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PZ Staff ReportItems 5 & 6: Seyam Subdivision (CPA-09-007 & RZ-09-005) Location, size of property and existing zoning: This site is located on the north side of E. Franklin Road, approximately 1,200 feet east of the Eagle/Franklin intersection. The portion of the site applicable to this application consists of a total of 7.66 acres of land & is currently zoned C-G & I-L. Adjacent Land Use and Zoning: 1. North: Industrial property (multi-tenant warehouse building), zoned I-L 2. East: Rural residential property, zoned R1 and RUT in Ada County 3. South: Meadow Lake Village retirement community, zoned L-O 4. West: Commercial property (Ashley Furniture), zoned C-G Application Summary: - Comprehensive Plan Map Amendment to change the future land use designation on 6.54 acres of land adjacent to Franklin Road from Commercial to Industrial; and 1.12 acres of land north of Franklin Road from Industrial to Commercial. - Rezone of 6.54 acres of land from the C-G (general retail & service commercial) district to the I-L (light industrial) district; and 1.12 acres from I-L to C-G, consistent with the requested land use change. Outstanding Issue(s) for Commission: None Pertinent Development Agreement Provisions: - No outdoor storage or loading docks shall be located between the facades of the structures adjacent to Franklin Road & the future extension of Touchmark Way. - The facades of structures and portions of the site directly adjacent to Franklin Road & the future extension of Touchmark Way shall develop in accord with the guidelines contained in the City's Design Manual for commercial developments, rather than industrial developments, because of their location adjacent to an entryway corridor (Franklin Road). Written Testimony: None Staff Recommendation: Staff recommends approval of the CPA & RZ with the development agreement provisions included in Exhibit B of the staff report. STAFF REPORT Hearing Date: March 4, 2010 TO: Planning & Zoning Commission E IDIAN ^' FROM: Sonya Watters, Associate City Planner 208-884-5533 SUBJECT: CPA-09-007; RZ-09-005 -Seyam Subdivision I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Ronald W. Van Auker, has applied for an amendment to the Comprehensive Plan Future Land Use Map (CPA) to change the land use designation on 6.54 acres of land from Commercial to Industrial; and to change the land use designation on 1.12 acres of land from Industrial to Commercial. A Rezone (RZ) is concurrently requested of 6.54 acres of land from the C-G (General Retail & Service Commercial) zoning district to the I-L (Light Industrial) zoning district; and 1.12 acres of land from the I-L district to the C-G district. See Section 10 of the staff report for more information. II. SUMMARY RECOMMENDATION Staff recommends approval of the proposed CPA & RZ applications with the conditions and Development Agreement provisions listed in Exhibit B, based on the Findings of Fact and Conclusions of Law in Exhibit D of the Staff Report. III. PROPOSED MOTION Approval After considering all staff, applicant and public testimony, I move to recommend approval to the City Council of File Numbers CPA-09-007 & RZ-09-005, as presented in the staff report for the hearing date of March 4, 2010 with the following modifications: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Numbers CPA-09-007 & RZ-09-005, as presented during the hearing on March 4, 2010 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 CPA-09-007 & RZ-09-005, to the hearing date of (insert continued hearing date here) for the following reason(s): (You should state specific reason(s) for continuance.l IV. APPLICATION AND PROPERTY FACTS A. Site Address/Location: The site is located on the north side of E. Franklin Road, approximately 1,200 feet east of the Eagle/Franklin intersection, in the southwest '/ of Section 9, Township 3 North, Range 1 East. B. Owner(s): Ronald W. Van Auker 3084 E. Lanark Street Meridian, ID 83642 Seyam Sub CPA RZ PAGE I C. Applicant: Same as owner D. Representative: Matt Munger, Munger Engineering, Inc. 4090 W. State Street, Ste. 29 Boise, ID 83703 E. Applicant's Statement/Justification: Please see applicant's narrative for this information. V. PROCESS FACTS A. The subject application is for an amendment to the comprehensive plan future land use map and a rezone. A public hearing is required before the Planning & Zoning Commission and City Council on these matters, consistent with Meridian City Code Title 11, Chapter 5. B. Newspaper notifications published on: February 15, and March 1, 2010 C. Radius notices mailed to properties within 300 feet on: February 11, 2010 D. Applicant posted notice on site by: February 23, 2010 VI. LAND USE A. Existing Land Use(s) and Zoning: The subject property for the proposed comprehensive plan map amendment and rezone has not yet been developed and is currently vacant. The property is currently zoned I-L and C-G. B. Character of Surrounding Area and Adjacent Land Use and Zoning: 1. North: Industrial property (multi-tenant warehouse building), zoned I-L 2. East: Rural residential property, zoned Rl and RUT in Ada County 3. South: Meadow Lake Village retirement community, zoned L-O 4. West: Commercial property (Ashley Furniture), zoned C-G C. History of Previous Actions: • A preliminary plat (PP-06-055) was approved in 2007 for 8 building lots on 39.28 acres of land. • An 18 month time extension (TE-09-005) was approved on February 4, 2009 to obtain the City Engineer's signature on the final plat, to expire on August 6, 2010. • A final plat (FP-09-008) was approved on January 26, 2010 for the entire area of the preliminary plat but has not yet been recorded. D. Utilities: 1. Public Works: a. Location of sewer: This site is currently served from mains that are installed in Lanark Lane. b. Location of water: This site is currently served from mains that are installed in Lanark Lane. c. Issues or concerns: None Seyam Sub CPA RZ PAGE 2 E. Physical Features: 1. Canals/Ditches Irrigation: NA 2. Hazards: Staff is not aware of any hazards that exist on this property. 3. Flood Plain: NA VII. COMPREHENSIVE PLAN POLICIES AND GOALS A portion of this site is designated for "Commercial" land uses and the remainder is designated for "Industrial" land uses on the Comprehensive Plan Future Land Use Map. The applicant is proposing to change 6.54 acres of land from the Commercial designation to the Industrial designation, and 1.12 acres of land from the Industrial designation to the Commercial designation. Per Chapter VII of the Comprehensive Plan (page 105), commercial areas are designated to provide a full range of commercial and retail to serve area residents and visitors. Uses may include retail, wholesale, service and office uses, multi-family residential, as well as appropriate public uses such as government offices. Within this land use category, specific zones may be created to focus commercial activities unique to their locations. Per Chapter VII of the Comprehensive Plan (page 106), industrial areas are designated to allow a range of industrial uses to support industrial and commercial activities and to develop with sufficient urban services. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed use (staff analysis in italics): • Chapter VII, Goal llI, 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 rezoned in the following manner: - Sanitary sewer and water service will be extended to the site at the developer's expense. - The subject lands currently lie within the jurisdiction of the Meridian Fire Department. - The subject lands currently lie within the jurisdiction of the Meridian Police Department - 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. 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 to be installed upon development of the property in accord with the standards listed in UDC 11-3B. Seyam Sub CPA RZ PAGE 3 • Chapter VII, Goal IV, Objective D, Action 2 Restrict curb cuts and access points on collectors and arterial streets. Access to this property from Franklin Road is proposed via the extension of Touchmark Way as approved on the final plat, which is proposed to connect to Lanark to the north of the subject property. • Chapter VII, Goal I, Objective E -Establish industrial areas to meet the employment needs of the City of Meridian. A portion of the applicant's request is to amend the future land use map to include more industrial property within the City. Adding more industrial property should contribute to employment opportunities available within the City. Chapter VII, Goal I, Objective E, Action 3 -Require industrial areas to create a site design compatible with surrounding uses (e.g. landscape, fences, etc.) and community design criteria. Because the property proposed to be zoned industrial borders Franklin Road, an entryway corridor into the City, staff recommends the design criteria contained in the Design Manual for commercial developments (as opposed to industrial) apply to development of this property on the south & west sides of the property fronting public streets. Staff believes this will result in a more aesthetically pleasing as well as more compatible structure with tOTe commercial property to the west. • Chapter VII, Goal N, Objective A, Action 2 -Encourage industrial development to locate adjacent to existing industrial uses. Industrial property exists adjacent to the railway corridor at the north boundary of the subject property proposed to be rezoned industrial. • Chapter VII, Goal IV, Objective C, Action 2 Require screening and landscape buffers on all development requests that are more intense than adjacent residential properties. The property proposed to be rezoned I-L abuts residential property. The UDC (Table 11-2C-3) requires a 25 foot wide landscape buffer adjacent to residential uses. STATE REQUIRED COMPREHENSIVE PLAN ANALYSIS Idaho's counties and cities are required by law, Idaho Code 67-6508, to prepare, implement, review, and update a comprehensive plan which outlines goals and policies for land use. Fourteen elements which must be addressed in the plan are listed in the Code. It is the detailed ordinances that then spell out how these policies are to be achieved. The order in which the following policies are presented implies no order or priority. a. Community Design The purpose of this element is to ensure a pattern of planned growth resulting in orderly and attractive developments within the City of Meridian. As is applicable to the subject application, the City should encourage the clustering of commercial development at or near existing arterials and collector roads and require landscaping of new development to provide beautification. All future construction on the subject site will require approval of a Certificates of Zoning Compliance and Design Review prior to construction. Staff will ensure that future development on this site complies with any and all applicable design and landscaping standards, as provided for through the Unified Development Code and Design Manual. Seyam Sub CPA RZ PAGE 4 b. Population The City of Meridian must ensure that population growth is accommodated in an orderly pattern. Residential and commercial developments must be easily served by City infrastructure and public services. Staff believes that all necessary services are currently available to the subject site and will still be available upon rezone and development of the site. c. Housing The City of Meridian is charged with ensuring adequate and attractive living environment which meets the needs of City residents of different ages, family sizes, lifestyles, and income levels. As the site is currently proposed for commercial and industrial uses, Staff finds that this element is not applicable to the subject application. d. Economic Development Meridian's economic base has been gradually shifting over the last 20 years from afarming-based economy to a retail, service, and manufacturing-based economy. During this time, local policy with regard to the types of lands needed to support the economic and employment needs of the community has also changed. The Comprehensive Plan forecasts the need to continually adjust the provision of commercial lands in order to gradually broaden economic opportunity throughout the City. e. Public Services, Facilities, and Utilities City water and sewer service is currently available to the subject property. Public services such as police and fire protection are currently provided to the subject property. £ School Facilities and Student Transportation The purpose of this element is to direct new residential development to areas with adequate school facilities and student transportation. The applicant is proposing a commercial development on the site. Therefore, the subject application does not apply here. g. Transportation The purpose of this element is to promote an efficient and safe transportation system within the City. Staff does not believe that the proposed plan amendment would negatively impact transportation within the City of Meridian in this area if approved. h. Natural Resources The purpose of this element is to promote conservation of areas of natural significance, where appropriate. Staff does not believe that the proposed commercial and industrial use of this property will significantly impact or degrade the natural environment. i. Special Areas The subject amendment does not directly impact any lands zoned for open spaces, natural resources, or scenic areas, nor does the parcel contain any known significant natural resources. j. Hazardous Areas The purpose of this element is to ensure regulation of development in hazardous areas, such as floodplains, unstable slopes, etc. Staff is unaware of any hazardous areas on this site. k. Recreation Recreation resources within Meridian include 17 developed City parks totaling approximately 191.58 acres. Two new park facilities totaling approximately 67.5 acres are currently in the Seyam Sub CPA RZ PAGE 5 design process. The City also maintains several pathways. This site is not formally designated for recreational purposes. 1. Land Use The policies of this element are presented in the text of the Comprehensive Plan. The Future Land Use Map is a graphic representation of the policies and goals of Meridian's Comprehensive Plan. The Map has been prepared to identify suitable areas for future residential, commercial, and industrial development. The Map is designed to be a projection of growth patterns for the City. Therefore, the Map is to be used as a guide for development decisions including requests for land use changes. Staff believes the commercial and industrial use and zoning of this site and consistent zoning within the immediate area, along with access to an arterial street, makes this property appropriate for commercial and industrial uses, thus justifying the request for the land use changes. m. Implementation The City provides the necessary staff and facilities to administer and enforce the policies and goals of the Comprehensive Plan. The City of Meridian Planning Department will administer the Comprehensive Plan and its policies, under the direction and supervision of the Meridian City Council. The Planning & Zoning Commission is also authorized by the Council to review, approve and make recommendations on proposals affecting the public's interest in land use. n. Property Rights The purpose of this element is to ensure that the land use policies, restrictions, conditions, and fees do not unconstitutionally violate private property rights, and establish a consistent review process that enable the City to ensure that any proposed actions will not result in an unconstitutional taking of private property without due process of law. Staff believes that the requested Comprehensive Plan Land Use Map change would not violate private property rights. A neighborhood meeting was held on November 25, 2009 of which no neighbors attended. In summary, stafffinds that the development request generally conforms to the stated purpose, intent, and standards of the Commercial and Industrial land use categories within the Comprehensive Plan. Further, stafffinds the proposed use of the property should be consistent with existing commercial and industrial uses in the area. VIII. UNIFIED DEVELOPMENT CODE A. Purpose Statement of Zone(s): 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. The purpose of the I-L district is to provide for convenient employment centers of light manufacturing, research and development, warehousing, and distributing. In accord with the Meridian Comprehensive Plan, the I-L district is intended to encourage the development of industrial uses that are clean, quiet and free of hazardous or objectionable elements and that are operated entirely, or almost entirely, within enclosed structures. Accessibility to transportation systems is a requirement of this district (UDC 11-2C-1 A). Scyam Sub CPA RZ PAGE 6 B. Schedule of Use: Unified Development Code (UDC) Tables 11-2B-2 and 1 I -2G2 list the permitted, accessory, and conditional uses in the C-G and I-L zoning district. No specific uses are proposed with this application. C. Dimensional Standards: The dimensional standards listed in UDC Tables 1 I-2B-3 for the C-G district and 1 I-2C-3 for the I-L zoning district apply to development of this site. D. Landscaping Standards (UDC 11-3B): Landscaping is not required with this application. 1. Width of street buffer(s): NA 2. Width of buffer(s) between land uses: NA 3. Percentage of site as open space: NA 4. Tree Preservation: NA E. Parking: Parking is not required with this application. IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: 1. CPA Application: The applicant requests an amendment to the Comprehensive Plan future land use map to change the land use designation on 6.54 acres of land directly adjacent to Franklin Road from commercial to industrial. An amendment is also requested to change 1.12 acres from industrial to commercial, approximately 300 feet north of Franklin Road. Please see Section VII above for the Comprehensive Plan policies, goals, and analysis related to this application. Because the portion of this site proposed for industrial use is located adjacent to an entryway corridor (Franklin Road) into the City, staff is hesitant to support the request because of the general nature of industrial type uses. Typically, structures in industrial areas are less attractive and more utilitarian; have associated outdoor storage areas for materials, equipment, inventory, and/or supplies; and have loading docks for shipping and receiving. Light industry type uses typically consist of manufacturing, processing, fabrication, assembly, treatment, and/or packaging of finished products or parts, predominantly from previously prepared materials. Because there is industrial property to the north of the subject property adjacent to the railway corridor, expanding the boundary of industrial land in this area makes some sense. However, the primary concern of staff is that the property develops in an attractive manor consistent with the commercial properties to the west and the desired appearance of structures located along entryway corridors into the City. Staff is not opposed to the industrial designation of the property adjacent to Franklin Road provided that the facades and portions of the site directly adjacent to Franklin Road and the future extension of Touchmark Way develop consistent with the guidelines contained in the City's Design Manual for commercial developments, rather than industrial developments, because of their location adjacent to an entryway corridor. Staff believes this will assist in maintaining the design integrity of the entryway corridor, as well as accomplishing the desires of the applicant. Staff has no objections to the request to change the land use designation to commercial for the portion of the property north of Franklin Road. However, the northern lot line shown on Seyam Sub CPA RZ PAGE 7 the approval final plat for this lot property will need to be shifted accordingly prior to recordation of the plat. 2. RZ Application: The rezone of a portion of the subject property to I-L and a portion to C-G as proposed by the applicant is consistent with the future land use designations proposed with the CPA application. As a provision of the rezone, staff is recommending no outdoor storage of materials, equipment, inventory, and/or supplies or loading docks are located between the facades of the structures directly adjacent to Franklin Road & the future extension of Touclunark Way on the property proposed to be zoned I-L. All outdoor storage areas shall comply with the standards listed in UDC 11-3A-14. Additionally, staff recommends that the facades of the structures and portions of the site directly adjacent to Franklin Road and the future extension of Touchmark Way develop consistent with the guidelines contained in the Design Manual for commercial developments rather than industrial developments for the property proposed to be zoned I-L. To ensure the property is developed in a manor consistent with the comprehensive plan and does not negatively impact nearby adjacent properties, staff is recommending the applicant enter into a Development Agreement with the City that requires a written commitment for all future uses, in accord with UDC 11-SB-3 D2 and Idaho Code § 65-6711A, that contains the provisions detailed above. If the Commission or Council feel that additional provisions are necessary, staff recommends a clear outline of the commitments of the developer being required. Please see Exhibit B for a list of DA provisions applicable to this site. X. EXHIBITS A. Drawings 1. Zoning Map & Aerial Map 2. Comprehensive Plan Future Land Use Map -Adopted & Proposed Land Use Designations B. Conditions of Approval 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 8. Idaho Transportation Department C. Rezone Legal Description & Exhibit Map D. Required Findings from Unified Development Code Seyam Sub CPA RZ PAGE 8 Exhibit A.1 -Vicinity Map Exhibit A Exhibit A.2 -Comprehensive Plan Future Land Use Map -Adopted & Proposed Land Use Designations i Legend :~,:,; - Commercial General Irxiustrial Office .~ _ __~. _,_ ..,, p, Mixed Use Regional Mixed Use Community '~~.~ ~"~ ~ Franklin Road o lac _~so ~~~ ao ~ ~~~:~o ~~ ~,_, i Exhibit A Exhibit B -Agency and Department Comments On February 3, 2010, Planning Staff held an agency comments meeting. The agencies and departments present include: Meridian Fire Department, Meridian Public Works Department, and Meridian Police Department. Staff has included all comments and recommended actions in the attached Exhibit B. 1. PLANNING DEPARTMENT 1.1 The rezone legal description prepared by Todd R. Waite, PLS, dated 12/16/09 and submitted with the application (included in Exhibit C), is accurate and meets the requirements of the City of Meridian and State Tax Commission. 1.2 A Development Agreement (DA) will be required as part of the rezone of this property. Prior to the rezone ordinance approval, a DA shall be entered into between the City of Meridian, the property owner(s) at the time of rezone ordinance adoption, and the developer. The Applicant shall contact the City Attorney, Bill Nary, at 888-4433 within one year of Council approval to initiate this process; a fee of $303.00 shall be paid by the applicant to the City Attorney's office prior to commencement of the DA. The DA shall, at minimum, incorporate the following provisions: a. Comply with all provisions of 11-3A-3 with regard to access to streets. b. The applicant shall submit and obtain approval of a Certificate of Zoning Compliance application and Design Review from the Planning Department, prior to submittal of a building permit application for any and all structures on this site. c. The facades of structures and portions of the site directly adjacent to Franklin Road & the future extension of Touchmark Way shall develop in accord with the guidelines contained in the City's Design Manual for commercial developments, rather than industrial developments, because of their location adjacent to an entryway corridor (Franklin Road). (These properties are depicted on the approved final plat as Lots 2 and 3, Block 1.) The facades and portions of the site not directly adjacent to Touchmark or Franklin may develop in accord with the guidelines contained in the Design Manual for industrial developments. d. No outdoor storage of materials, equipment, inventory, and/or supplies, or loading docks shall be located between the facades of the structures adjacent to Franklin Road & the future extension of Touchmark Way. All permitted outdoor storage areas shall comply with the standards listed in UDC 11-3A-14. e. The property owner shall sign the development agreement and return such to the City within one year of the Council granting this rezone request as set forth in UDC 11-SB-3D2. f. Comply with all bulk, use, and development standards of the applicable district listed in UDC Chapter 2 District regulations. g. Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-SJ. h. 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, within 6 months after the date of annexation ordinance approval. 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. i. Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9-4-8, within 6 months after the date of annexation ordinance Exhibit A approval. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 2. PUBLIC WORKS DEPARTMENT 2.1 Public Works has no concerns with this application. 2. FIRE DEPARTMENT 2.1 The proposed project lies outside the five-tninute response zone goal. Achievement of this goal is subject to budgetary constraints and is intended to enhance the probability of a favorable outcome on a request for Basic and Advanced Life Support. The budget constraints are typically defined as capital outlay for facilities that are located within 1.5 miles from a given location and sufficient operational funds to staff the facilities. 2.2 In accordance with International Fire Code Section 503.2.5 and Appendix D, 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. 2.3 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28' inside and 48' outside, per International Fire Code Section 503.2.4. 2.4 Commercial and office occupancies will require afire-flow consistent with International Fire Code Appendix B to service the proposed project. Fire hydrants shall be placed per Appendix C. 2.5 The fire department requests that any future signalization installed as the result of the development of this project be equipped with Opticom sensors to ensure a safe and efficient response by fire and emergency medical service vehicles. The cost of this installation is to be borne by the developer. (National Fire Protection Std 1141 Section 5.2.11.1) 2.6 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 as set forth in International Fire Code Section 508.5.1. 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). 2.7 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 as set forth in International Fire Code Appendix D 104.1. 2.8 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 tnaximuin overall diagonal dimension of the Exhibit A property or area to be served, measured in a straight line between accesses as set forth in International Fire Code Appendix D104.2. a. 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 and all buildings are equipped throughout with approved automatic sprinkler systems. (Remoteness Required) 4. POLICE DEPARTMENT 4.1 The Police Department has no concerns related to this application. 5. PARKS DEPARTMENT 5.1 The Parks Department did not submit comments on this application. 6. SANITARY SERVICE COMPANY 6.1 SSC did not submit comments on this application. 7. ADA COUNTY HIGHWAY DISTRICT On December 6, 2006, the Ada County Highway District acted on MPP-06-055 for Seyam Subdivision. The conditions and requirements also apply to MCPA-09-007 / MRZ-09-005. Exhibit A Exhibit C -Rezone Legal Description & Exhibit Map nEVi r ~ ttO~WL dV-~~ C~EC 17 ~9 ~'v++t'~s ve~ >~ and sc~rveyir~g, lIc ~~:?(.+%) Sw'. Srdtc 5!tcc~±. firxw_, I (? SC57C~5S :}C~N.'94 e~ti2Z rcl,?. ~'t~..f<:5.83Tr1 1=d~ti P.N. '2435 Uecrrnbca 16. 20U9 L_(; T(1 f-L !(7N1~: 1'+!h;4C'321PT'1t1N A parcel of land lvcaterl in the Strou[hv.~zst 1I4 of ti~:.uons 9, T.;SN'-. [t.!)r_.. fi.'~1_. 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REAL P(?INTQI± dhet~ tsa4~,ng said Exrtu,dary and crttterlitte 'V (30948' l 4'" V,' for a distance of 245 I b feet a pvtnt oC"curve; ttlr,rocr alattg the arc r;>f said cttrvz to Ettc n6ht a ddQtana of 52.3(1 feet, said,;urvr havang a rtadt,.s ot'3rt0.t30 Cert,,t centrat angdr csf lf3°0(j'd3Q" and a claatd distance,rC 52.29 f=ret bea,7trg N t3~t°P I'4G" E to a point tri`tanbent; llsence N d14~ t I `-tfi" E far a distance of t2.U9 #ee(; tttenre S 89°56`1'x" c tar a disixt~cr ©f vt7.34 feet to a Point on the l=ast tx~ro,ntfary of said Stx,thw^esd t ld of '~ce.KtC,ta 9; dhcoce S E3U°39'59" F, altrottg :laid Fast bouttctary for a distance at 295.00 feet to the ce,tlerlinle of F't-ankiin Rd, and the tic,ttth lxrutufary of said ;iecttan 9; (31isu'sw S R9°I 1'at5" 1~' axt,n~a, the .~,rtulh ht~undtxry c,f xeid Se4tr~xi cy ~,ncl tl;~ ~.ertcrlitte: of l~ranklin ltd.. fart distatnce of 943.18 feet tc, i}tr R)':AL PO[ cantatntttg G.54 acres of land, nxxc or lrsti. Prc}umcd fiy: Tndd R. Waite I'.L.S. Z,. it'rca~Gt15'~SCYe,RJISC~ two i 5 5'4t~1:+ClL(iI CAtSk~i Z r.J I t. /(, V f-rC 4 .'.'.<H- I Exhibit A j,. a REVt~ 8Y ~~ t 7 ~V{Q€aK~i t7t~Tlt: ~rA1T~ land surveying., Ilc ~+tYr'i? 1^.~.t7.c 5.`. r.~_e4 AYSr, I [? H 5?i?3 L~~.,~'yt+l.b~i~ T?1~. .~~i•1 [i.7f~ 13~~y ' 3X ~'N' ~'~~~ UE;Cettll}ei 1 S, ?tNP9 t-t, ~ro er, zo~vlr ur sck~N•l'ioN A Ix~trc;cl of IfLtad l+~r--atal in the S+;•uthwx:.4t l,`4 of Secv~n `l, 7 .3?v., R.1 F..., f3.1'«1., A<ta Cotcoly~, ldalxa. and i,cnttg tnone parttcUiatly de~.ribc~tt as follows: Cvnatnenreng at [he Sauthw~N Coaster of said SecUun 9, from which tltc 4UUth 114 uamcr ~>f said Scet~n ~r5 S $9°1!'46" W. 27rJb.25 Feet, thera+:c S $9°1 ]'4~," ~ along, the Setrtt- botuul:~ry~ rrf said Seeuon 9 and the ceniertinc of l=ran&lrn Rd., for a ~iistaract oC 1107.3:3 feet (fr,ina+crl}~ I 1 U?. i 9 feet}; thence Icue~ang, said {Saundaa}' and ceat~•[inc N tl6°5~"12" W` for a distance of tri.97 lcet u~ s ptarnt on the East Itigttt-c)f-vii&y linc of N. GatYdians Ave.; theriac ;w~ Ufr"SS'12" W alar~g said East Right-of-W'ay line fnr a distarce of 442.h4 feet; tlaencc leav~irg said Ri}31~t-oG W1y line N 89~ 1 t "4G" E far a cfistancx uf4UG.71 foot to the R~:AL I'Qi VT OF R~"GINNIPPG. ttucnce S Cl4F°48't4" F. for a distanrx of 151:23 fcct; them S 8'i"SEr' lti" E Ccar a distance of 365.55 tcct- thence N C}!)°! !'4b" G t4tr ~ dast:t~tce OP 158.23 fct:t; tt,cncc 5 ~St° ! l'-#6" W fur a distance of 332.99 Feet to the RL•AL PC)Ilti"1 0!~ $ECi1NNl1'+IG, eantattuYtg 1.l "! rtczres of land. more rtar less. Pteparcd>xy: T'a3d R, Waate 1'. L.S. Z'~f'ru,~s'ASt.'a~ya,nSu~(2~35V'~LlocumaustlL TO ~.t, - It~)Nt.,ioc•i Exhibit A ,,„~~~~„~,~,~,~~~~`~NIAN PAC1r/C RAfLRPAD ~^'_~_~__~~-_ R>=~ ~ p~tOVAl. ~~'~ u$tlC C:JRV~ FA3~E ~~ _ ~ ~ ' AM1 ~®RKS p'~ CURVE LENGTH ~R.4C-0.15 p ~Tp Ct10FA ~HI~MG 1 CITY OF MERIUIRN ZUNINu SCALE: l " ~ z4d BX!-l/B1 T THESE OR.AMNG$, OR ANY PORTION THEREOF, NOT 6E USED oN AHY PttU3ECT CMt e~xT~eseaNS ~ Trrs LOCATED IN THE SW 1/4 QF SEC. 9. PROTECT IXC€PT pY ACREEME4.'T !N 'MRITitFG WTYH WAITS LANO SURVE79NR, ll_C J' 31V , R.1 E , I3.1~ , RDA CD , ID.~ND ~~~~~~~ t ~p 1 dr t r 1 ~l I i 'WRITE lar~c~ suweying, (~c 4090 V`' Sfate Street, ftorse, Idaho 8373 208 94'7 3830 TeIN 208 E26 83;9 Fax Exhibit A Exhibit D -Required Findings from Unified Development Code 1. Comprehensive Plan Amendment Findings Upon recommendation from the Commission, the Council shall make a full investigation and shall, at the public hearing, review the application. In order to grant an amendment to the Comprehensive Plan, the Council shall make the following findings: a. The proposed amendment is consistent with the other elements of the Comprehensive Plan. Staff finds that the proposed changes to the Future Land Use Map do not directly conflict with other elements of the Comprehensive Plan. b. The proposed amendment provides an improved guide to future growth and development of the city. Staff finds the proposed land use changes will provide an improved guide to future growth and development in this area of the city. c. The proposed amendment is internally consistent with the Goals, Objectives and Policies of the Comprehensive Plan. Staff finds that the proposed amendment is internally consistent with the Goals, Objectives, and Policies of the Comprehensive Plan (see Section VII for detailed analysis). Staff believes sufficient provisions have been made to accommodate commercial and industrial development in this area. d. The proposed amendment is consistent with the Unified Development Code. Staff finds that the proposed amendment is generally consistent with the Unified Development Code. Staff will ensure full compliance with the UDC and other city design and development criteria, as development is proposed. e. The amendment will be compatible with existing and planned surrounding land uses. Staff finds that the future commercial and light industrial uses on this site will be compatible with surrounding (existing and future) uses. f. The proposed amendment will not burden existing and planned service capabilities. Staff finds that the proposed amendment would not burden existing and planned service capabilities in this area of the city. g. The proposed map amendment (as applicable) provides a logical juxtaposition of uses that allows sufficient area to mitigate any anticipated impact associated with the development of the area. Staff finds that the proposed map amendment to commercial and industrial will allow for uses on the site that should be compatible with existing and future commercial, industrial, and residential uses in the area. h. The proposed amendment is in the best interest of the City of Meridian. Staff finds that the proposed amendment is in the best interest of the City if the application develops the site consistent with the provisions of the development agreement recommended by staff. Exhibit A 2. Rezone 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: The map amendment complies with the applicable provisions of the comprehensive plan; The applicant is proposing to rezone the subject property to C-G and I-L zoning districts. If the applicant complies with the DA provisions, Staff finds that the proposed zoning map amendment complies with the applicable provisions of the comprehensive plan for the proposed commercial and industrial land use designations. Please see Comprehensive Plan Policies and Goals, Section VII, of the Staff Report. b. 'The map amendment complies with the regulations outlined for the proposed district, specifically the purpose statement; Staff finds that the amendment complies with the regulations outlined for the proposed 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 if approved. 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-SB-3.E). Staff finds that the proposed rezone of this property to the I-L and C-G zoning districts and the C-G and I-L zoning districts is in the best interest of the City. Exhibit A