HomeMy WebLinkAboutStaff Report AZ 5/21/10STAFF REPORT Hearing Date: May 26, 2010
(Continued from September 23, 2008,
November 25, 2008, March 10, 2009,
June 6, 2009, October 9, 2009,
December 15, 2009 and March 2, 2010)
TO: Mayor and City Council
FROM: Bill Parsons, Associate City Planner
(208)884-5533
SUBJECT: Meridian and Amity
• AZ-08-005
E IDIAN~--
IDAHO
Annexation and Zoning of 73.10 acres from Ada County RUT to R-15
(Medium High-Density Residential) (7.48 acres), L-O (Limited Office)(1.69
acres), C-C (Community Business) (30.46 acres) and C-G (General
Commercial) (33.47 acres) zoning districts for a proposed Mixed Use
Development.
This item has been continued since the November 25, 2008 City Council meeting. The reason for
the continuance was so that the applicant could resolve the issues with access to Meridian Road
with ITD and work with City Staff and the Northwest Pipeline to ensure the public safety concerns
are adequately addressed.
After several meetings with the applicant and the pipeline representative, DA provision #19 has
been revised per those discussions. Staff has updated the revised lan~ua~e in strikeout/underline
format in Section 10 below.
NOTE: At the October l6. 2008 meeting. the Planning and Zoning Commission reviewed a revised
concept elan and recommended approval. This proiect was continued from the August 7, 2008 and
September 4, 2008 Planning and Zoning Commission meetings. The applicant requested continuation
in order to revise the concept plan based on staff recommendations. The applicant's. new concept plan
included the following:
1) a collector/backage road along the west property boundary that should provide future access
for this proiect and those parcels to the west,
2) the extension of the l0-foot wide multi-use pathway through the proposed development to
Meridian Road,
3) a 10-foot wide pathway along Meridian Road, and
4) a covered outdoor seating area and open space between the large box retailers that provides
an amenity on the site. The applicant has also depicted how future residential to the west may
develop along the entire western property boundary and how it could integrate with the
proposed development,
S) re-noticed the property to reflect the changes to the requested zoning designations for the site
and
Meridian & Amity AZ-08-005 PAGE 1
On their concept plan, the applicant has not removed the access driveways along Meridian Road as
recommended by the Planning and Zoning Commission. Instead, the applicant has submitted a
variance application which has been scheduled for City Council consideration alone with the
recommendation by the Commission on the annexation. ~'•• *t ° , `t °''°,.....;°°;°u z°., +z.,. '"°°°°''°° `"
.Based on the
aforementioned information, Staff ' '
re~~ues~ntl has provided analysis of the revised concept plan and updated the proposed DA provisions
in Section 10 and have attached new exhibits in Exhibit A, B & C. These chances are in underline and
strikeout format.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Hawkins Companies, is requesting Annexation and Zoning of 73.10 acres from Ada
County RUT to R-15 (Medium-high Density Residential) L-O (Limited Office), C-C (Community
Business District) and C-G (General Commercial) zoning districts for a proposed Mixed Use
Development. A conceptual development plan was also submitted illustrating how the site may
develop in the future. The plan is depicting primarily a large scale commercial development with a
small multi-family residential component which includes a large retail box store, amulti-tenant mid-
box retail building, 20 stand alone retail buildings including several drive throughs and 3 office
buildings totaling approximately 478,800 square feet of retail and office uses on the site excluding the
multi-family units. On September 23, 2008, the Council approved the Comprehensive Plan Map
Amendment to change a portion of this site (approximately 40 acres) from Medium Density
Residential to Mixed Use- Regional.
The subject site is located on the northwest corner of W. Amity Road and S. Meridian Road (SH 69)
just south of Harris Street. There are a total of 4 parcels in the area requested for annexation. The
Williams Pipeline Gas Company owns a parcel along Meridian Road that is not included in the
request. This property is within the City's Area of Impact, Urban Service Planning Area and is
contiguous to the current City limits.
2. SUMMARY RECOMMENDATION
Staff has provided a detailed analysis of the requested AZ application below. Staff is recommending
approval of AZ-08-005 as presented in the Staff Report for the hearing date of October 16,
2008, based on the Findings of Fact as listed in Exhibit D and subject to the conditions listed in
Exhibit B. The Meridian Planning & Zoning Commission heard this item on August 7,
September 4 and October 16, 2008. At the October 16th public hearing the Commission voted to
recommend approval of the subiect AZ request.
a. Summary of Commission Public Hearing:
i. In favor: Lance Evans, Jason O'Very
ii. In opposition: None
iii. Commenting: Gordan Hamilton, Andy Daleiden
iv. Written testimony: Paul Taylor and James Percy submitted written comments in favor
of the proiect.
v. Staff presenting application: Bill Parsons
vi. Other staff commenting on application: Ted Baird
b. Key Issue(s) of Discussion by Commission:
i. The three proposed access points to Meridian Road. The Commission discussed an
option for a single right-in/right-out access point at the quarter mile.
ii. The proposed development along a maior gas pipeline easement and the important role
the Northwest Pipeline Company will play prior to construction on this site.
Meridian & Amity AZ-08-005 PAGE 2
iii. The construction of the backage road along the entire length from Harris Street to
Amity Road.
iv. Installing the entire 35-foot wide landscape buffer along Meridian Road with first
occupancy.
v. The Commission discussed the recommendations identified in the applicants Traffic
Impact Study.
vi. The reduction of the 20-foot landscape buffer along the backage road.
c. Key Commission Change(s) to Staff Recommendation:.
i. Staff has attached the Parks Departments comments for the subiect application in
Exhibit B.
ii. Modify DA provision #3 add verbiage for reimbursement agreements.
iii. Modify DA provision #4 add verbiage to include as generally depicted on the concept
plan.
iv. Modify DA provision #13 reducing the landscape street buffer width from 20 feet to 10
feet along the collector/backage road from Amity Road to the center west/east drive
aisle at the quarter mile.
v. Modify DA provision #14 allowing a single right-in/right-out access along Meridian
Road at the quarter mile as recommended by the Planning and Zoning Commission.
vi. Modify DA provision #18 requiring half of the backage road be constructed prior to
release of occupancy and requiring the applicant submit a phasing plan to determine
timing for the construction of the remaining half of the collector/backage road.
vii. Modified DA provision #19 to read the applicant shall coordinate with the Northwest
Pipeline Company and submit written verification that all requirements of the gas
company have been met prior to site development plan approval through the Meridian
Public Works Deft. or any construction on this site.
d. Outstanding Issue(s) for City Council:
i. Three access points to Meridian Road. Council will be considering a concurrent
variance application (VAR-08-008) during the same hearing to resolve this issue. If
access is restricted to Meridian Road, Staff is recommending a revised concept plan
with no access points to Meridian Road.
ii. Council should determine if the Annexation of this property is in the best interest of the
City
iii. Staff recommended the applicant construct the entire length of the collector/backage
road and the Planning and Zoning Commission has recommended the applicant
construct half of the proposed backage road. Therefore, Staff is requesting the Council
determine if the backage should be constructed in its entirety.
iv. Is the proposed mixed use development and intensity of those uses suitable for site next
to a maior natural gas facility that serves the northwest region?
3. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number AZ-08-
005 as presented in the staff report for the hearing date of November 25, 2008, with the following
modifications to the conditions of approval: (Add any proposed modifications.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Number AZ-08-
005 to the hearing date of (date certain) for the following reason(s): (you should state specific
reason(s) for continuance.)
Meridian & Amity AZ-08-005 PAGE 3
Denial
After considering all staff, applicant and public testimony, I move to deny File Number AZ-08-005 as
presented in the staff report for the hearing date of November 25, 2008, for the following reasons:
(State specific reasons for denial of the request.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
Northwest corner of W. Amity Road and S. Meridian Road
Southeast '/ of Section 25, Township 3 North, Range 1 West
b. Owners:
Hawkins Companies Mike Mussell
855 W. Broad Street, Suite 300 4495 S. Meridian Road
Boise, ID 83702 Meridian, ID 83642
c. Applicant:
Same as owner
d. Representative:
Same as applicant
e. Present Zoning: RUT (Ada County)
£ Present Comprehensive Plan Future Land Use Map Designation: Mixed-Use Regional (On
September 23, 2008, the Council approved the Comprehensive Plan Map Amendment to change a
portion of this site (approximately 40 acres) from Medium Density Residential to Mixed Use-
Regional. The resolution was approved on October 7, 2008 City Council consent agenda.
g. Applicant's Statement/Justification (reference submittal material): "This intersection has been
identified as a potential commercial hub, though much of it remains either undeveloped or
agriculturally used. South Meridian has grown significantly in the recent past with little retail
developed to support the residential growth. Today, south Meridian citizens must drive to the
north side of Interstate 84 or even Boise for most goods and services. We feel making his land
use designation change will provide the City the opportunity to diversify the economic base while
providing citizens increased opportunities to meet their day-to-day shopping needs.
Comprised of 67 acres, we plan to build a quality commercial development, a small office
complex and a residential development to compliment the existing and proposed residential
developments to the north and west. Along with the CPA application we are requesting
annexation and zoning designations of R-8, L-O and C-G. We believe this development will
greatly reduce the number of shoppers crossing to the north side of I-84, or shopping outside the
corporate boundaries of Meridian; will diversify the local economy and keep these retailers
searching for sites on the south Meridian Road Corridor, within the boundaries of Meridian." See
applicant's narrative for more information.
5. PROCESS FACTS
a. The subject application will in fact constitute an annexation as determined by City Ordinance. By
reason of the provisions of the Meridian City Code Title 11 Chapter 5, a public hearing is
required before the Planning & Zoning Commission and City Council on this matter.
b. Newspaper notifications published on: September 29, 2008 and October 13, 2008 (Commission);
November 3, 2008 and November 17, 2008 (City Council)
c. Radius notices mailed to properties within 300 feet on: September 19, 2008 (Commission);
Meridian & Amity AZ-08-005 PAGE 4
October 31, 2008 (City Council)
d. Applicant posted notice on site by: October 2, 2008 (Commission); October 14, 2008 and
February 19, 2010 (City Council)
6. LAND USE
a. Existing Land Use(s): The subject property is currently being used for agricultural purposes.
b. Description of Character of Surrounding Area: The surrounding area is primarily agricultural in
nature. However, urban development is transitioning along the South Meridian Corridor.
c. Adjacent Land Use and Zoning:
1. North: Agricultural land and Meridian Heights Subdivision; zoned RUT and R6 (Ada County)
2. East: Valley Storage, zoned RUT (Ada County)
3. South: Rural Residences and Agricultural land, zoned RR (Ada County)
4. West: Rural Residences and Agricultural land, zoned RUT (Ada County)
d. History of Previous Actions: In 2006, a large (northern) portion of this site was proposed for
annexation and preliminary plat approval for a residential development (Sagewood Subdivision
AZ-08-058 and PP-06-057) but the applicant withdrew the applications prior to City Council
action. On September 23, 2008 City Council approved CPA-08-004 for this site.
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: W Victory Road & S Meridian Road.
Location of water: W Victory Road & S Meridian Road.
2. Vegetation: This site is primarily used for growing agricultural products.
3. Flood plain: This property is not within the floodway or floodplain.
4. Canals/Ditches Irrigation: No major facilities transverse this property.
5. Hazards: A 75-foot easement for the Pacific Northwest Pipeline Corporation transverses the
property.
6. Proposed Zoning: R-15, L-O, C-C and C-G
7. Comprehensive Plan Future Land Use Map Designation: Mixed Use -Regional
8. Size of Property: 73.10 acres
£ Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The revised
concept plan depicts a collector/backage road along the western property boundary of the
development. Starting at the north property boundary, the applicant is proposing two full access
points to Harris Street; one right-in/right-out/left-in driveway and two right-in/right-out only
driveways to S. Meridian Road (SH69); two full access driveways and one right-in/right-out only
driveway access to W. Amity Road and six full access driveways along the east side and one full
access driveway on the west side of the proposed collector road. Staff has received comments
from ACHD regarding the TIS for the site (See section 10 below for more analysis).
7. COMMENTS MEETING
On September 25, 2008, Planning Staff held an agency comments meeting. The agencies and
departments present include: Meridian Fire Department, Meridian Public Works Department and
Sanitary Service Company. Staff has included all comments and recommended actions in the attached
Exhibit B.
Meridian & Amity AZ-08-005 PAGE 5
8. COMPREHENSIVE PLAN
This property is currently designated as "Mixed Use-Regional and Medium Density Residential" on
the Comprehensive Plan Future Land Use Map. On September 23, 2008, the Council approved CPA-
08-004 to change the Medium Density Residential portion of the property to a Mixed Use -Regional
designation.
The purpose of the Mixed Use areas as defined on page 102 of the Comprehensive Plan is as follows,
"There are five sub-categories of the Mixed Use designation. Generally, the designation will provide
for a combination of compatible land uses that are typically developed under a master or conceptual
plan. The purpose of this designation is to identify key areas which are either infill in nature or
situated in highly visible or transitioning areas of the city where innovative and flexible design
opportunities are encouraged. The intent of this designation is to offer the developer a greater degree
of design and use flexibility."
The requested "Mixed-Use Regional" designation provides no upper limit of non-residential uses,
over 200,000 square feet of non-residential building area and residential densities of 3 to 40 dwelling
units to the acre. Per the conceptual development plan, the subject site may develop with large box,
mid-box and small retail uses including office and multi-family development.
On March 4, 2008, the City Council approved a Comprehensive Plan text change for the Mixed
Use-Regional designation. With that approval, new criteria were adopted to help facilitate
development for those parcels with a Mixed Use -Regional designation. The purpose is to
designate areas at predominant corners of major arterials that provide a mix of employment, retail
and residential or public uses. The developments should be anchored by uses that have a regional
draw with the appropriate supporting uses. The intent is to integrate a variety of uses, including
residential and to avoid predominantly single use developments such as a regional retail center.
The following standards now apply to the mix-use regional designation: 1) Residential shall comprise
a minimum of 10 % of the development area; 2) Retail uses shall comprise a maximum of 50% of the
development area; 3) There is minimum or maximum imposed on non-retail commercial uses such as
office or entertainment uses; 4) All developments shall have a mix of at least three of the four types of
uses: retail, non-retail commercial, public/quasi-public and residential.
Staff finds the following Goals, Objectives, and Action items contained in the 2002 Comprehensive
Plan to be applicable to this application (staff analysis is in italics below policy):
• Chapter VII, Goal III, Objective A, Action 1 -Require that development projects have planned
for the provision of all public services.
The City of Meridian plans to provide municipal services to the lands proposed to be annexed in
the following manner:
- Sanitary sewer and water service will be extended to the project at the developer's expense.
- The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire Department,
who currently shares resource and personnel with the Meridian Rural Fire Department.
- The subject lands currently lie within the jurisdiction of the Ada County 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.
Meridian & Amity AZ-08-005 PAGE 6
- 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.
• "All mixed use projects shall be directly accessible to neighborhoods within the section by both
vehicles and pedestrians."
The previous concept plan lacked the vehicular and pedestrian connectivity to adjacent
properties. The revised concept plan depicts acollector/backage road along the western property
boundary which supports vehicular and pedestrian connectivity for future residential
development. This connectivity has been provided to the residential subdivision to the north as
well. The applicant has also provided sidewalks and delineated four walkways through the large
expansions ofparking to facilitate pedestrian movement within the development.
• "Where the project is developed adjacent to medium density residential uses, a transitional use is
encouraged."
The subject site is bordered by existing residential to the north and future Medium Density
Residential to the west. To address staff concerns the applicant has depicted how this project may
integrate with the existing and future residential developments. The applicant is proposing C-G
zoning and a large Box Retail in the southern half of the development. Staff still has concerns
with the back of a big box building(s) adjacent to the future residential to the west. The ensure
this site is compatible with future residential to the west, the applicant has provided a collector
road and will be subject to DA provisions that require screening of the loading docks and require
modulation in the rear facades to enhance the rear of the future buildings that front the future
residential developments to the west. The applicant will also be responsible for installing a 20-
foot landscape buffer along the east side of the collector/backage road that should provide
additional buffering if/when the residential develops in the future.
• Chapter V, Goal III, Objective D, Action 5 (page 43) -Require all commercial and industrial
businesses to install and maintain landscaping.
If commercial uses are approved on this site in the future, a 35 foot wide landscape street buffer
will be required along S. Meridian Road (SH69), a 2S foot wide buffer will be required along W.
Amity Road and 20 foot wide buffer will be required along Harris Street and the proposed
collector/backage road. Internal parking lot landscaping will also be required in accordance
with the standards listed in UDC 11-3B-8.
Chapter VII, Goal I, Objective B (page 109) -Plan for a variety of commercial and retail
opportunities within the Impact Area.
Staff believes that the proposed commercial and residential use of this property will assist in
providing a variety of uses in this area of the City and will complement the existing and future
residential uses adjacent to the site. The revised site depicts a larger residential component than
the previous site plan (7.48 acres) and less office zoned property (1.22 acres). The previous
concept plan showed approximately 5.68 acres of residential and 3.22 acres of office.
• Chapter VII, Goal III, Objective A, Action 1 (page 111) -Ensure that adequate public services,
including transportation, for existing and future development are provided.
Meridian & Amity AZ-08-005 PAGE 7
City services are currently master planned to the subject property the developer will be
responsible to extend all utilities to the subject parcel. With the addition of the collector and
backage road, staff believes the applicant mitigated some of the traffic concerns associated with
the proposed development. Staff still has concerns with access to Meridian Road and is not
supportive of any access to Meridian Road. Staff believes the proposed access points would
impact the traffic flow on Meridian Road; a SS MPHhighway.
• Chapter VI, Goal II, Objective A, Action 5: Require pedestrian access connectors in all new
development to link subdivisions together to promote neighborhood connectivity as part of a
community pathway system.
The Meridian Pathway Plan depicts a proposed pathway through the proposed development to
transverse along the natural gas pipeline easement. On the submitted concept plan the applicant
is not proposing a 10 foot pathway along the gas line easement. Instead, the applicant is
proposing a 10 foot wide pathway that runs west to east through the center of the development
and connects to the 10 foot wide pathway proposed along Meridian Road. Although this pathway
does not follow the exact location of the pathway plan, staff believes the applicant has met the
intent of the pathways plan and is supportive of the pathway location proposed by the applicant.
In addition, the applicant has incorporated a central plaza area and that is linked to the proposed
pathway. The applicant should coordinate with the Parks Department to facilitate the actual
design of the pathway.
• Chapter VII, Goal IV (page 112) -Encourage compatible uses to minimize conflicts and
maximize use of land.
The site has been approved for a Mixed Use -Regional designation to the mid mile, similar to
what is depicted on the east side of Meridian Road (SH69). The applicant is proposing
commercial uses along the south side of Harris Street and along the entire frontage of Meridian
Road to Amity Road. The City has continually strived to buffer residential uses from commercial
uses with either office or denser residential development. The applicant has done better job of
this to the north and is proposing to increase the residential proposed for the site. Staff will
ensure this through the development agreement that will be required with annexation of this site.
It is important to note the surrounding properties to the west are currently undeveloped and
cannot develop unless the subject property is annexed. Staff believes it is important to establish a
viable concept plan so future residents in the area are informed of the proposed development
prior to locating in the area. Although the applicant has provided more detail regarding how
future residential may develop to the west of this site, staff still has concerns with the big box
(southern portion of the development) adjacent to the future residential development.
• Chapter VII, Goal IV, Objective D: Encourage appropriate land uses along transportation
corridors.
Staff believes that the proposed development, if amended, is appropriate along the adjoining
transportation corridor (SH69). This development project will be highly visible and help to define
this area of the city.
9. UNIFIED DEVELOPMENT CODE
a. Commercial Schedule of Use Control: UDC 11-2B-2 lists uses that are principal permitted (P),
accessory (A), and conditional (C) or prohibited (-) uses within the proposed L-O, C-C and C-G
districts.
b. Purpose Statement of Zone (UDC 11-2B-1): The purpose of the commercial districts is to provide
for the retail and service needs of the community in accord with the Meridian Comprehensive
Plan. Six (6) districts are designated which differ in the size and scale of commercial structures
Meridian & Amity AZ-08-005 PAGE 8
accommodated in the district, the scale and mix of allowed commercial uses, and the location of
the district in proximity to streets and highways.
c. Dimensional standards for the L-O, C-C and C-G zoning district, per UDC Table 11-2B-3:
(Applicable upon development of the property)
Dimensional Standards' C-N C-C C-G L-O M-E H-E
'.Front setback (in feet)
-
- -- - --
~_____ _ ^ ~~~~ 0
~
____- -
r---
-----
--------------- -
''Rear setback (in feet) ~ ^
0
',Interior side setback (in feet) ~~~ ~ ~~~0 10/52 ~0 0
Street landscape buffer (in feet):
Local 10
Collector 20
Arterial 25
Entryway corridor ( 35
Interstate ~ 50
'..Landscape buffer to residential uses (in _
~__ ~__~_._ __ ~_~____
20 25 ~ 25 20/102 See note 4
feet)3
'...Maximum building height (in feet) ~ ~ 35 rn ~50 ~^ ~65 ~ 35 65 95
'',Maximum building size without design 7,500 60,000 200,000 10,000 See note 4
',standard approval as set forth in section 11-
',3A-19 of this title (in square feet)
_
____
__---
Y____._..______....__m____...___._.________.__...._.__.._......_...__._._______.___.._....__....---.__...__.
'.Parking requirements See chapter 3, article C, "Off Street Parking And
Loading Requirements", of this title
Landscaping requirements See chapter 3, article B, "Landscaping
Requirements", of this title
Notes:
1. All setbacks shall be measured from the ultimate right of way for the street classification as
shown on the adopted transportation plan.
2. Minimum setback only allowed with reuse of existing residential structure.
3. Where the adjacent property is vacant, the director shall determine the adjacent property
designation based on the comprehensive plan designation.
4. Subject to design guidelines in ten mile interchange specific area plan.
d. Residential Schedule of Use Control: UDC Table 11-2A-2 lists multi-family developments
require CUP approval in an R-15 zoning district.
e. Purpose Statement of Zone: The purpose of the residential districts is to provide for a range of
housing opportunities consistent with the Meridian Comprehensive Plan. Connection to the City
of Meridian water and sewer systems is a requirement for all residential districts. Residential
districts are distinguished by the allowable density of dwelling units per acre and corresponding
housing types that can be accommodated within the density range.
Meridian & Amity AZ-08-005 PAGE 9
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
ANNEXATION
The applicant is proposing to annex and zone 73 10 acres from RUT (Ada County) to an R-15 L-O
C-C and C-G zoning districts. Majority of the site is slated for large scale retaiUcommercial
development with a small portion for office and amulti-family development. On September 23,
2008 the Council approved a Comprehensive Plan Map Amendment (CPA-08-004) to change a
portion of this site (approximately 40 acres) from Medium Density Residential to Mixed Use-
Re ig onal.
The annexation legal description prepared by Term Peugh, PLS, dated 8/28/08 and submitted with
the application is accurate and meets the requirements of the City of Meridian and State Tax
TL, •' 1 1 .7 •' ,~ 1. Tl ,'`1 Y'
Commisslon. oix-picpurccrv7-nir`v icrxzii~°c~x nv, c~crc
dese~iPtie~srfee-tli{~-i$e-reesed~3-area-~-C r „a .. ,,,,+;,.;,.,~ ,.f +~,e
. The applicant has submitted new
legal descriptions and new exhibit map which reflects the new zoning districts requested by
staff.
Conceptual Site Plan: The applicant has submitted a revised conceptual development plan showing
how the site may develop in the future. Due to the unknown nature of the future businesses that may
develop on this property, the plan is only conceptual. Staff is aware that the proposed plan is only
conceptual in nature, but believes there are some concepts not currently proposed that would be
appropriate for this site. These additional concepts, and the ones proposed are discussed below.
The plan currently depicts a large scale retail development which includes a large retail box store, a
multi-tenant mid-box retail site, 20 individual retail buildings including several drive throughs, 3
office buildings and a 7.5 acre multi-family development. Buildings on the site range in size from
2,000 square feet to 184,000 square feet. The square footage of office and retail uses proposed on
the site total approximately 478,800 square feet.
. It is important to note there is an
existing 9 000 square foot building that currently fronts on Meridian Road and will remain as part
of the proposed proiect. Further the applicant has also increased the multi family portion of the
development from approximately S. 6 acres to 7. S acres and reduced the office portion from 3.2
aces to 1.7 acres (five pad sites to three pad sites).
Staff still has concerns with the proposed parking over the gas easement.
cancer-r~staff-i~~suppert~~e-e€-t#e-EenFept~lan-fe~the-site: Staff has communicated with
Gordon Hamilton, (Northwest Pipeline Company) and was informed the 75-foot gas easement
contains two pressurized gas lines; one 22-inch caliper and one 24-inch caliper. After
speaking with the Gordon, staff was informed the gas company was not in favor of the
paving being placed over the easement and the ape lines would need to be upgraded before
Meridian & Amity AZ-08-005 PAGE 10
development could begin on the site. The Gas Company also informed staff the upgrades to
those pipelines may not be budgeted until the year 2011. The gas company has acknowledged
discussions with the applicant but ~eement has not been reached regarding the upgrades to
their facilities (Note: This pipeline services much ~ the northwest region). Staff is
recommending coordination with the Northwest Pipeline Company prior to construction on
this site to address any concerns they may have with development on this site. Staff has
placed a provision in the DA that the applicant coordinate with the Northwest Pipeline
Company and mitigate any concerns they may have with the proposed development. The
Meridian Fire Department has also expressed concern with the amount of intense commercial
uses next to a high volume pressurized gas lines.
One more element of the concept plan to note is the parking layout. As shown on the concept plan,
the majority of the parking is fronting along Meridian Road; a scenic byway/highway and entryway
corridor. The applicant has informed staff the C-G portion (southern half) of the property
would be the first to develop. If the large box retailer is the first building on the site, staff
believes the site may not comply with the current or future design standards. It is important to
note, future buildings and landscaping should help screen the vast expanse of parking.
Regardless what building is constructed first on the site, it will be subiect to comply with all
design review standards in effect at the time of application submittal.
~~~a.,.........b ...~....,..~~ ~..,,....~ ,,., .,..rr~.,..,, ~.. .... ................... ..........Y....,... ___ ._._ ... __. _._ _..__._.,__,
~~a°„*° ~ ~~*'~~^ «''° „~~'-~„~- ° ° ^r *'~° a°-~°'^^m°~« Further, the applicant has also corrected
the driveway alignment issue throughout the plan on the revised concept plan. Additionally,
due to the high visibility of this site, staff believes that restricting the location of parking areas,
docks/loading areas, and trash enclosures is appropriate. Staff is recommending trash compactors
and loading docks along the north and east property boundaries be prohibited. Further, all
trash enclosures shall be constructed of concrete or masonry materials and shall not front on
Meridian Road.
A major aspect of the concept plan is the proposed street/driveway system. The applicant is
proposing to construct a public collector street from Amity Road to the south, connecting to Harris
Street, at the mid-mile. This vehicular access will serve as a primary access for residents in the
general vicinity and will be a major roadway for patrons of the development and provide future
connectivity for residential to the west. Starting at the north property boundary the applicant is
proposing two full access points to Harris Street; one right-in/right-out/left-in access driveway and
two right-in/right-out only driveways to S. Meridian Road (SH69); two full access driveways and
one right-in/right-out only driveway access to W. Amity Road and six full access driveways along
the east side and one full access driveway on the west side of the proposed backage road.
A major issue with the submitted concept plan is the access proposed to Meridian Road. The UDC
restricts access to Meridian Road to the half mile and mile locations. Staff is not supportive of the
Meridian & Amity AZ-08-005 PAGE 11
three proposed access points on Meridian Road. Staff believes these proposed access points would
negatively impact the traffic flow on Meridian Road. ITD has also communicated to Staff the subject
site has eight deeded access points on Meridian Road, however, does not support the amount of
access points the applicant is proposing (See Attached letter in Exhibit B). ~°^°~~~° °°^°°° ~°
. The applicant has not revised the plan to
restrict access to Meridian Road. The applicant has submitted a variance application which
will be scheduled for City Council when the annexation application is forwarded with a
recommendation from the Commission. ;mot-1}~~tl~-C-e~s~-h~as~° a'°°--°4'°~ ~°
. Staff has
included a DA provision to restrict access and terminate existing access points along Meridian
Road prior to release of the first occupancy permit.
Traffic Impact Study: The applicant has submitted a Traffic Impact Study to staff, ITD and ACHD
to review. Four access scenarios were evaluated as part of the TIS. Scenario #1 provided no access to
Meridian Road; #2 provided two unsignalized right-in/right-out access points on Meridian Road; #3
provided one signalized right-in/right-out/left-in access point between the quarter mile and eighth
mile point north of the Amity/Meridian Road intersection and one unsignalized right-in/right-out
access point approximately eighth mile south of Harris Street/Meridian Road; #4 provided one
unsignalized right-in/right-out access point approximately eighth mile north of the Amity/Meridian
Road intersection, one unsignalized right-in/right-out/left-in access point approximately a quarter
mile north of the Amity/Meridian Road intersection and one unsignalized right-in/right-out access
point at the eighth mile south of Harris Street/Meridian Road intersection. All of these scenarios
included two full access points to Harris Street and one-right-in/right-out and two full access points
on Amity Road. Based on the findings, the traffic study recommended that access scenario #3 or #4
be implemented to ensure adequate safety and operation of the surrounding transportation system
(Staff has attached the TIS Access Scenarios in Exhibit A). The report did mention that the current
intersections with the exception of Lake HazeUMeridian Road were currently operating at an
acceptable level of service. According to the traffic study this project is estimated to generate 13,415
net new trips; 1,330 net new trips (600 inbound, 730 outbound) to occur during the weekday p.m.
peak hours.
Staff has received comments from ACHD regarding the TIS and has attached their comments
in Exhibit B below. The following comments are a brief synopsis of ACHD TIS comments. ACHD
is in agreement with staff and believes access to Meridian Road should be restricted. In addition
ACHD has also requested further ana~sis of Scenario 1 excludin tg he ri t-in/rigl-t-out on Amity
Road. ACHD believes scenario 1 would work with minor adjustments. Further, ACHD has concerns
with the traffic circulation pattern within the proposed development as well. Staff has highlighted
the City's and ACHD's preferred access scenario in Exhibit A below. Staff has also communicated
with ITD and comments are forthcoming. Based on those conversations, ITD is supportive of Access
Scenario 1 and does not support access to Meridian Road.
Development along State Highways: UDC 11-3H-3 regulates any development along state
highways. This section of the code also regulates access to State and Federal highways and future
right of way reservations for ITD. UDC 11-3H-4B limits access on Meridian Road (SH69) to the
half mile mark between section lines. In addition, the UDC requires the construction of a paralleling
roadway to provide future connectivity and access to all properties fronting on the Meridian Road.
The applicant is proposing one full access driveway and two right-in/right-out driveways on
Meridian Road. As mentioned above, City Staff, ITD and ACHD are not supportive of the proposed
access points on Meridian Road. However, the applicant has provided a collector/baclcage road
to help facilitate traffic movement in the area. Because this roadway is intended to distribute a
maiority of the traffic drawn to the development, staff believes the applicant should construct
Meridian & Amity AZ-08-005 PAGE 12
the entire length of the collector/backage road from Amity Road to Harris Street prior to
occupancy of the first building.
UDC 11-3H-3C4 requires the construction of a 10-foot wide multi-use pathway with a public use
easement along Meridian Road. On the submitted concept plan, the applicant has complied with this
UDC standard.
Building Elevations: The applicant has submitted a photo illustrating how future buildings may be
constructed on the site. The applicant has also submitted samples photos illustrating the rear facades
of some large box retailers in the area. Staff has attached these photos in Exhibit A below.
The building materials shown in this photo appear to be constructed of high quality materials.
Building materials include a split face block, smooth block, stucco and accented entrances with
metal canopies. Color variation, modulation in the building facades and varying parapet heights are
also part of future building design.
However, the applicant is proposing multiple buildings on the site ranging in size from 2,000
square feet up to 184,000 square feet. The submitted photo only illustrates the multi-tenant
retail building. ,
> >
. Additional elevations
have not been submitted to Staff depicting how the future office, small retail, large box retail
and the multi-family buildings will be constructed on the site. At this time, the applicant does
not have tenants identified for the site, so additional elevations have not been submitted. In
addition, the site is adiacent to Meridian Road and Amity Road, both designated entry way
corridors, which requires design review for any future buildings on the site. It is also
important to note, staff is in the draft process of establishing new design review criteria for
future development within the City of Meridian. In the near future, design review will most
likely be required for all future commercial proiects proposed within the City of Meridian.
Through future design reviews, staff will ensure the site is developed with high quality
buildings.
Staff has not required additional elevations for this proiect. ''^~-°^-~°~ "~~° ~~^-~ -~ ~~ ~°
' " . As part of the DA provisions staff has required all buildings
receive design review approval prior to commencement of construction on the site in
accordance with the design standards in effect at the time of application submittal.
In addition to the concept shown on the plan, staff believes the following design elements should be
required with this development of this property.
• In addition to the conceptual building elevations, materials and design elements presented
during the public hearing, all buildings in the development should be subject to the
administrative design review standards listed in the UDC pertaining to architectural character,
color & materials, and parking lots.
• All buildings should contain architectural elements and landscaping features that break up
any long facade or wall, as determined by the Planning Director, that faces the Meridian
Road, a main drive aisle, a parking area, or the residential district to the west. These
architectural elements shall include at least two changes in materials or colors, and some
modulation in the facade, including but not limited to, windows, columns, cornices,
Meridian & Amity AZ-08-005 PAGE 13
extrusions, or other, architectural enhancements. In addition, the large box retailers shall
incorporate similar design features in the rear facades of the building and incorporate loading
docks within the overall design of the building to provide screening for those residents along
the west property boundary.
• Pedestrian walkways and connectivity should be provided on the site between the buildings
and within the parking lots of this site. Pedestrian walkways and paths should be provided
throughout the parking lot to allow pedestrians to walk in designated areas rather than in
drive aisles.
• Due to the high visibility of this site, and unless otherwise approved by a future Conditional
Use Permit, trash compactors and loading docks along the north and east property boundaries
are prohibited. Further, all trash enclosures shall be constructed of concrete or masonry
materials and shall not front on Meridian Road.
• A minimum of 15 buildings should be required on this site and not exceed 600,000 square
feet ofnon-residential uses on the site.
• Development of this site shall be generally consistent with the conceptual site plan submitted
with this application (attached in Exhibit A), as determined by the Planning Director.
Meridian Pathways Master Plan: The Meridian Master Pathway Plan has identified a pathway to
transverse through this property along the 75-foot gas line easement. Instead, the applicant is
proposing a 10-foot wide pathway that runs west to east through the center of the development and
connects to the 10-foot wide pathway proposed along Meridian Road. Although this pathway does
not follow the exact location of the pathway plan, staff believes the applicant has met the intent of
the pathways plan and is supportive of the pathway location proposed by the applicant. In addition,
the applicant has incorporated a central plaza area and is linked to the proposed pathway. The
applicant should coordinate with the Parks Department to facilitate the actual design of the pathway.
Landscaping: Upon platting the property, the applicant will be required to install the required
landscape buffers. The internal parking lot landscaping requirements will be assessed at CZC
submittal; however, the applicant may submit for CZC without platting the property. All of the
perimeter landscaping along a parcel will be required to be installed prior to occupancy . of the
building.
Certificate of Zoning Compliance (CZC): The applicant shall be responsible to obtain a CZC
permit from the Planning Department for all new construction on the site prior to issuance of
building permits.
Development Agreement: A Development Agreement (DA) will be required as part of annexation
of this property. Due to the highly visible location of this site, and the proposed mix of
commercial and residential uses, Staff believes that a DA is necessary. If the Commission or
Council believe that additional or different DA provisions then are provided herein are necessary to
ensure that this property is developed in a fashion that is consistent with the Comprehensive Plan
and does not negatively impact nearby_properties, Staff recommends a clear outline of the
commitments of the developer be made.
Prior to annexation approval, a DA shall be entered into between the City of Meridian, the property
owner(s) at the time of annexation ordinance adoption, and the developer. The applicant shall
contact the City Attorney, Bill Nary, at 898-5506, within 12 months of City Council approval to
initiate this process. Please be advised a $303.00 fee will required to process the development
agreement. The DA shall include, at minimum, the following:
All future uses shall not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
Meridian & Amity AZ-08-005 PAGE 14
2. All future development of the subject property shall comply with City of Meridian ordinances
in effect at the time of development.
3. The applicant shall be responsible for all costs associated with sewer and water service
installation subject to any applicable reimbursement agreements.
4. Provide a pedestrian network within the parking areas that will help to guide pedestrians
through the parking areas safely. This network shall include pedestrian only pathways and
sidewalks that connect the distant parking areas to the buildings as eg nerally depicted on the
concept plan. A pedestrian plan shall be included with the master concept plan for this
development; submit with CZC application on this site.
5. All buildings in the development shall be subject to the administrative design review
standards listed in the UDC pertaining to architectural character, color & materials, and
parking lots or any other design review standards that will be in effect at the time of
development application submittal.
6. z41' '",;''';°°° ^-' tkc~~t^~~ge~er-s~;~eexsiste~t~~t-1} ~e ee~~e~~x~n~-el€f ee; m~i-
7. All buildings shall contain architectural elements and landscaping features that break up any
long facade or wall, as determined by the Planning Director, that face the Meridian Road, a
main drive aisle, a parking area, or the future residential district to the west. These
architectural elements shall include at least two changes in materials or colors, and some
modulation in the facade, including but not limited to, windows, columns, cornices,
extrusions, or other architectural enhancements. In addition, the large box retailers shall
incorporate similar design features in the rear facades of the building and incorporate loading
docks within the overall design of the building to provide screening for those residents along
the west property boundary.
8. Unless otherwise approved by a future Conditional Use Permit, trash compactors and loading
docks along the north and east property boundaries are prohibited. Further, all trash
enclosures shall be constructed of concrete or masonry materials and shall not front on
Meridian Road.
9. A minimum of 15 non-residential buildings shall be required on this site and a minimum of 7
acres in the northwest corner shall be set aside for future residential uses.
10. Development of this site shall be generally consistent with the conceptual site plan submitted
with this application, and including the changes listed herein. Consistency shall be
determined by the Planning Director, unless the applicant applies for a Development
Agreement modification once actual users are identified.
11. Prior to issuance of the first occupancy, a 10-foot wide multi-use pathway, the central seating
area and open space shall be constructed adjacent to the center east/west drive aisle as
depicted on the concept plan and as approved by the Parks Department, in accordance with
the standards listed in UDC 11-3B-8 and 11-3B-12, and the Master Pathways Plan.
12. Construct a 35-foot wide landscape buffer along the entire length of Meridian Road and a 10-
foot wide pathway prior to the issuance of the first building permit. This buffer shall be
designed in accordance with UDC 11-3B-7 and be placed along the entire eastern boundary
of the subject site. ~a ~'~~"''° ~*-~ °'°a ~~'~ -~'~"~ °~'''° °r'~
13. A 25-foot wide landscape street buffer shall be constructed along W. Amity Road with 5-foot
detached sidewalk. Construct a 20-foot wide landscape street buffer along Harris Street to the
north. A 20-foot wide landscape street buffer shall be constructed along collector/backag_e
road for the northern portion of the project measured from the center west/east drive aisle to
Harris Street. A 10-foot wide landscape street buffer shall be constructed along the
collector/backage road for the southern portion of the development measured from the center
west/east drive aisle to Amity Road. These buffers shall be designed in accordance with the
Meridian & Amity AZ-08-005 PAGE 15
standards listed in UDC 11-3B-7 and shall be constructed ••~~+'' ~1°+'~^~- ^£'''° ~~^~°-~'•• ^~
,;.1. +1,° : ° ^£ ,i.° £;,.~+ 1.,,;la:r,...°...,.,;+ :£ ., ..l .,r 1,.,~ „^. i.°° ^ra°a. prior to the
issuance of first certificate of occupancy for the respective phase if a plat has not been
recorded.
14. Access to Meridian Road is prohibited except for one ri h~ght-out access point at the
quarter mile mark as recommended by the Planning and Zoning Commission. The existing
access points shall be terminated prior to issuance of the first occupanc,~permit in this
development.
15. The applicant shall comply with all landscaping standards described in the UDC, including
but not limited to UDC 11-3B-8 which outlines the standards for parking lot landscaping.
16. The applicant shall be responsible to obtain a Certificate of Zoning Compliance (CZC) permit
and design review approval from the Planning Department prior to all new construction on
the subject property.
17.
1.,,£F .-~ ., ..~+.,11°.a ..; 4b, •l,° ..t.nn;......£4t.° .1°..°1....w. °.,4
18. The applicant shall construct half of the collector/backage road from Amity Road or Harris
Street to the center west/east drive aisle prior to the issuance of first certificate of occupancy
for the respective phase if a plat has not been recorded. The applicant shall be responsible for
submitting a phasing_plan depicting the future construction plans/phasing for the site and the
expansion of the remaining half of the collector/backage road as determined by the Planning
Director, prior to issuance of the first building_ permit for the sit .
.. +„ „ ,.£.i,° ~:,.~~ i.,,;la;r,. ~xr..t, +1,° ,. ~~....,,.~;,... ,.£.i.° £:,.~+ i.,,:la:~,. ..~*...,,.+ .,
,"
.,£~L,° .1°.,°1,....~,°..+ .,•,.1 ,. °,.++.. u...-.-:~ Cis.-°°t +,. +l.° ,~,,,-rL, ., ~°.a .,.~ +l,° .. °,.+,.1~„
19. Ti,° ., ,.1;.,.,.~• ~t,.,il .,.-.1:.,.,r° ..:tl, +i,° TT..,-tl,...°~r D' 1:..° !`.,,v. •••] „vira+i--•v`sircccF3
.The
applicant shall enter into a specific encroachment agreement, and if necessar ~~a
reimbursement agreement with the Northwest Pipeline Company"NP") prior to receipt of a
permit to commence any construction activities that may occur within any portion of the
easement area benefiting NP that crosses the site or impacts the pipes located therein (NP
Easement . A copy of the agreement shall also be submitted to the Meridian Public Works
Department. Per such agreements, NP shall have adequate prior written notice of any
construction activities that will occur within the NP easement and shall have the right to have
a representative on-site at all such times. In the event that construction activities are not
required within the NP easement for a particular permit request, the applicant will state the
same on the plans submitted to the City and will also provide a physical barrier preventing
any such construction activities to occur within the NP easement.
Meridian & Amity AZ-08-005 PAGE 16
b. Staff s Recommendation: Staff is recommending approval of AZ-08-005 as presented in the Staff
Report for the hearing date of October 16, 2008, based on the Findings of Fact as listed in Exhibit D
and subject to the conditions listed in Exhibit B. The Meridian Planning & Zoning Commission
heard this item on August 7. September 4 and October 16.2008. At the October 16th public hearing
the Commission voted to recommend approval of the subject AZ request.
11. EXHIBITS
A. Drawings
1. Vicinity Map
2. Conch to Plan
3. Elevations
4. Traffic Impact Study Access Scenarios
5. E-mail from Williams Northwest Pipeline
B. Agency Comments (ACHD TIS Comments
C. Legal Descriptions and Exhibit Map
D. Required Findings from the Unified Development Code
Meridian & Amity AZ-08-005 PAGE 17
A. Drawings
1. Vicinity Map
hT~ ~ ~ 1 ~ ~1K FORTINI ST _ -~ ~~ FpRESTR~ _`
:
j ~--R-4, W C~ALVANI DR GF
~ C-G R-4 pR
Rl ~ ~ '-- ~ __ L-D -
W,YIC~f(J8.Y-6,D ~ , ,,~ ~ E VICTORY RD ~ ~~'- ~=
---
~, TN-R
R~OD~Sa pR 3 ti' ~
W A oc
R4 n o' s ~F~Rp
o. a' ,ro ST
~~
"' i G`~ '~ R-8
i ,
i t~' ~~, : R6 Q _ _
J ~L~
` C RUT-
~ ,; .,
!_
~~ ~ ~ ~
W HARRIS ST,. ( E RUMpEL LN
R-4
RUT i
~~
~~
~ ".
i __ _ ._. __ Q,
_`_ E AMITY RD
~ti
1' '1
RR ~= ~~,
Exhibit A- 1 -
2. Conceptual Site Plan
Exhibit A- 2 -
3. Elevations
Exhibit A- 3 -
~~,
+`Rl ~ ,j
Ie.~4c"fM~3F u a ~ ~f, ~ "adA ~ q~
~,F,. k+"
Si
Exhibit A- 4 -
~W ~s~ i ~ ~.^aa: ~ ~4
u.
....p. 'J ;y, - ,.
4. Traftlc Impact Study Access Scenarios
South ~."rnr,j;:an C~:.t!a'~ Augusl2008
Staff; ITD & ACRD preference
HARRIS ST ~; ~ r
~r ~~
k2 M1
^ t C
2 2
a a
a c
~ ~
w u;
~,J`
n:a ~z »~
~~ ~~
Ah91TY RD
HARRIS ST~~
d2 v'
?r3 d2 ut
~~ JAL ~~
AO,AITY RD
Anf ITV R;T,
k? r
Z
2
O
ff
w
+ S
ni k/
APdIT`f HJ
C
z
4
G
LL
YEAR 2013 ACCESS SCENARIOS
MERIDIAN, IDAHO
Exhibit A- 5 -
5. E-mail from the Williams Northwest Pipeline
Mr Vdhallon Page 1 of 1
Bill Parsons
From: Hamilton, Gordon M (Gordon.M.Hamilton@Williams com]
Sent: Wednesday, July 30, 2008 8'.38 AM ~~^^ t~ Ya ,C
To: Bitl Parsons R~4~' ~r 6
Subject: FW: Hawkins Companies -CPA 08-004 and AZ 08-005
Attachments: Dev_Handbook.pdf
Lity of Meridian
Wenn~ng Department
From: Hamilton, Gordon M
Sent: Wednesday, July 30, 2008 8:16 AM
To; 'bwhallon@hcollc.com'
Cc: Patterson, Stott C; Tarbet, Craig R; Woodbury, Don C; 'parsonsw@meridiancity.org'
Subject: Hawkins Companies -CPA OS-004 and AZ 08-005
Dear Mr Whallon,
We have just recently become aware of your plans to annex and zone a development near Amity and Meridian
roads in Meridian Idaho. We are concerned that the conceptual drawings in your application to the Meridian
Planning Department do not show or take into account our existing Natural Gas Transmission Pipeline
easements.
I urge you to give consideration to our pipelines in the design of your development and I have enclosed a
brochure that may assist you in developing a compatible design. The pipelines were constructed in 1956 and
1971. They supply natural gas to the entire region and are operated under authority from the Federal Energy
Regulatory Commission in accordance with regulations from the Department of Transportation.
We'd be glad to meet with you to discuss compatible land use
Sincerely.
i~ ~.,~~. // /frrr~r~i(-~~. . T(t
C)un~ity .AJatzager - 73nrse DislriC!
Id`iJNums .~'ortfnvest Pry~e(rne
i?Obj 850-8~a7
~~3o~~oux
Exhibit A- 6 -
B. Agency and Department Comments
1. PLANNING DEPARTMENT
1.1 The annexation legal description prepared by Term Peu~h, PLS, dated 8/28/08 and submitted
with the application, is accurate and meets the requirements of the City of Meridian and State Tax
Commission.
1.2 Prior to annexation ordinance approval, the applicant shall enter into a Development Agreement
with the City. Said Development Agreement shall be signed within 12 months of the City
Council's approval of this application. Please be advised a $303.00 fee will required to process
the development agreement. See section 10 above for analysis and comments regarding the
Planning Department recommended Development Agreement provisions.
2. PUBLIC WORKS
2.1 Public services are located in W Victory Road & S Meridian Road. The developer will be
responsible for the extensions of services to serve the purposed site. The City of Meridian Public
Works Department reserves the right to due a complete review of the applicant's utility plan and
make any recommended requirements for the purposed site.
3. FIRE DEPARTMENT
3.1 One and two family dwellings not exceeding 3600 square feet will require afire-flow of 1,000
gallons per minute for duration of 2 hours to service the entire project. One and two family
dwellings greater than 3600 square feet and greater will require a minimum fire flow as specified in
Appendix B of the International Fire Code. Fire Hydrant spacing shall be provided as required by
Appendix C of the International Fire Code.
3.2 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
3.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 %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.
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'.
£ Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.4 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required
to have an approved turn around. Phasing of the project may require a temporary approved turn
around on streets greater than 150' in length with no outlet.
3.5 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
3.6 Commercial and office occupancies will require afire-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
Exhibit B- 1 -
3.7 Provide exterior egress lighting as required by the International Building & Fire Codes.
3.8 Buildings or facilities having a gross building area of more than 62,000 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)
3.9 For all Fire Lanes provide signage "No Parking Fire Lane".
3.10 Fire lanes, streets, and structures including the canopy height of mature trees shall have a vertical
clearance of 13'6.
3.11 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
3.12 The roadways shall be built to Ada County Highway Standards cross section requirements and
shall have a clear driving surface. Streets with less than a 29' street width shall have no parking.
Streets with less than 33' shall have parking only on one side. These measurements shall be
based on the back of curb dimension. The roadway shall be able to accommodate an imposed
load of 75,000 GVW.
3.13 The proposed project lies outside the five-minute response zone goal. Achievement of this goal is
subject to budgetary constraints and is intended to enhance the probability of a favorable outcome
on a request for Basic Life Support. The budget constraints are typically defined as capital outlay
for facilities that are located within 1.5 miles from a given location and sufficient operational
funds to staff the facilities.
3.14 The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and efficient
response by fire and emergency medical service vehicles. This cost of this installation is to be
borne by the developer.
3.15 Maintain a separation of 5' from the building to the dumpster enclosure.
3.16 The first digit of the Apartment/Office Suite shall correspond to the floor level.
3.17 The Fire Department has concerns with intense commercial uses adjacent to the Williams Pipeline.
3.18 The Fire Dept. has concerns about the ability to address the project and have the addresses visible
from the street which the project is addressed off of. Please contact the Addressing Specialist at
898-5500 to address this concern prior to the public hearing.
3.19 All aspects of the building systems (including exiting systems), processes & storage practices shall
be required to comply with the International Fire Code.
3.20 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
Exhibit B- 2 -
3.21 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped throughout
with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or
903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183
m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet
(183 m).
3.22 There shall be a fire hydrant within 100' of all fire department connections.
3.23 Buildings over 30' in height are required to have access roads in accordance with The International
Fire Code Appendix D Section D105.
3.24 Emergency response routes and fire lanes shall not be allowed to have speed bumps.
3.25 COMMERCIAL AND INDUSTRIAL -Buildings or facilities exceeding 30 feet (9144mm) or
three stories in height shall have at least three means of fire apparatus access for each structure. Two
of the access roads shall be placed a distance apart equal to not less than one half of the length of the
overall diagonal dimension of the property or area to be served, measured in a straight line.
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns related to the site design submitted with the application..
5. PARKS DEPARTMENT
5_1 Pathway Standards: The Meridian Pathways Master Plan desi~ates a proposed pathway through
the project site in conjunction with the gas pipeline. The pathway shall be at least ten feet wide
and constructed in accordance with the specifications contained in the Master Plan, Cha tp er 3,
Design Guidelines. Variations from the specifications shall be reviewed on a case by case basis
bYthe Parks Director.
5_2 Pathway Maintenance: The City will assume maintenance of pathwa~ubject to the followine:
1) The pathway must connect from one major street to another. 2) The continuous pathway
segment must be at least''/2 mile long. 3) Public access must be agr
5_3 Public Access Required: A public access easement must be recorded for the pathway
warranty deed granted to the Citesprior to release of any building occupancy
5_4 Pathway Crossings: At locations where the pathway crosses streets or drive aisles, the pathway
surface shall be delineated separate from the driving surface using scored concrete, pavers, or
similar treatment.
5_5 Pathway Connections: The pathway shall connect from the proposed pathway in the project to
the west through the subject property to the intersection of Amity Road and Meridian Road.
Exhibit B- 3 -
6. SANITARY SERVICE COMPANY
6.1 Please contact Doug Mason at SSC (888-3999) for detailed review of your proposal and submit
stamped (approved) plans with your certificate of zoning compliance application.
6.2 SSC will not provide trash pick-up services utilizing the common driveway. The developer shall
install a concrete pad at the end of the common drive no more than five (5) feet behind the
sidewalk. The pad shall be of sufficient area to accommodate the receptacles of the residences
that take access from the common driveway.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Submit a traffic impact study for the proposed development to District staff as soon as possible
once suitable access points to the roadway network have been determined.
7.2 Comply with requirements of ITD and City of Meridian for the SH-69/Meridian Road frontage.
Submit to the District a letter from ITD regarding said requirements prior to District approval of
the final plat or issuance of a building permit (or other required permits), whichever occurs first.
Contact the District III Traffic Engineer at 334-8340.
7.3 Do one of the following along Amity Road:
a. Dedicate 35-feet ofright-of--way from the centerline of Amity Road abutting the parcel. The
right-of--way purchase and sale agreement and deed must be completed and signed by the
applicant prior to scheduling the final plat for signature by the ACHD Commission or prior to
issuance of a building permit (or other required permits), whichever occurs first. Allow up to 30
business days to process the right-of--way dedication after receipt of all requested material. The
District will purchase the right-of--way which is in addition to existing right-of--way from
available Corridor Preservation Funds.
b. Dedicate 25-feet ofright-of--way from the centerline of Amity Road abutting the parcel and
provide a 10-foot easement for sidewalk and utilities. The right-of--way purchase and sale
agreement and deed must be completed and signed by the applicant prior to scheduling the final
plat for signature by the ACHD Commission or prior to issuance of a building permit (or other
required permits), whichever occurs first. Allow up to 30 business days to process the right-of-
way dedication after receipt of all requested material.
7.4 Construct a minimum 5-foot wide detached sidewalk no closer than 28-feet from the centerline of
Amity Road abutting the site. The sidewalk shall lie either completely within the right-of--way or
completely within an easement.
7.5 Construct 8-foot landscape islands with vertical curb and gutter on each side and 25-foot access
pockets along the north side of Harris Street abutting the site.
7.6 Provide irrigation facilities and irrigation water to the landscape islands on the north side of
Harris Street. Enter into a license agreement with the District for the landscape islands.
7.7 Construct Harris Street as a complete 46-foot street section with vertical curb, gutter, and
minimum 5-foot detached concrete sidewalk abutting the site. The sidewalk shall lie either
completely within the right-of--way or completely within an easement.
Exhibit B- 4 -
7.8 Provide ACHD with a road trust deposit for one-half of the cost of design and construction of a
traffic signal at the intersection of Harris Street and SH-69/Meridian Road.
7.9 Construct a backage road between Harris Street and Amity Road, consisting of a 40-foot street
section with vertical curb, gutter, and 5-foot sidewalk on both sides. The south 2,000-feet of the
right-of--way for this street shall be adjacent the west property line.
7.10 Coordinate the location of additional driveways on Amity Road and Harris Street with District
Planning Review and Traffic Services staff. Other than access specifically approved in this
application, direct lot access to Amity Road and Harris Street is prohibited.
7.11 Comply with all Standard Conditions of Approval.
7.2 STANDARD CONDITIONS OF APPROVAL
7.2.1 Any existing irrigation facilities shall be relocated outside of the right-of--way.
7.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of--way.
7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that maybe damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.2.5 Comply with the District's Tree Planter Width Interim Policy.
7.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
7.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
7.2.8 The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
7.2.9 Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
7.2.10 Payment of applicable road impact fees are required prior to building construction. The assessed
impact fee will be based on the impact fee ordinance that is in effect at that time.
7.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-of--way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right-of--way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) 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
Exhibit B- 5 -
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
7.2.13 Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subject property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
Exhibit B- 6 -
ACHD TIS COMMENTS
~' ~~~~.
G~o.+.+«.rTa"ssl~o
Carol A. Mdfee, President
Sherry R. Nuf>a, Vke PresWent
Dave 6Wens, 2n° Vke Pty
3dm 5. Franden, Cammi~bner
RetMCCa W. Amdd, C.omrnisslorKr
October 7, 2008
RECEIVE
Kitteison & Associa#es
Attn: John Ringert Cityy of Meridian
101 S. Capi#al Boulevard, STE 301 Planning Department
Boise, ID 83702
Subject: South Meridian Center TIS Comments
Sent Via E--mail
The Ada County Highway District staff has completed a review of the submitted traffic impact study
(TIS) for the proposed South Meridian Center development. Below are the
commentslrecommendations provided by District Traffic Services and Planning Review staff.
1. The South Meridian Transportation Plan has not been finalized or adopted by the
ACHD Commission. The improvements at the Amity/SH-69 intersection and any
other improvements fisted as part of the plan should not be assumed to be in place
ar constructed by the District. If improvements are needed to serve this development
for the intersection (Amity/SH-69) to function adequately, this development should be
responsible for the improvements.
2. The Transportation and Land Use Integration Plan (TLIP) has not been finalized or
adopted by ACHD Commission. References to consistency with TLIP should be
removed from the TiS. One particular item of concern is the recommendation for a
collector roadway at the '/ mile on SH-69 {Meridian Road). A collector roadway at
the '/. mile does not meet District policy, and has not been recommended by ACRD
staff. Although it was shown on a draft working map for TLIP it is not a
recommendation of ACHD. Additionally, SH-69 (Meridian Road) is under the
jurisdiction of the Idaho Transportation Department (ITD). Current ITD policy allows
access an to SH-69 at the 'r4 mile. The District would not recommend a roadway
alignment or intersection location on a state highway that is inconsistent with ITD
policy. Current ACHD policy recommends and allows collector roadways to be
located at the'r4 mile. The District will not support a collector roadway at the quarter
mile unless needed for traffic purposes for the benefit of the system as a whole.
3. A phasing analysis will need to be submitted to ACHD which outlines at what phases
the traffic improvements are needed to serve this development.
4. The 1" access (right-in/right-out) on Amity Road will not be allowed. The driveway
location will not meet design standards with the proposed lane configuration and
appears to only serve one small pad site and has little benefit to the rest of the
development.
Ada County Mk~way District • 3775 Adams Street • Garden Qty, 1D • 83714 • PH 206-387-6100 + FX 345-7b50 • www:z~'M.ada.id.us
Exhibit B- 7 -
5. A signal will not be allowed at the proposed 2nd access location. If ACRD is to
consider a traffic signal, the site plan should be redrawn to send more traffic to the
3"d Amity Road access at the '/, mile, A signal may be considered at the 3`d Amity
Road access if ft meets signal warrants and benefits the system as a whole. A signal
at the '/, mile on Amity may be considered if access is restricted to Hwy 69 in
accordance with the Meridian Un~ed Development Code and ITD access policy. If a
signal is determined to meet warrants and is approved at this location all costs
associated with the signal would tie at the developer's expense.
6. The site plan appears to be poorly laid out. Traffic circulation interior to the site will
be difficult and force people to use the drive aisle directly in front of the buildings,
thereby causing conflicts with pedestrians walking to the store fronts. The applicant
and the City should consider an interior private ring road to improve circulation within
the site.
7. District staff is supportive of Access Scenario # 1. It appears that this Scenario
would work with some minor adjustments. The applicant's engineer should analyze
Access Scenario # 1 without the first right-iNright-out driveway on Amity Road and
submit the analysis for review by staff.
8. Staff questions what the queuing on the site will be like if there is no access to SH-
69. The submitted traffic impact study only provided a queuing analysis for the
Preferred Access Scenario. The applicant's engineer should analyze and submit a
queuing analysis for all 4 of the Access Scenarios identified in the submitted traffic
impact study for review by District staff.
9. The developers of the Cavanaugh Subdivision were required to provide the District
with a road trust deposit for the cost of '/ of a signal at the SH-69Marris Street
intersection. At this time it appears that the Cavanaugh development is on hold;
therefore the road trust deposit has not been submitted to ACRD. If the signal is
warranted by this development and allowed by ITD, it will be required to be installed
with the development.
10. The %, mile collector roadway should connect to Hams Street.
11. It is unclear which roadway interior roadways are proposed to be public and which
are proposed to be private.
12. The functional classifications given in Table 1 are incorrect for the following
roadways:
a. Victory Road -Minor Arterial
b. Lake Hazel Raad -Principal Arterial
c. Linder Road -Minor Arterial
d. Locust Grove Road -Minor Arterial
13. Spreadsheets for the internal trip capture calculations were not included as part of
the submitted traffic impact study. Please submit the spreadsheet for review by
District staff.
Ada Gxrnty Highway District • 3775 Adarru Street • Garden Gty, ID • 83714 • PH 208-387-6100 • FX 345-7650 • www.achd.ada.id.us
Exhibit B- 8 -
If you have any questions, please feel free to contact me at 208-387-6178.
Sincerely,
Mindy Wallace
Planning Review Supervisor
Right-of--Way & Development Services
CC: Hawkins Company -Lance Evens
Gity of Meridian
COMPASS
ITD
Ada County Highway District • 3775 Adams Street • Orden Gty, 1D • 83714 • PH 208-387-6100 • FX 345-7650 • www.ad~d.adaJd.us
Exhibit B- 9 -
9. IDAHO TRANSPORTATION DEPARTMENT (TIS COMMENTS FORTHCOMING)
~- r
10AN4 tDANO YNANSPORTATION OlPARTM#NT -
P.O. Boz 802$ (208) 334-83~
'E coke, ID 83707-2028
itd.idaho.yov
July 29, 2008
City of Meaidian
Plam:ing Departmast p ~~
Rc~.EIMED
660 E. Watertower Lane Spite 202
Meridian, Idaho 83642 !~ f1 l ~~,~ 7
FAX 888-b854 ~Ci~tY of Me
~g
Re: Location: NW Comer of W. Amity_Road and S. Meridian Road
Route: 5H 69 MP 7.2
Name: Hawkins Companies
File No. CPA 08-004 & AZ 08-005
Hearing Date: Anguat 7, 2008
Dear Zoning Administrator,
Thank you for the opportunity to comment on this notice.
Meridian Road (SH-69) is a Type IV highway. The intersection of Amity Road and SH-69 is ctnt~tly
signalized, and we understand ACHD is wotiring with other developers in tho area for signalizatioa of the
Harris Street and SH-69 intersection.
Between Amity Road and Harris Street there are eight (8) deeded points of access to SH 69 granted is 1986
and 1987: three (3) are located on Parcel 1, one (1) on Parcel 4, and three (3) on Paroe13. Parcel aombets
reflect those presented on F_xhibit 1 of the application. The remaining doeded access is far the ~ facility.
At the time these deeds were recorded, these properties were agricultural and/or resid~tial; howover, no
restrictiana f~ use are inchuied in the deeds. Copies of the deeds are available upon request.
Relative to CPA 08-004, SH-69 is a high speed, high mobility facility. Much growth is anticipated in the
Kung area, which would increase traffic volumes on SH-69. Changing the comprehensive plan to allow
additional aommercial uses along the highway frontage would increase the potential for conflicts on the
highway attributable to c~mingmovements and/or incroased trips. Fm~ther, changing the comprdtonsive
plan at this location to a higher Intensity use could set precedent for additional reaoning for high intensity
uses slang SH-b9. There are several examples in the Treasure Valley, including Eagle Rosd (SH-5~ where
high intensity uses fronting a state highway have reduced TTD's ability to batance aces, safety and
mobility.
Relative to AZ 08-005, no permit applications have been received to upgrade the existing agricultural and
residential approaches to commercaal approaches. High intensity commercial development, such as what is
conceptually proposed by the applicant, canld create multiple high speed conflict points because of the high
volumes of coming movements associated with traffic entering and exiting the site. These conflict points, or
potential accident locations, cnn be reduced with the use of a fiuntagubackage road oonneding Harris Strcet
with Amity Road. We rrsgectfiilly request that the City not take notion on the annexation and zoning
Exhibit B- 10 -
City of Meridian Zoning Administrator
Name: Hawkins Coinpa(
Ease No. CPA 08-Q04 8e AZ 08-005
Hearing Date: August ?, 2008
July 29, 2008
Page 2 of 2
application until both TrD and ACRD have an opportunity to review a traffic impact analysis for the proposed
development.
The proposed intensity of the development presented in the application would increase the intensity of the use
of the existing deeded approaches. This would appear to violate Lire Meridian Unified Development Code,
Chapter 3 Article H which generally says that the use of existing approaches shall be allowed to continue
provided the nature of the use dons not change oz the intensity of use does not increase. Ftrtther, the ordinance
goes on to say that if an applicant proposes a change or inareasa in intensity of use, the owner shall develop oz
otherwise acquire access to a street other than ffie state highway. The use of the existing approach shall cease
and ffie approach shall ba abandoned and removed.
If you have any questions please call. me at 3348377.
~ Si~noerely, (~ ~ Q~
Pam Golden, P.E.
District Throe Development and Access Management Engineer
9. CENTRAL DISTRICT HEALTH
9.1 If restroom facilities are to be installed, then a sewage system must be installed to meet Idaho
State Sewage Regulations.
9.2 We will require plans be submitted for a plan review for any food establishment, grocery store,
beverage establishment and child care center.
Exhibit B- 11 -
C. Legal Descriptions and Exhibit Map
I DAN O I i50 East Wacertov~rer Sc
Suite 150
SURVEY Meridian, Idaho 83642
GROUP F1~one (208> s46-es~o
Fax (208) 884-5399
August 28, 2008
DESCRIPTION FOR HAWKI:NS COMPANIES
PROPOSED MERIDIAN ANNEXATION
A portion of the SE'/. of S~tion 25, T.3N., R.1 W., B.M., Ada County, Idaho, more
particularly described as follows: Beginning at the East'/. corner of said Section 25, from which the
Southeast corner of said Section 25 bears South 00°04'29" East, 2664.92 feet, said East'/. comer being
on the existing Meridian City Limits boundary, and being the POINT OF BEGINNING;
Thence along the east line of the SE'/, of said Section 25 South 00°04'29" East, 2109.29 feet;
Thence South $9°55'31" Wesi, 133.00 feet to a point;
Thence South 00°04'29" East, 250.00 feet to a point;
Thence North 89°55'31" East, 133.00 feet to a point on the east line of the SE'/, of said Section
25;
Thence along said east line South 00°04'29" East, 305.63 feet to the Southeast corner of said
Section 25;
Thence along the south line of the SE'/a of said Secton 25 North 89°41'36" West, 1238.00
feet;
Thence North 05°26'52" East, 2076.90 feet;
Thence North 60° 13'49" West, 498.59 feet to a point of curvature;
Thence 54.99 feet along the arc of a curve to the right, said curve having a radius of 130.00
feet, a delta angle of 24°14'05", and a long chord bearing North 48°06'46" West, 54.5$ feet to a point
of tangency;
Thence North 35°59'44" West, 375.85 feet to a point on the north line of the W '/z of the SE '/,
of said Section 25;
Thence along said north line North 89°58'39" East, 411.26 feet to the Northwest corner of the
E %$ of the SE'/< of said Section 25;
Thence along the north line of the E '/s of the SE '/, of said Section 25 North 89°53
1320.40 feet to the POINT OF B INNING. Containing 73.10 acres, more or less.
Bye {
.. ,
~ z s 2aaa
&0813-ANx.DOC AA@RIDfkN PUBLIC
Pro fes~soA-~Af93/ fond Surveyors
443
Exhibit C- 1 -
1 DA H O 1450 Ease Watertower Sc
Suite 1 SO
SURVEY Meridian, Idaho 83642
GROUP ~~ (roe) s46-a5~o
Fax (208) 884-5394
eptem r ,
DESCRIPTION FOR HAWKINS COMPANIES
PROPOSED R-15 ZONE
A portion of the SE "/, of Section 25, T.3N., R.1 W., B.M., Ada County, Idaho, more particularly
described as follavas:
Commencing at the East''/a comer of said Section 25, from which the Southeast corner of said
Section 25 bears South 00°04'29" East, 2664.92 feet; thence along the north line afthe SE'/, of said
Section 25 South 89°53'25" West, 1038.86 feet to the POINT OF BEGINNING;
Thence South QO°06'49" East, 153.55 feet;
Thence South 89°46'47" East, 142.63 feet;
Thence South 00° 13' 13" West, 88.98 feet;
"]'hence South. 89°46'47" East, 51.00 feet;
Thence South 00°13' 13" West, 28.00 feet;
Thence South 89°46'47" East, 80.00 feet;
Thence South 36°30'40" East, 59.15 feet to a point on a curve;
Thence 46.20 feet along the arc of a curve to the left, said curve having a radius of 300.00 feet, a
delta angle of 08°49'2$", and a long chard bearing South 49°04'35" West, 46,16 feet to a point of
tangency;
Thence South 44°39'51" West, 22$.53 feet to a point of curvature;
Thence 96.17 feet along the arc of a curve to the left, said curve having a radius of 350.00 feet, a
delta angle of 15°44'35", and a long chord bearing South 36°47'34" West, 95.87 feet to a point;
Thence South 89°53'11" West, 54.22 feet;
Thence North 60°13'49" West, 498.54 feet to a point of curvature;
Thence 54.99 feet along the arc of a curve to the right, said curve having a radius of 130.00 feet, a
delta angle of 24°14'05", and a long chord bearing North 48°06'46" West, 54.58 feet to a point of
tangency;
Thence North 35°59'44" West, 375.$5 feet to a point on the north line of the W % of the SE'/. of
said Section 25;
sas r~-aES.voc.
Pro fess~onal Land Surveyors
Exhibit C- 2 -
Thence along said north line Narth 89°58'39" East, 41 L26 feet to the Northwest corner ofthe E'/z
of the SE '/a of said Section 25;
Thence along the north line of the E %z of the SE '/. of said Section 25 Narth 89°53'25" East,
281.55 feet to the PO[NT OP BEGINNING. Containing ?.48 acres, more or less.
~'' aN kovn~
R~VI
sy
OCS 0 6 '
M ~oaK D~ TiC
80813-RES.I~(?C:'
Exhibit C- 3 -
~ pl~H O 1450 Ease Watercower St
Suite ISO
SURVEY Meridian, Idaho 83642
GROUP rtwna (toe} 846-950
Fax (208} 884-5399
September l5, 2008
DESCRIPTION FOR HAWKINS COMPANIES
PROPOSED L-O ZONE
A portion of the SE %, of Section 25, T.3N., R.1 W., B.M., Ada County, Idaho, mare
particularly described as follows:
Commencing at the East'/+ corner of said Section 25, from which the Southeast corner of
said Section 25 bears South 00°04'29" East, 2664.92 feet; thence along the north line of the SE
'/, of said Section 25 South 89°53'25" West, 715.86 feet to the POINT OF BEGINNING;
Thence South 00° 13' 13" West, 155.00 feet to a point of curvature;
Thence l 32.49 feet along the arc of a curve to the left, said curve having a radius of
170.50 feet, a delta angle of 44°31'23", and a long chord bearing South 22°02'29" East, 129.18
feet;
Thence South 54°07'43" West, 73.43 feet to a point of curvature;
Thence 3.35 feet along the arc of a curve to the left, said curve having a radius of 300.00
feet, a delta angle of 00°38'24", and a long chord bearing South 53°48'31" West, 3.35 feet;
`Thence North 36°30'40" West, 59.15 feet;
`Thence North 89°46'47" West, 80.00 feet;
Thence North 00°13' 13" East, 28.00 feet; gEV+E PP VAI.
BY
Thence North 89°46'47" West, 51.00 feet; ~~~. ~ ~
Thence North 00° t 3' 13" East, 88.98 feet; MERIDIAN PUBLIC
WORKS DEPT.
Thence North 89°46'47" West, 142.63 feet;
Thence North 00°06'49" West, 153.55 feet to a point on the north line of the SE % of
said Section 25:
Thence along said north line North 89°53'25" East, 323.00 feet to the
BEGINNING. Containing l .69 acres, mare or less.
80813-LC).DOC
Pro fessiancl Land Surveyors
Exhibit C- 4 -
~~aHo
SURVEY
1450 East Wacertower St
Suitt 150
Meridian, Idaho 83642
GROUP Phone (zo6) 646-650
Fax (208) 864.5394
eptem r ,
DESCRIPTION FOR HAWKINS COMPANIES
PROPOSED C-C ZONE
A portion of the SE '/. of Section 25, T.3N., R,1 W., B.M., Ada County, Idaho, more
particularly described as follows:
Beginning at the East '/, corner of said Section 25, from which the Southeast corner of
said Section 25 beazs South 00°04'29" East, 2664.92 feet, said East '/, corner being the POINT
OF BEGINNING;
Thence along the east line of the SE'/< of said Section 25 South 00°04'29" East, 1414.1 I
feet;
Thence North 89°46'48" West, 676.28 feet to a point of curvature;
Thence 93.85 feet along the azc of a curve io the right, said curve having a radius of
300.00 feet, a delta. angle of 17°55'24", and a long chord bearing North 80°49'Ob" West, 93.46
feet to a point of tangency;
Thence North 71°51'24" West, 76.42 feet to a point of curvature;
Thence 110.79 feet along the arc of a curve to the left, said curve having a radius of
500.00 feet, a delta angle of 12°41'44", and a long chord bearing North 78°12'16" West, 110.56
feet to a point of tangency;
Thence North. 84°33'08" West, 161.48 feet;
Thence North OS°26'52" East, 747.47 feet;
Thence North 89°53' 11"East, 54.22 feet to a point on a curve;
Thence 96.17 feet along the arc of anon-tangent curve to the right, said curve having a
radius of 350.00 feet, a delta angle of 15°44'35", and a long chord bearing North 36°47'34"
East, 95.87 feet to a point of tangency;
Thence Narth 44°39'51" East, 228.53 feet to a point of curvature;
Thence 49.56 feet along the azc of a curve to the right, said. curve having a radius of
300.00 feet, a delta angle of 09°27'52", and a long chord bearing North 49°23'47" Easi, 49.50
feet to a point of tangency;
$0& 13-C G.C7OC
Pro fesslonal Land Surveyorx
Exhibit C- 5 -
Thence North 54°07'43" East, 73.43 feet to a paint on a curve;
Thence 132.49 feet along the arc of anon-tangent curve to the right, said curve having a
radius of 170.50 feet, a delta angle of 44°31'23", and a long chord bearing North 22°02'29"
West, 129.18 feet to a point of tangency;
Thence North 00°13' l 3" East, 155.00 feet to a point on the north. line of the SE'/, of said
Section 25;
Z1~ence along said north line North 89°53'25" East, 715.86 feet to the POINT OF
BEC;INNINC. Containing 30.46 acres, more or less.
f
~tEwEw vA~
8Y
OCT p 6 2x18
M WORKS DEPT~G
SGB t 3-CG.D(JC
Exhibit C- 6 -
IDAHO
SURVEY
1450 East Watertower St
Suite 150
Meridian, Idaho 83642
~.a RU U P Phone (208) 846-8570
Fax (208) 884-5349
August 28,
DESCRIPTION FOR HAWKIN5 COMPANIES
PROPOSED C-G ZONE
A portion of the SE '/< of Section 25, T.3N., R.l W., B.M., Ada County, Idaho, more
particularly described as follows:
Commencing at the East %. corner of said Sectian 25, from which the Southeast comer of
said Section 25 bears South 00°04'29" East, 2664.92 feet; thence along the East line of the SE '/,
of said Section 25 South 00°04'29" East, 1414.11. feet to the POINT OF BEGINNING;
Thence continuing along said East line South 00°04'29" East, 695.18 feet to a point;
Thence South 89°55'31" West, 133.00 feet to a point;
Thence South 00°04'29" East, 250.00 feet to a point;
'Thence North 89°55'31" East, 133.OU feet to a point on the east line of the SE 'h of said
Section 25;
Thence South 00°04'29" East, 305.63 feet to the Southeast corner of said Section 25;
Thence along the south line of the SE'/. of said Section 25 North 89°41'36" West,
1238.00 feet;
Thence North OS°26'52" East, 1329.43 feet;
Thence South 84°33'08" East, 161.48 feet to a point of curvature;
Thence 1 t0.79 feet along the arc of a curve to the right, said curve having a radius of
500,00 feet, a delta angle of 12°41'44", and a long chord bearing South 78°12' 16" East, t 10.56
feet to a point of tangency;
Thence South 71°51'24" East, 76.42 feet to a point of curvature;
"Thence 93.85 feet along the arc of a curve to the left, said curve having a radius of 300.OU
feet, a delta angle of i7°55'24", and a long chord bearing South 80°49'06" East, 93.46 feet to a
point of tangency;
Thence South 89°46'48" ast 676.28 feet to the POINT OF BEGINNING. Con
33.47 acres, more or less. tzEVl p AL ~
BY
a~2~~ d 44~~3~1
M Wt)RKS DEPT ~, S c.~ w~
$U$13-CG.D(7C O ~F t~
Pro fesslona/ Land Surveyors
Exhibit C- 7 -
P.O.B. - R-15 -
- N 89'58'39°E
y 411.26' 281.'
'~s
`~-' s~• R-15
s`~s•~"~ 7.48 Acres
C~
M
6p.~
49889¢9
S1~YE QATA
CIX~ RA0815 CELTA ARC ' TAt•GENT CItpRD CIgRD 8tC
i ~W
_ N 89'53'25"E _ HARRIS STR. ~ i/4
323.00' 715.86' pg 30 P.O.B. - CC
L-O P.O.B. - L-0
1.69 Ac ~
~ L4 c_, r' 155.003'13°W
L3 ~
5 54'07'43"W
L1 C8 G~ 73.43' I~
S 44'39'S1"W ~
c,°` 228.53' g
S 89'S3'11"W ~
54.22' j
CC
C1 130.00 241405 54.99 27.91 54,58 N 480646 w
~ -
C2 170.50 44'31'23' 132.49 69.79 129.18
'
' N 2702'29' w
-~ 30
46 Acres I
C3 300.E 09
2752
49.56 24.93 49.50 N 49'23'47' E .
C4 350.00 1544'35' 96.17 48.39 95.87 N 36'47'34' E v
C5 300.E 17'5524' 93.85 47.31 93.46 N 8D'49'O6' w ~
C6 500.00 1741'44' 110.3 55.62 it0.56
'
• N JaT12'is' w
' S 84'33'08"E ~
c7 30s.oo 6v3e
z4
335 t se 3.35
`
'
' s 5J48
3r w
161
48' g
C8 300.D0 08
49
28
46.20 23.15 46.16 N 49'04'35' E .
S 71'51'24"E °
(
it-~--_.__~ B /~ 76.42' ~
"~ ~C5 S 89'46'48°E ~ r^
e , ~ 676.28' ~ ~
llNE DATA n P.0.8. - CG
L97E OI$TMlCE N N
U N 36'JO'40' w 59.15 0
l2 N 846'47' W 80.00'
a rn
Ll N 00'13'13' E 28:00'
Ea N ~'4s"4r w st.oo' O0- ~
t5 N 00'13'73' E 88.98' ~_
L6 N BY46'4r w 142.63'
'
'
'
' ~ CG S 89'55'31 "W
U N 00
06
49
W 153.55 ~
M
~„ 133.00'
--
~
~
33.47 Acres ~ ~
1 00
>O
~~ ~
' t0 ~
f+l
~ "
'
~
~ ~ ~ r,~ .1 1~
7 o
N 89'55
31
E
'
a 133.00
o,
~
91-9`ro~
- ,,
o
~
_ _ _ 25
49
OF `
AMY RQAO 1238.00' 3e 31
~RY 4~.v1
av
~~~ ~ ~
5^uP1E 1 "=400" r.v.~.-_ --
DwcDATE 09/15/0$ bkb HAWKINS COMPANIES SITE ENGINEERING
a~:o~. Na. 80813 PROPOSED ZONES ~`O/ //T,/~~/L+
SHEET ~
V LY / V/fa7
1 OT' 1 LOCATED IN THE SE 1/4
SECTION 25
i W
T
3N
R
M
B 1029 N. ROSARIO ST., STE. too
MERIDIAN, IDAHO 83642
'80813 LONES.DWG .,
.
.
.,
,
.
.
MERIDIAN, ADA COUNTY IDAHO Phone (208) 938-0980 Fax (209) 938-0941
Exhibit C- 8 -
D. Required Findings from the Unified Development Code
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
A. The map amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to zone the subject property to the R-15, L-O, C-C and C-G
zoning districts. The Commission finds that the proposed zoning map amendment
complies with the applicable provisions of the comprehensive plan (see Section 8 & 10
above).
B. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
If the applicant complies with the provisions outlined in the development agreement, the
Commission finds that the proposed mixed use development will be in compliance with
the specific district regulations.
C. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
The Commission finds that the proposed zoning amendment is not detrimental to the
public health, safety, or welfare if approved. Staff recommends that the Commission and
Council rely on any oral or written testimony that maybe 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,
The Commission 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).
In accordance with the findings listed above, the Commission finds that Annexation
and Zoning of this property to R-15, L-O, C-C and C-G would be in the best interest
of the City, if the applicant enters into a Development Agreement (DA) with the
City, as mentioned in Section 10 of the Staff Report.
Exhibit D- 1 -