~ ~N ~ y ~ ( ( ' h ~ ' l {I ~ 9 ~ = r . . ~ I R ~~ I F~, ati ~ ( + j . ( _ •\ 1 ~~ vim./.-~+~fcSO. v.w.f.~ti '3 . ... ._ _- - -_ ~ j~~ _ _. ~' ~ _. - _ ~~ ~' t '' `. Exhibit C -Page 2 Exhibit C -Page 3 _x. H~y- T+ _. 2. Conceptual Development Plan ~~~ -~ ci;,; '~ ~; . ~,, - 1 ~ ~,~~ _ 4~ ,^_. ,~ ~: : .. -~: ~~jj :~~; }~ , '',~ y 4T ~r-r r~ ~~rd r ~.x 'r, ;~.~'= y; o~, ~<~~: 4 ~~ ;T` ~~ > ~,~ `~e°, Ys~ _ -~` r~`' 4. + _~ ~ ~3 4~, ~ =fin 4 ,~~--xi1~~~, .ti ,~?J .. ~'~~ ~?' ~~ ~ _s .z ~~ ~~~ y' 't j'r,, r B. Condition of Approval On January 29, 2009 a joint agency and departments meeting was held with service providers in this area. These agencies submitted comments on this application, which are included below 1. Planning Department 1.1 ANNEXATIOlIT COIKNIENTS 1.1.1 Prior to the annexation ordinance approval, a Development Agreement (DA) shall be entered iota between the City of Meridian, property owner(s) (at the time of annexation ordinance adoption), and the developer. The agtpl3cant shall contact the Cfty At~ruey, BiIl Nary, at 89&55Q6 ~ initiate th~i process. Said DA shall be completed within 1 year of City Council action. The required DA provisions are as follows: a. Future .development of this site shall comply with all UDC standards, including current design standards in effect at the time of development, and the standards of the Ten Mile Specific Area Plan.. b. The applicant shall modify the subject Development Agreement to include a specific site plan showing how the site is proposed to develop prior to submittal of the first development application for this site. The plan shall be consistent with the standards of the Ten Mile Specific Area Plan and current design standards in effect at the time of development. At a minimum, the plan shall incorporate the following features: 1) a round-about for more ~ 1 efficient circulation at the intersection of Market Square Way and Tasa Drive; 2} structures shall be located adjacent to streets with parking at the rear and sides of the structure; 3) a stub ' 2 street shall be provided at the east property boundary for future intercormectivity and to reduce access points to Overland Road; 4) public plaza. area(s) shall be provided within the site generally along an axial alignment with any large structure or framed by a configuration of smaller structures and as a focal point to the development in an aeea (size) proportional to the development; and 5) a vehicular and pedestrian connection shall be provided from the cul-de-sac at W. Old Market Court to W. Tara Drive. c. Extend Tasa Drive as a stub street to the east properly boundary for future interconnectivity upon development of the property to the east. d. Per UDC 11-3B-IOC, mitigation is required for all existing healthy trees 4-inch caliper or greater that are remaved from the site with equal replacemenrt of the total calipers lost on site up to an amount of 100% replacement. The applicant shall contact Elroy Huff, City Arborist, at 888-3579 prior to removing any trees from the site to determine the amount of mitigation required for this site. e. A Certificate of Zoning Compliance application is required to be submitted for all new structures/uses on this site. f. The operation of a concrete batch plant on the subject property shall be allowed as an accessory use to the construetian activities related to the I-84 widening and cantruction of the Ten Mile interchange. Upon completion of the Ten Mile interchange, the operation of the batch plant shall cease; equipment and any remaining stock piles shall be removed from the site and the site shall be restored to a clean condition. 2. Pablic Worlds Department 2.1 Water service to this site shall be from an extension of the 12 inch main that is to be constructed in the W Overland Road realignment and continuing in the proposed Market Square Way. The applicant will be responsible to install water mains to and through this project, coordinate main Exhibit C -Page 4 ~. ~. ~ ; : ~~~ . c ;,_., .. y~,~. k .;~~ <~';.`~ ?,~~ . _°,}_ a; ~ ;~~ ^~' a'i~N.` r ',.; ~,is ~,:~ ;~ 2,,' ,~~', ;,~. `M1~ F'.'. c.~"b f~s° ~ r ,~, ~ ~- 9~ ~~~1 .~ ~ ~ Page: 1Q Number. 1 Author. JimJ Subject: Sticky Note Date: 3/5/200910:22:57 AM This will be constructed by ITD Number: 2 Author: JimJ Subject: Sticky Note Date: 3/5/200910:22:20 AM This also will be corstructed by TfD ~;~Number: 3 Author: JimJ Subject: Sticky Note Date: 3/5!200910:22:37 AM As part of the Building removal process the trees are being and may already be removed but adequate survey information exists to aflow for the calculation of mitigation and we are certain that the amount of trees that this proj@ct would have would be more than enough to mitigate the existing trees ~~ ;t_, k~ _.. - -. ~ ~. - .l r.t... - 1~:. a ~y".,`~ .. ~r i,Y ~i z ~,, ~,~ •- :~r: '~~1 ~ ~Y~ ~_> :; .:; r.` t ~~ ;r: ~.~,'. ~x~~ft.; ~Mn~~a~~. .'~!}~~4 y~_r,~~ ~ h J. ~i '~5 ~~~,. >~ ~:~: :~ ,,: F~'~~; ("rte ~ J V~ K~YVk'...j ~il ~ ,_. IY `~F ,,; ~. ~x~W ~:_~.:~ Syr, LL;F ~:.`'; ~~ ~ ~&r a~. .~s h ~ ~ ,.~;;- k_ ~ AA 's;:- ,~: ~~ ~ ~~ ~`` size and routing with the Public Works department. 2.2 Sanitary sewer service #o this development is being proposed via extension of mains in W Overland Rd. Due to the fact that this property is located in two sewer drainage basins the applicant will need to construct sewer mains for each basin as shown on the City of Meridian Sewer Master Plan or work with Public Works Staff to provide and equivalent solution. The applicant shall install mains to and through this project; applicant shall coordinate main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public 'Works Departments Standard Specifications. 2.3 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public right of way (include all water services and hydrants). 2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (UDC 11-3A-6). The applicant should be required to use any existing surface water for the primary source. If a surface source is not available, asingle-point connection to the culinary water system shall be required If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. 2.5 Meridian Public Works specifications do not allow any large landscaping within a five foot radius of water meters. The applicant shall make the necessary adjustments to achieve this separation requirement and comply with all landscape requirements. 2.6 Additional width to the public utilities, drainage and irrigation easement along the right-of way shall be dedicated where the sidewalk is located past the right-of--way. The additional width needs to be sufficient to allow for i0 feet of easement past the sidewalk. 2.7 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells may be used far non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 2.8 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that intersect, cross or lie within the area. being developed shall be tiled Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department prior to plan approval. if lateral users association approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer. 2.9 Street signs are to be in place, water system shall be installed and activated, sewer system shall have passed air-testing and video inspection, fencing installed, drainage lots constructed, road base approved by the Ada County Highway District , prior to applying for building permits. 2.I0 A Ietter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to obtaining certificates of occupancy. 2.11 All development improvements, including but not limited to sewer, fencing, micrap2~ths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to construction plan approval. Exhibit C -Page 5 ;~~_; :>; y~_ ~. t~; ,. +; .. ;, , r~ . . °.: ~,:._>~ ; ;- ~~ :~~ h3~ .s #~' r &~: ~„~;';~ ~` ,f~. `~ y 2.13 Applicant shall be responsible for application and compliance with and NFDES Permitting that 1 may be required by the Environmental Protection Agency. 2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. 2.15 Developer shall coordinate-any new mailbox locations with the Meridian Post Office. Where mailboxes are located on or near sidewalk the applicant shall comply with all American with :Disabilities Act requirements for unobstructed sidewalk access. 2.16 Compaction test results shall be submitted to the Meridian Building, Department for all building -pads r~eiving engineered backfill, where footing would- sit atop fill material. 2.17 The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of building pads aze at least. l-foot above. 2.18 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public residential streets. Two-hundred and fifty watt high pressure sodium streetlights, on 30' ale shall be required on subdivision entrances and collector roadways. Design of the streetlights shall be approved by the Public Works Deparhnent. Decorative lights require a streetlight ageeement on file with Public Works prior to activation. All streetlights shall be installed at subdivider's expense. Typical rations are at street intersections and/or fire hydrants, and no further than 400' distance in between locations. Final design locations and quantity are determined after power designs are completed by Idaho Power Company. The street light contractor shall obtain approval from the Public Works Department, and permit from Building Department prior to commencing installations. 3. Fjre Degartm®nt 3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shaIl have the 4 '/s" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which dour not have addresses on it. 3 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. 3.3 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. 3.4 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside radius. 3.5 Private Alleys and Fire Lanes shall have a 20' wide improved surface capable of supporting an imposed load of 75,000 lbs. A11 roadways shall be marked in accordance with Appendix D Section D 103.b Signs. 3.6 Operational fire hydranrts, temporary or permanent street signs and access roads with an all weather surface are required before combustible construction is brought on site. Exhibit C -Page 6 ~~ Page: 12 dNumber.l A~thor:limJ Subject: Sticky Note Date: 3/5/20Q910:23:06 AM ~It should be noted that where any improvements are being'completed by ITD that these responsibility falls upon the State ;Number: 2 Author: JimJ Subject: Sticky Nate Date: 3!5/200910:23:14 AM 1Nhen~would this be required? i would agree that upon development but not at annexation Number: 3 Author: JimJ Subject: Sticky Note Date;- 3/$/200910:23:20 AM no hydrants will be proposed at this time but as development begins all required hydrants will be installed f s i +"N ~._. y; :-r.. ; ,.<~< ~.-: .fit r.~ t,. #._ .._'~.'.::n'. t, t -z-_{ .: ;; -h~; ~, ~.~, ~~~ ~ z;: _~^ .;, ~4: n. ~~°~ -~;aa rib: ,{ l ~ ~~, ` ti ,~.J~~J y_ ,;; ~, ~`~ } '~ •' : ~~ ~_-„ ~'~ l~ 3.7 The roadways shall be built to Ada County Highway Standards cross section requirements and shall have a clear driving surface. Streets with Iess 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 baste on the back of curb dimension. The roadway shall be able to accommodate an imposed load of 75,000 GVW. 3.8 Commercial and office occupancies will require, with annexation approval, afire-flow consistent with the International Fire Code to service the proposed project. Fire hydrants shall be placed per Appendix D. 3.9 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. 3.10 All portions of the buildings located on this project must be within 150' of a paved surface as measured around the perimeter ofthe building. 3.11 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 occupars;ies, 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}. 3.12 .Buildings over 30' in height are required to have access roads in accordance with The International Fire Code Appendix D Section D 105. 3.13 COMIi~RCIAL AND INDUSTRIAL - Buildings or facilities exceeding 30 feet (9144mm) ar 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. 3.14 COM1VI~+RCIAL AND I~TDUSTRIAIL, -.Buildings or facilities having a gross building area of more than 62,000 square feet (5760 m2) shall be provided with two separate and approved fire apparatus access r~.ds separated by one half of the maximum overall diagonal dimension of the property ar arm. to be served, measured in a straight line between accesses. Ezceptioa: Projects having a gross building area of up to 124,000 square feet (11520 m2) that have a single approved fire apparatus access road when all buildings are quipped throughout with approved automatic sprinkler systems. (Remoteness Required) Provide a permanent secondary access to the site at tame of deve~pment via Ten Mile Road or Overland Road. 3.15 Submit detall~ of the round-about to the Fire Department prior to canatrnction. ( 4 4. Policelice Departmeat 4.1 The Police Department has no concerns related to the site design submitted with the application. Exhihit C -Page 7 ~~, ~ - `< , . , ~;. r.. P ,, 1 .. .. .. ,' - ~~ #-~<, r':' r=: ~rC~ ,l ~4 ~~ ,vaa~ ~~: ~r~~: °~, ~,~ ~ ~: . ~ -~:~ ~t, -;,,; z. ~¢ :,`: i k, ~~~ - ,-a~: :x, ~ r~~^ , ~; ~, ., ~~~ +' ~~ 33~' ... --•.9i". ~ :`_'> >, .v`;: '~"~~~, '%,v. } ~,., r•` ~1 s Cx c. '.' g:-'.'. Page: 1~ Numb~r:1 Author: JimJ Subs: Sticky Note Date; 3/5/200910:23:27 AM we are'proposing no strut construction outside of whet ITD wifl construct ' {.Number: 2 Author: JimJ Subject: Sticky Note Date: 3/5/200910:23:51 AM There a+-ill be no structure to address Number: 3 Author. JimJ Subject: Sticky (Vote _ Date: 3/5/200910:23:37 AM Access is being prohibited from both Ten Mile and Overland so internal roadways and drive aisles are the only option Number. 4 Author: JimJ Subject: Sticky Note Date: 3/S/200910:23:39 AM I believe this is better suited to request of ITD as they will be constructing the round-about . .. t1. ¢' _. r. y. .*:;: :~ _-,t ~,. ~. ~~' =, :~::~ ~. ar ~a 3-~ ~,. ~. I~:.; S~,' ~! ~,~ -t Y'~ "~ :~~ -~F '~. % 5,7:` 5. Packs Department 5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape Ordinance (UDC 11-3B-10) will be followed. 5.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in the City of Meridian Landscape Ordinance (UDC I 1-3B-10) will be followed. 6. Sanitary Service Company 6.1 SSC did not submit comments on this application.. 7. Ada Coenty H~hwap District This application is for amaexation and rezone only. Listed below are some of the fandings for consideration that the District may identify when it reviews a future development application. The District may add additional fina~ings,~or consideration when it reviews a specific redevelopment application. 7.1 Site Specific Condit%ns of Approval 7.1.1 Vacate Overland Road where it intersects Ten Mile Road if the following criteria are met: a. The conditions of the existing Developer Cooperative Agreement are satisfied These conditions include, but are not limited ta: provision of a financial surety to ACRD to guarantee the construction of Overland Road in the new alignment, and completion of the Overland Road realignment no later than October 31, 2009; b. ACRD submits and ITD approves a change order to provide access to both the site and Tasa Drive via Market Square Way instead of the existing Overland Road alignment. This change order will call for the construction of Market Square-Way from the new Overland Road alignment to Tasa Drive, and for the complete removal of Overland Road where it currently intersects Ten Mile Road. This change order cannot be submitted until a financial surety guaranteeing the construction of Overland Road in the new alignment is in place; c. The applicant, ACRD, and ITD reach an agreement for the provision of right-of-way and construction of Market Square Way between the existing and proposed new alignment of Overland Road. 7.1.2 Construct any internal and abutting that are NOT built by ITD as 36-foot commercial street sections with vertical curb, gutter, and 7-foot wide attached concrete sidewalk on both sides. 7.1.3 If the applicant, ACRD, and ITD are unable to come to an agreement for the provision of right- of-way and construction of Market Square Way between the existing and proposed new alignment of Overland Road, construct this section of roadway prior to any development of the site. 7.1.4 Construct any portion of the proposed roundabout that is NOT built by ITD. 7.1.5 Construct one stub street to the east, located approximately 450-feet north of the existing Overland Road (measured centerline to centerline). Install a sign at the terminus of the stub street stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE." 7. I.6 If the criteria of Site Specific Condition of Approval # 1 are met, and Overland Road is vacated where it intersects Ten Mile Road, then: a. Provide access to Windy Ridge Lane at the south property boundary; b. Provide access to 1620 S. Ten Mile Road (parcel # 51223223300). Exhibit C -Page 8 .~.', x:; ~~-`~: r f '=~~~' , f ~-rvxn ~~ ~. ;,;;. ,. }*~i ,E~• ~v } ~~t ~ Y~'~ ~x~ ~' ~'C~i7; '~~~~_ I ~~, . ~~ r y I .~. 9~ ~'' Y `'.!ti j~TS`. 7.1.7 Restrict all commercial driveways to 36-feet in width, and pave Bch driveway its full width at least 30-feet into the site from the street. 7.1.8 Comply with all Standard Conditions of Approval. 7.2 Standard Conditions of Approve! 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 ACRD 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 arty that may be damaged during. the construction•ofthc proposed development. Contact Construction Services at 3$7-0280 (with file number) for details: 7.2.5 Comply with the District's Tree Planter Width Policy. 7.2.6 Utility street cuts inpovement-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 ACRD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-811-342-15$5) at least two full business days prior to breaking ground within ACHD right-of--way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACRD conduits (spare or filled) are compromised during any phase of construction. 7.2.12 No change in the terms and conditions of this approval shall be valid unless they are in writing and signed by the applicant or the applicant's authorized representative and an authorized representarive of the Ada County Highway District. The burden shall be upon the applicant to obtain written confirmation of any change from the Ada County Highway District. 7.2.13 Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. Exhibit C -Page 9 _. ~' .. ~,'+ r i• iy ~_ x. y,~, ui a,,::J:: ~~ t-t3.' ~;;:_ ~i A~^::~_ r~!i ~'^ 1 °~ .;x° 9. !~ :~~ C. Legal Description & Exhibit Map ~~ ~~ Tr~ik Lf.'Kil U&eJtlC 1~t L7coun~ei' 32, ?liU8 Hro7jti'c~~~n, (1FI~4 .~ru:b~.:3iivfe wtid ftrccrnti 1 >r~;"1 E7c+crlpti~n 5u~tli~e:~itg.31 jlz.~~itMY>;;i Atrn~t:~~lurui~'vranu~tatimt~cuxl~:c~rmprte~oseu_.ituHtr.~liells~Sui~t#sv~tfh;~~ri~cler aCJh>; ~ncrrlr4v.3f Snn~ Qtrafter r,F S~tigt 1~, 7°cnv,cf•,ip ~ ;~Ionit, Riaiige t tvs•sl, Sc,ise ?~et+c~i~a, s5ila Exfunly, Ietdttxj; :basc~i~~;~~s;ott~tiros: F3~t'1`^d9'+fU ~t ~ f4~ur~ l~ru54 ~ mcinum -n~in~=t)-,e 5o~~h~•est Cwmur s71 said Seotiirrt t ~1 inn i r :~>rtcrDine of Sutuh T'$n'41i1>r Ha d, trssm vlltivh a f'ain~3 sfN-incls steel lzin fnnuutitrrttii;~ rlre: b4~.ne f_hte t:~tt:irter ~t said cc-ct~uh 1=i Sxura North ~?CF°30'lU" Fast 9 dtSkmS~C01'«.6~eJ.y~; 7ltLnr~ f+zilnwit~ d&e r1~c~s[etdy Sine ois~2ci Ccct,~7d.l~t end tF+e crntcrlinc n3 sr~i~3 $~oRieh `3"CU b91z 1tn:rl, ~ardh (t(?" 30'lU" Et~t a dist;inre nF -,l tl?ti2 feel t«u l5oint `un tUe acniarls~~ c~t G,:c~i5tate ~] IJ ~ ~~:' le:svin8 sui~i °.~ astOtdp linenttd Sniilc>ryuriinb aiid folfGx~iit;YSiees'i,tr.t)iae n} •~ ri [Trti~late }~+,:~auSh;tR"#°t'Jtt" >~~t U di.iancciFf 1,327,tt? `1cri t~ ajkilnr ,uit thv ~u~~te, i5riifa: c~ did ~Ont;t~,,..~ un~ t~t~t~r tsft~;c ~txul}ii~KSt fJurC~~,rvt~r, ~C},:;i~e i~ :v,tt,~~sid~:etlf:=7'lifz: ~r~J f :11 i}tjti;~ the Easterly lure ext~iri SuitlbtEZ~t (3 i ~ ~: ~:r:c;~r oCthi 4tiittYtts~ -z i mr f): ,iten ~aaatllr UU°32"3° t~"u~st n di~tbui'e rif 1,19-t ~l6 ferC t~ asouhul5i,Y" ?tt~i~tn ua~nuit.ntirrgghe Sa7rtkl~ayt ~c,mu c~1 saii7 Se t : Est C!n'a t~xttli*.i3t of lhc. ~atitFie,•4~t l~ri~ i~harleY can tfi~ rt7rt~ttiec nl tY~st [~Y$tl+tttdlfkltfij - - l't:ertce iE~aeidr~ ~aPd easterly ling urtl fofil~rusr,~ U,e ~n,ititerly ln;; itf 5~icl k*tt2lfiS•~t C1du: c~tta4?3'k• rzPlite'isiu{htvr~:rt {hie Qut,rter end iltr, cent6rlrn: rrt said 11?~;n tkecr'larsd Ro~,'idnrih 89°I~7" N2e,~€`a flasiauc€,a,f P.326:21 titiwt-ter the I'L1Y1~7` C3~`1~h~3~[~ST 3L}: "The ulw~ z-cis senl>ed trzzf ,if iarci cc,artiti5 3ti,~7 acrrs, 3aaQar ar iah~ sbtlijett its ati;• existii,~ ea:ea~eat~ ~rir6hls-of-v~~y. ntl~c31£d hero is F:ihiliir "[l' and h}~.It,ls cafe vm~e is:U:i{dru paii.63ex,f Pt~p~edHy 1HhLAi`!1)(if.~tlt'1IVG. ~,1- A~i'23 SHCit?fif)RtVE,Sl~I'I'>/IpO ti Y ~ - f.:t[fLE 1ttAHC) 83GIfi 4 ~ ~- Asa-s~~ au=tt ,~ Zttii-~iz~, 1,-as (7 tLl) ~ ~Ia~j~h` ~~ ®~ i A. 7t{fA '~~© Exhibit C -Page to ,~_ :, :~: ' ~~ ~` ~ ~} .f, '. ,~ i~ _~ ,, TM ~ x "-y-" p: ' + ~~ ~, kk ~ it .~?~~,t ~.~- ;~; rt ~} ~ ~'~{ .~:_ L>r~ ~f- ~ .'~ -;',k _~ . 5,'" ,i ,. ,try ~~i~' /~~ J. ~~ R ~ fl .~ K:F 1- i~1'i ~j' }'~ ~. .:~' '?;~: t kris w A.c SiTLJrI'TEE3 ~+3`~`i~ ~'t~4' IPA} !?F'1~51~% E'~ C}[~ SACTI'~N l4, Tl~Vrja~`~H1F' :~ i'4~`'t~I, it¢,?+i~~ 1 VJ~"f, ~i.`.~5;& ~.~~t~i~ F(?U~16 5/t~' S7gL .p~ .CALCllLA7ED AUNT ~lE~(11~tt1~! ANf~ KE"f_~NE 130i1ND~Y - ~ ~cn4N t~a~ ,'".,,..,,, ~cws ~'~wAY . e . ~~ u~ ~~ ~k ~ E,YtR}~KL ~t ~lo-~" 7`3M ~f~. & ! E i3' .D 3~ . ~ ~ S tt9iS~'i6' f 7328.9Q' ' ~ . =r~; w» ~ +u !'rs~inae3 Tax :~;,trict ~€L ~':-~ ~ gn ~ " Z ~30,tfi9 St} Ft sr.. ~ ' . _ 36 ~~ ri,c;, ,~` ca:~ ,~ ~ ~* ~ rte. ',~ ! 2z <~ ~ ~ ~~ : ~ ~ ~~ 4 Y~~~d r ,? `~ 'u ~' (? ~" ~~t Exhibit C -Page 11 I_~ - _ ~. _ <' . .. ~ _ ,"}" 5- i:y .: ~ ~~~ - k~. ,e.,.4, _ _ .~~ e~ - ". .. _ _ ,. r'~: A :.-~~, ~~# `; ~' eM ,~' ~. ~~'. ~~°.... ~~: ,._^~,, ~~; ~~ri' M1 <~,ti ~_x ~a ~~: ~~~:~' ~; a. ;a~ ;~~,; x_; ;,E ~..,r..< 4' ,~ ;. D. Required Findings from Unified Development Code . 1. Annexation Findings: IIpon recommendation from the Commission, the Council shall make a fall investigation and shill, at the pnblic'hearing, review the application. In order to grant an annezation and/or rezone, the Council-shall malts the following findings: A. The map amendment complies with the applicable provisions of the comprehensive p~9 The applicant is proposing to zone all the subject property M-E; the Comprehensive Plan Future Land Use Map designation for this property is Mixed Employment. Staff fords that the proposed zoning map amendment complies with the future land use map designation for the property and the applicable provisions of the comprehensive plan. Please see Comprehensive P1arr Policies and Goals, Section VII, ofthe Staff Report for more information. B. The. map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds that future development of fihis property will be required to comply with the purpose statement of the commercial districts and the established regulations of the M-E zoning district. C. The ~p amendment shall not be materially deteimental to the gublic health, safety, and welfare,- Stafffords that the proposed zoning amendment will not be detrimental to the public health, safely, or welfare. Staff recommends that the Commission and Council rely on any oral or written testimony that may' be provided when determining this finding. D. The mtap amendment shall not result ib an adverse impact upon the delivery of services by nny politieal subdie~ion providing public services within tl~e City including, but not limited to, school dis~i+cts;'and, Staff finds that the proposed zoning amendment will not result in any adverse impact upon the delivery of services by any political subdivision providing services to this site. E. The sanegation is in the best of interest of the City (ITDC 11-5B-3.E~. Staff fords that all essential services are available or will be provided by the developer to the subject property and will not require unreasonable expenditure of public funds. The applicant will be required to develop the land in general compliance with the City's Comprehensive Plan. This is a logical expansion of the City limits. In accordance with the'findings listed above, staifthtds that Annexation and honing of this property to M E would be in the beat interest of the City if a Development Agreement is required with the provisions noted in the staff report. Exhibit D -Page 1 ,,~~' ?':~>. =?~~ _~.., j ~+* ~~~ ., ~t,"' .~ ~;~; A` ;. a; f, {;i'i 1f h~ ,~: ~ ~~ ~': ~4`. S1 i~ ~ ~ u, ,~ ~~~ ,~. s ~ ; .. ~ i_ t' { U' ~ ~~ rte. ~,.' ::% r "$ ~ il~ ~ t t ( ..~~ yk, y f ~ yam. r"'~{i kk..~~ii ~~ A~ T~fn .F~ {, `.5 1 `~' i '~ (j(}I 12 St 1 I fl ,~ .~ to 5~ I ~~ I 1 I A I I I I $ I i I ~ 3:i i ~ s ~____~ ~ 1 ~ ' ~~ ~: ~ ~ s~ ', ~ 47 ~ 7 } I /'- ~~~ R4B g' ` PR MOWSTRIP UNDER FENCE 1"=50'-0° g~g. 3~ ~~ 0~~~~ 1T~ iAtoID r Its 3-5-09 ~~ ~~ ~~~ Whitney Elementary School 08033 ~: { =~~ ~9 ~ ~~ Independent Boise School Dis . Onto co„gm~nc~a~ z~ °. ~ ~~ ~9~~ ~. Boise, Idaho C ~ . ~3 . 5 tt~~ `1.: ..:. ~~1 ~: - _