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HomeMy WebLinkAboutMeridian & Amity AZ-08-005CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER ~E IDI~ IAN~- ~J In the Matter of Annexation and Zoning of 73.10 Acres from RUT in Ada County to R-15 (Medium-high Density Residential), L-O (Limited Office), C-C (Community Business District) and C-G (General Commercial) Zoning District, by Hawkins Companies. Case No(s). AZ-08-005 For the City Council Hearing Date of: August 17, 2010 (Findings on the September 7, 2010 City Council agenda) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of August 17, 2010, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of August 17, 2010, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of August 17, 2010, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of August 17, 2010, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002, Resolution No. 02-382 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-SA. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-08-005 -I- 4. Due consideration has been given to the comment(s) received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision, which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the Planning Department, the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the Legal Description and the Development Agreement provisions in the attached Staff Report for the hearing date of August 17, 2010, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 11-SA and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: The applicant's Annexation and Zoning as evidenced by having submitted the legal description and exhibit map stamped and dated September 29, 2008 by D. Terry Peugh, PLS, is hereby conditionally approved; and, 2. A Development Agreement is required with approval of the subject annexation and shall include the provisions noted in the attached Staff Report for the hearing date of August 17, 2010, incorporated by reference. D. Attached: Staff Report for the hearing date of August 17, 2010. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-08-005 -2- By action of the City Council at its regular meeting held on the ~h day of ~epEembeN , 2010. COUNCIL MEMBER DAVID ZAREMBA VOTED~~ COUNCIL MEMBER BRAD HOAGLUN COUNCIL MEMBER CHARLIE ROUNTREE COUNCIL MEMBER KEITH BIRD MAYOR TAMMY de WEERD (TIE BREAKER) Attest: ~'v, Clerk Copy served upon Applicant, The Attorney. VOTED~~ VOTED eS VOTED `I ~S -- VOTED Mayo • de Weerd O .. ~~' ~! ~~~~~RPOhq ,r ~,~ ~ . , ~.. c, , ~., Y;. ~~c~ouo~ ~,,.. ~~~N T `f , ~C~ nnin ,Public Works Department and City By:~~ ~~ Dated: ! , b ' City Clerk's Office CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). AZ-08-005 -3- STAFF REPORT Hearing Date: August 17, 2010 (Continued from September 23, 2008, November 25, 2008, March 10, 2009, June 6, 2009, October 9, 2009, December 15, 2009, March 2, 2010, May 26, 2010 and July 6, 2010) TO: Mayor and City Council FROM: Bill Parsons, Associate City Planner (208) 884-5533 SUBJECT: Meridian and Amity • AZ-08-005 ~E IDIAN 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 language in strikeout/underline format in Section 10 below. NOTE: At the October 16. 2008 meeting. the Planning and Zoning Commission reviewed a revised content plan 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 concert plan included the following: 11 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 10-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 is ,. „ a;~...;,.. s ...~,. ,,,..i~;_~ ...:~., Meridian & Amity AZ-08-005 PAGE I 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 along with the c gcac~ csn»i s19 recommendation by the Commission on the annexation. ~ 't _ ''__ C __ __________ ~___ tG_ a:°°~°''°~ . Based on the aforementioned information, Staff ' ' ~e,~+~ 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 changes 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 16~h public hearing the Commission voted to recommend approval of the subject 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 groiect. 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. Meridian & Amity AZ-08-005 PAGE 2 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. 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 Dept. 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 C 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? ~_ summary of City Council Public Hearing: is In favor: 11. In onnosition: None ill. Commendng~ Lance Evans,~on Woodbury, Brandon Whallon. Jason O'Verv. Tracy Vance lY~ Written testimony; None y, .Staff presenNng~pnlication: Bill Parsons Meridian & Amity AZ-08-005 PAGE 3 yi, Other staff commentin~_on annlication• Bill Narv. Joe Si1va,Anna Canning,, Ted ]~ Baird, Ron Anderson and Pete Friedman Key Issues of Discussion by Council: it Upgrading and reclassifying the natural has lip .that his ct th 1L er ~. The discussion also included a setback rep)~irement for th future buildings a iacent to the 75-foot nineline easement. 11. Access to Meridian Road (SH 691. iii, Public safety cnnePrnc with commercial develo m~djacent to the transfer station ~, and nineline easement. lY~ T11Yling for initiating the development agreement. Kgy Council Changes to Staff/Commission Recommendation L Added DA provision # 20 to include a independent study with the submission of a CZC annlication pgr the recommendations of the Fire Department. 1L Revise the conce2t plan excluding the two right-in/ri~ht-o ~ o lv acce nointc at the eighth mile marks The revised clan shnnld reflect arig -i /right-out ov-ly access point to Meridian Road at the pgarter mile. 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 August 17, 2010, 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.) 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 August 17, 2010, 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 855 W. Broad Street, Suite 300 Boise, ID 83702 c. Applicant:. Same as owner d. Representative: Same as applicant Mike Mussell 4495 S. Meridian Road Meridian, ID 83642 e. Present Zoning: RUT (Ada County) £ Present Comprehensive Plan Future Land Use Map Designation: Mixed-Use Regional (On Meridian & Amity AZ-08-005 PAGE 4 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); 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 Meridian & Amity AZ-08-005 PAGE 5 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. 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 ofnon-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 Meridian & Amity AZ-08-005 PAGE 6 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. - 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 of parking 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 Meridian & Amity AZ-08-005 PAGE 7 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 25 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 S. 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. 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 MPH highway. • 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 Meridian & Amity AZ-08-005 PAGE 8 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 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) Y ~~ ~~ ~ ~ 0 Rear setback (in feet) ____ ~ 0 Interior side setback (in feet) ~~~ ~~ 0 10/52 ~ 0 Street landscape buffer (in feet): Local ~ Collector Arterial 10 20 25 Entryway corridor _ ~ 35 Interstate ~_ ~ ~ 50 Landscape buffer to residential uses (in feet)3 20 25 25 20/102 - See note 4 Maximum building height (in feet) 35 50 65 35 65 95 Maximum building size without design standard approval as set forth in section 11- 7,500 60,000 200,000 10,000 See note 4 Meridian & Amity AZ-08-005 PAGE 9 3A-19 of this title (in square feet) Parking requirements ~ ^^~ - -- r I 1 ~ 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. 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation ANNEXATION The,pplicant 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- Regional. The annexation legal description prepared by Terry 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 COlllmlSSlon. Tt,° .. °.....;,,~ t°,...t ao~,,..;„*;,.., ... ° .-°a i,., r~.,.,:a rr:.,.,°,. nr a a,,.°a ~inninQ .,~a > > titt°~iir-c~Sfii~i3-~I9iVe~'er~ ~>,,. ..~; ..~ ~>ti,..~a 1,° ..a ~,. „1<....;~ ..a t.. .,~ deseriPtie ~tl~i~e~eased D~-..rea-a~-C 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. Meridian & Amity AZ-08-005 PAGE 10 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 scLuare foot building that currentlyfronts on Meridian Road and will remain as part of the proposed project. Further the applicant has also increased the multi-family portion of the development from approximately 5.6 acres to 7.5 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. ~~ c*°{'{' ~~ ~^* c ^-~*~-~° ^*' *'-° ^ °~* --'°~ ~ r *'~° °~*°. 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 pipe lines would need to be upgraded before 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 agreement has not been reached regarding the upgrades to their facilities (Note: This pipeline services much of the northwest region). Staff is recommending coordination with the Northwest Pipeline Companyprior 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. the~e~ib-a~t&na^tli~ed 7mr » ~~ ~n i.,.r ;~+;,, f,. ~~.,. „+ ~;+„ ~.. .+~ Meridian & Amity AZ-08-005 PAGE 11 T., .,.7.7:+:.... ~ e .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 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). ~^^^••c^ ^^^^°° *^ .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. Fier. ~'^-~-~'~°°°^° ''^° "'^ '''°°"°`'°° `° .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 Meridian & Amity AZ-08-005 PAGE 12 (Staff has attached the TIS Access Scenarios in Exhibit A). The report did mention that the current intersections with the exception of Lake Hazel/Meridian 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. ACRD is in agreement with staff and believes access to Meridian Road should be restricted. In addition ACHD has also requested further analysis of Scenario 1 excludin tg he ri t-in/right-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 highli hg ted 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 ACRD are not supportive of the proposed access points on Meridian Road. However, the applicant has provided a collector/backage 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 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 Meridian & Amity AZ-08-005 PAGE 13 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 reauired 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. ~Ce~sre~s~ett-} • 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, 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. Meridian & Amity AZ-08-005 PAGE 14 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~rovisions 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 ne atg ivel~pact nearbYpro~erties 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: 1. 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. 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 generally 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. a...,,.i,...,... ,. ,.~...,i , ;ae„*;f;ea 7. All buildings shall contain architectural elements and landscaping features that break up any long fagade 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. Meridian & Amity AZ-08-005 PAGE 15 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 X1,.,71 l.o ,. ..~.,-.,,.~0,7 ..;.>, „1.,+.;,.,. ,.r.l,o ~,.,,~e..t.. 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/backaf?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 standards listed in UDC 11-3B-7 and shall be constructed _ ~.1, 41,0 _ __ ,.F ~t,_ fir~E ,,„_7a_~,...o.....,:.:F ,. ~,... 1,.,~ r„« i, t., .---,,.-a~~l-prior to the - --a-r----- - r---- - 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 hg tight-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 occupancy 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.,,FF ,.~ ., ~~+.,110.7 ..:.1, •l.o ..1,..~;r,. ,.4'.1,0 .70.,01.,,,.Y,o«a 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 phasingplan depicting the future construction plans/phasing for the site and the expansion of the remainin>; half of the collector/backag_e road as determined by the Plannin¢ Director, prior to issuance of the first building_permit for the sit . ,,,tte,.+,,,./1..,,,1~.,..e .. .,,7 ~ ,,,.., n.,.;+., n,...,7 .,, u...-..:~ a+,.eo+ ., ~oa_ ,~~ t1.e ,, e.....t.,.. ,-+.. ,. rFtl,e F;.-~+ 1.,,:1,7;,.,. ~x7:r1, ~l,o ,. ..~+...,,.r:.,,, ,.Fs1.e ~:,-~* L.,,:1,~:.... .~~+...,..+ .. e w~,-F;~~ ~F 410 ~,~lloi,4~r/l~.,i,L.,RO r~.,a f ....~. Aw,:4,. D...+rl •~ ors] .,4 41~n mi`1 r~cvx~~£_fl~ Meridian & Amity AZ-08-005 PAGE 16 19. The applicant shall enter into a specific encroachment agreement and if necessary, a reimbursement agreement with the Northwest P~eline 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 ~plicant 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. 20. Prior to the issuance of the first certificate of zoning compliance and pursuant to International Fire Code 104 7 2 the applicant shall submit an independent study to address the life safety concerns of the proiect: specifically relatine to DA provision #19 reeardine the Northwest Pi eline Company easement. 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 16"' public hearing the Commission voted to recommend approval of the subiect AZ request. 11. EXHIBITS A. Drawings 1. Vicinity Map 2. Concept 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 _ i 1 --T-'~ ~_....T_ _. __ ...-1.L,1-~- 1 --- - - =: -~-- } , ;! j r;-`; ~~ a4 ~~ , ~~ ~~ `~ ,, ~ ~-:, RUT ..~, ,E i t,; C-G I: VICTC TN-R I '~_ - _E AMITY RD (1 1 4 --_~ EX{11~JIt f~-~ - 2. Conceptual Site Plan Exhibit A- 2 - 3. Elevations ~,, U~~ ~~ ,~ ,.~,~~ .r'"., Exhibit A- 3 - ~ ~~~ F~$.. .~ _. ~w ~i ~ s ~~ ~ ~ a Exhibit A- 4 - 4. Traffic Impact Study Access Scenarios Soufh Marrd~an Center August 2008 --- staff, ITD & ACRD preference MARR15 ST ~ ar "`r rr ~ARH is ST ~ ~ ~ ,~ ~ ~~ ~~' ~~ ~~ I az »~ az ai a2 ~ ~ ~ I i t D ~ w r oC w ~ a, t3 r!2 r' ~, .~ ~. +t1 / a3 1 L az ,1 L a1 d AMITY RD AMITY RD ~ i RARRS ;;T ~ ~ ~ ~ HAaR S ST ~ r a~ a2 ui ~ rt2 at u >t2 2 ~ ~ ~ ct Q :~:? ~ Q O Q '~ R \ O ~ rl ~ a1 ~ qt . _''{ ri3 a2 u1 a3 ~2 Ja1 M AMITY RD AMITY RD YEAR 2013 ACCESS SCENARIOS MERIDIAN, IDAHO Exhibit A- 5 - 5. E-mail from the Williams Northwest Pipeline Ivlr Whal{on Bip Parsons From; Hamilton, Gordon M {Gordon.M.Harrulton~Wdiiams.coml Sent: Wednesday, Juiy 30, 2008 8:38 AM To: t3iq Parsons 8ubjsct: FW: Hawkins Companies - GPA 08-004 and AZ 08-005 Attachmsrrts: Oev_Harrdbook.pdf Page 1 of 1 RECErVEt~ lUI.. 3 i ~;J~: pI1M Depadrtnrent From: Hamilton, Gordon M Sen#; Wednesday, July 30, 2008 8:16 AM To: 'bwhaibn@hcoik:,com' Cc: Patterson, Scott C; Tarbet, Crag R; Woodbury, Don C; 'parsonsw@meridiancity,org' Subject: Hawkins Canpatties -CPA 08-004 and AZ 08-5 Dear Mr Whallon, W8 have just recently become aware ofyour plans to annex and zone a development near Amity and Meridian roads in Meridian ldaha. We are concerned that the conceptual drawings in your application to the Meridian Planning Department do not show or take irno acxxount our existing Natural Gas Tiansmission Pipeline easements. l urge you to give c~sideration to our pipelines in the design of your developrrrerttand l have enckosed a brochure that may assist you in developing a compatible design. The pipelines wear constructed in 1956 and 1971.. They supply natural gas to the endue region and are operated under autlwrity from the Federal Energy Regulatory Commission in accordance with reguiatians from the Departrrrent of Transportation. We'd be glad #> meet with you to discuss compa6bie land use Sincerely, District Manager -Boise District Wiltiams Norrhwesr Plpeltne (208J 850-844? 7!30/2008 Exhibit A- 6 - B. Agency and Department Comments 1. PLANNING DEPARTMENT 1.1 The annexation legal description prepared by Terry 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 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 %z" 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'. f. Fire hydrants shall be place 18" above finish grade. g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 3.4 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 designates a proposed pathway throu 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, Chapter 3, Design Guidelines. Variations from the specifications shall be reviewed on a case by case basis by the Parks Director. 5_2 Pathway Maintenance: The City will assume maintenance of pathwa~ject to the following: 1) The pathway must connect from one major street to another. 2) The continuous pathway segment must be at least'/~ mile long. 3) Public access must be agr nted. 5_3 Public Access Required: A public access easement must be recorded for the pathway or a 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 ACRD 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 may be damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with file number) for details. 7.2.5 Comply with the District's Tree 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 ACRD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACHD right-of--way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 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~n..w~.~".d~ $oo..:o.. October 7, 2~8 ~cErvE~ ~' tCittelson & Associates C)tyy of Meridian Attn: John Ringert Pianning Department 101 S. Capital Boulevard, STE 301 Boise, ID 83702 Subject: South Meridian Center TIS Comments care a Mdcee, Presider Sherry R. -1~er, vke Presider Dave eiv~s,1^' vke President 3dm 5. Franden, Comer Rebecca w. Arnow, c«,er 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 listed as part of the plan should not be assumed to be in place or constructed by the District. ff improvements are needed to serve this development for the intersection (Amity/SH-69) to fur>ction adequately, this devebpment should be responsible for the improvements. 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 far a collector roadway at the '/. mite on SH-69 (Meridian Road). A collector roadway at the '/a mile does not meet District policy, and has not been recommended by ACRD staff. Although it was shown on a draft working map for TLtP it is not a recommendation of ACRD. Additionatiy, SH-69 (Meridian Road) is under the jurisdiction of the Idaho Transportation Department (lTD). Current ITD policy allows access on to SH-69 at the '/: 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. The 1" acx;ess (right-inJrtght-out) on Amity Road will not be allowed. The driveway location wi8 not meet design standards with the proposed lane configuration and appears to only serve one small pad site and has little benefd to the rest of the development. Ada Cqunty Ni~wait Disbict •.3775 Adams Street • Garden City, ID • 83714 . PH 208-387.6100 • FX 345-7650 • www.~hd.ada.ld.us Exhibit B- 7 - 5. A signal will not be allowed at the proposed 2"d access location. ff ACHD 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 3rd Amity Road access if it meets signal warrants and benefits the system as a whole. A signal at the '/, mile on Amity may be consideredrf access is restricted to Hwy 89 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 virouki be at the developer's expense. 8. The site plan appears to be poorly laid out. Traffic arculation interior to the site wiU be diff~cuft 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-in/right-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- 89. 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-69/Harris 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 ITO, 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. Yctory Road -Minor Arterai b. Lake Hazel Road -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 County Highway District • 3775 Adams SUeet • Garden City, IQ • 83714 • PH 208-387-6100 • fX 345-7650 • www.adid.ada.id.us Exhibit B- 8 - If you have any questions, please feel free to contact me at 208-387-8178. Sincerely, Mindy Wallace Planning Review Supervisor Right-of-Way 8~ Development Services CC: Hawkins Company -Lance Evens City of Meridian COMPASS ITD Ada County Highway Disbid: • 3775 Adams Street • Garden City, IO.83714 • PH 208-367-6100 + FX 345-7650 • www.ad~d.ada.id.us Exhibit B- 9 - 9. IDAHO TRANSPORTATION DEPARTMENT (TIS COMMENTS FORTHCOMING) RN4 July 29, 2008 ~ ~. naw~o ta;wMSaoarra~noa oeramwtcrrr - P•Q. t3oX 8028 t9olae, iD 83707-20~ (208) 334-8300 Rd.idaho.yov City of Meridian REC Planning Department EtYED 660 E. Watertown Lane Suite 202 Meridian, Idaho 83642 U S l4.`i.; FA7C 888-6854 of Mew Re: Location: NW Corner of W. AmityRoad and S. Meridian Road Route: SH 69 MP 7.2 Name: Hawkins Companies File No. CPA 08-004 & AZ 08-005 Hearing Date: August 7, 2008 Dear Zoning Administrator, Thank you for the oplwriunity to cammant oa this notice. Meridian Road (SH-69) is a Type IV highway. The intersection of Amity Road and SH-69 is c~arattly signalized, and wt understand ACRD is working with other developers in the area for signalization of the Barris Street earl SH-69 inMrsection. $etwoen Amity Road and Hama Stream than are tight (8) deeded points of access to SH 69 grantod nn 1986 and 19$?: throe (3) are located on Parcel 1, one (1} on Pattxl 4, and three (3) on Parcel 3. Parcel mm~bas reflod those presented on Exhibit 1 of the application. The rtmnaining doodad access is for the gas facility. At the Lime these deeds were reoozdad, these properties wan agricultural aind/or residential; however, no reshictions fm use are included in the doeds. Copies of the. deeds are available upon request Relative to CPA 08-004, 5H-69 is a high spend, high mobility facility Much growth is antirapated in the lCuna at~:a, which would iaeatase traffic volumes oa SH-69. Ghni~ging the compreltemsivt plem to allow additional cnmmerr:iat uses along the highway frontage would inarase the potential for con9icts on the highway attributable to tumingmovernents anchor incaeestd trips. Earths, changing flee comprthea>sive play at this location to a higher intensity use could set ptecedent for additional rezoning for high intensity uses along SH-69. That art several examples in the Tzeas~ae Valley, including Eagle Road (SH-55) where high intensity uses fronting a state highway have reduced TTD's abih'ty to batance acres, saf~y and mobility. Relative to AZ 08-005, no permit applications have been received to upgrade the existing agricultural and residential approaches to commercial epprc~es. High intensity commercial development, such as what is o~y proposed by the applicsmt, could rate multiple high speed cim$id points because of the high voltmnes of fuming movonnaets associated with traffic entering anti exiting the site. These rnnflid points, or potential accident locations, can be reduced with the use of a frontageJbardrage road connecting Harris Street. with Amity Road. Wtreageafutly request That the City not take action. on the annexation and zoning Exhibit B- 10 - City of Meridian ?.aaing,Administtator Name: Hawkins Compaf, t Cate No. CPA 08-004 Bc AZ 08-005 Hearing Date: August 7, 2008 July 29, 2008 Page 2 of 2 application until both 17'D and AGHD have an opporhmity to review a traffic impart, analysis for the proposed development The proposed intensity of the development presented in the application would inctsase the intensity of the use of the existing daedod approaches. This would appear to violate the Meridian Unified Development Code, Chapter 3 Article H which generally says that the use of existing eg~proaches shall be allowed to continue provided the nature of the use door not change or the intensity of use does not incaesae. Fortha, the ordinaaco goes on to say that if as applicant proposes a change or ineaease is intensity of use, the owner shall dewlap or otherwise acquire accass to a street other than the state highway. The use of the existing approach shall cease and the approach shall be abandoned and reanoved. If you have any questions please call me at 334$377. Sincerely, ~~~ Pam. Golden, P.E. District Three Development and Access Maaag~nent 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 r©AH o 1450 East Watertower St Suite 150 SURVEY t~eridia,,, Idaho 83642 GR~UP Phone (208) 64b-6570 Fax (208) 664.5399 August 28, 2008 DESCRIPTION FOR HAWKIN5 COMPANIES PROPOSED MERIDIAN ANNEXATION A portion of the SE'/< of Section 2S, T.3N., R.1 W., B.M., Ada County, Idaho, more particularly described as follows: Beginning at the East'/a corner of said Section 2S, from which the Southeast corner of said Section 25 bears South 00°04'29" East, 2664.92 feet, said East'/. corner 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 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.E 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'/, of said Section 2S North 89°41'36" West, 1238.00 feet; Thence North OS°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, 54.58 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 2S; 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 2S; Thence along the north. line of the E '/z of the SE '/, of said Section 25 North 8 1320.40 feet to the POINT OF B INNING. Containing 73.10 acres, more or less. ~ , AID 2 92006 &0813-ANX.DC7C utEawiaN puauc Profeeu'~As8R~9i~1 Land Surveyors Exhibit C- 1 - IDAHO 1450 East Watertower Sc Suite ISO SURVEY Meridian, leaho 63tr42 GROUP Phone (208) 846-850 Pau (206) 884-5394 eptem , 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 follows: Commencing at the East'/, 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 of the SE '/, of said Section 25 South 89°53'25" West, 1038.86 feet to the POINT OF BEGINNING; Thence South 00°06'49" East, 153.55 feet; 'T'hence South 89°46'47" East, 142.63 feet; Thence South 00° 13' 13" West, 88.98 feet; Thence 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 chord bearing South 49°04'35" West, 46.16 feet to a point of tangency; Thence South 44°39'51" West, 228.53 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 I S°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, 498.59 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, 54.58 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 YT of the SE '/. of said Section 25; soxi~->zES.noc Pro fesstonat Land Surveyors Exhibit C- 2 - Thence along said north line North 89°58'39" Fast, 411.26 feet to the Northwest corner of the E '/z of the SE'/, of said Section 2S; Thence along the earth line of the F %s of the SE '/, of said Section 25 North 89°53'25" East, 2$1.55 feet to the POINT OF BEGINNING. Containing 7.48 acres, more or less. pp Ft(3YA1. RE'~~ sy OCS 0 6 2~ ~ ~NaRK p~PTtC 808 (3-Rt>S.D(7C; Exhibit C- 3 - IDAHO 1450 Ease Watertower St Suite ISO SURWEY Meridian, Idaho 83642 GROUP Phone (208) 846-8570 Fax (208) 884-5399 September 15, 2008 DESCRIPTION FOR HAWIQNS COMPANIES PROPOSED L-O ZONE A portion of the SE '/, of Section 25, T.3N., R.1 W., B.M., Ada County, Idaho, more 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 2S South 89°53'25" West, 71 S.8b feet to the POINT OF BEGINNING; Thence South 00° 13' 13" West, 155.00 feet. to a point of curvature; Thence 132.49 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; R BY Thence North 89°46'47" West, 51.00 feet; OCT 0 62006 'T`hence North 00°13' 13" East, 88.98 feet MERIDIAN PUBt.iC WORKS DEPT. 'T'hence North 89°46'4?" West, 142.b3 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 $9°53'25" East, 323.00 feet to the BEGINNING. Containing 1.69 acres, more or less. 80813-LO:L30C Professional Land Surveyors EVIE PP VAL Exhibit C- 4 - IDAHO SURVEY GROUP 1450 East Watertower St suite I so Meridian, Idaho 83642 Ffione (208) 846-8570 Fax (208) 884-5399 eptem r , DESCRIPTION FOR HAWKINS COMPANIES PROPOSED C-C ZONE A portion of the SE '/, of Section 25, T.3N., R I W., B.M., Ada County, Idaho, more particularly described. as follows: Beginning at the East '/, comer 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 the POINT OF BEGINNING; Thence along the east line of the SE '/. of said Section 25 South 00°04'29" East, 1414.1 t feet; Thence North 89°46'48" West, 676.28 feet to a point of curvature; Thence 93.85 feet along the arc of a curve to the right, said curve having a radius of 300A0 feet, a delta angle of 17°55'24", and a long chord bearing North 80°49'06" West, 93.46 feat to a paint 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 5(10.00 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 05°26'52" East, 747.47 feet; Thence North $9°53' I 1"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°4734" East, 95.87 feet to a point of tangency; Thence North 44°39'51" East, 228.53 feet to a point of curvature; Thence 49.56 feet along the arc 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" East, 49.50 feet to a point of tangency; $G813-CC.UOC Professional Land Surveyors Exhibit C- 5 - Thence North. 54°07'43" East, 73.43 feet to a point on a curve; Thence 132.49 feet along the arc of anon-tangent curve to the right, said curve having a radius of 170.50 feet, a delta angle of 44°31'23", and a long chord bearing North 22°02'29" West, 129.18 feet to a mint of tangency; Thence North 00°13' 13" East, 155.00 feet to a point on the north line of the SE'/. of said Section 25; Thence along said north fine North 89°53'25" East, 715,86 feet to the POINT QF BEGINNING. Containing 30.4b acres, more or less. v R~1nEV+r v~~ BY acT o s zoos M WORKS D pT1C 808 t ~-Ct':.t?OC Exhibit C- 6 - 1DAH0 SURVEY 1450 East Watertower St Suite 150 Meridian, Idaho 83642 G R4 U P (ZOS1846-ss~o Faoc (208) 884-5399 August 2 , DESCRIPTION FOR HAWKINS COMPANIES PROPOSED C-G ZONE A portion of the SE %, of Section 25, T.3N., R.1 W., B.M., Ada County, Idaho, more particularly described as follows: Commencing at the East'/. corner of said Section 25, from which the Southeast corner of said Section 25 bears South 00°04'29" East, 2664.92 feet; thence along the East line of the SE %, of said Section 25 South 00°04'29" East, 1414.11 feet to the POINT OF BEGINNING; Thence continuing along said East line South 00°04'29" East, 695.18 feet to a point; Thence South 89°55'31" West, 133.00 feet to a point; Thence South 00°04'29" East, 250.00 feet to a point; '['hence North 89°SS'31"East, 133.0(1 feet to a point on the east line of the SE'/, of said Section 25; Thence South 04°04'29" East, 305.63 feet to the Southeast corner of said Section 25; Thence along the south line of the SE'/, of said Section 25 North 89°41'36" West, 1238.00 feet; Thence North OS°26'52" East, 1329.43 feet; Thence South 84°33'08" East, 161.4$ feet to a point of curvature; Thence 110.79 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, 110.55 feet to a point of tangency; Thence South 71 °51 "24" East, 76.42 fcet to a point of curvatwe; Thence 93.85 feet along the arc of a curve to the left, said curve having a radius of 300.00 feat, a delta angle of 17°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" 676.28 feet to the POINT OF BEGINNING. Con. 33.47 acres, more or less. ~yi a r` BY t ~~~~ a 4431 ~ WORKS DEPT. +j,'g~~ Professlo»a! Land Surveyors Exhibit C- 7 - P.O.B. - R-15 - _ N 89'.58'39°E ,y 411.26' 281.; ~~ss~- R-15 s`9s ~"~ 7.48 Acres c~ H ~~3' 98S94g (~ ~~ _ N 89'53'25"E _ HAf~t1S S1R ~ i/4 323.00' 715.86' 23 30 P.O.B. - CC E.-Ot 69 Ac P.O.B. - L-0 ~ L4 ~'.~ r, S 00'i3'13"W ~ 155.00' I S 54'0T43"W L1 C8 G~ 73.43' (~ 5 44'39'51 `W I ~ ~, 228.53' g CURVE DATA ~ ~S 8553'11 "W 54.2Z' CINtVE BAOBAB DELTA ARC ' ' ' ' AViDENT CHORD CHORD BRG ~ I CC C1 13D.OO 24 H 05 54.99 27.91 54.58 N 48'O6'46' W C2 170.50 44'31'23' 132.49 ' " 69.79 129.18 N 2702'29` w ',~ 30 46 Acres I C3 300.00 09'27 49.E 52 24.83 49.50 N 49'23'47' E . ~ ~*. C4 35D.00 1544'35` 96.17 46.39 x.87 N 36'47'34' E rv CS 300.00 iT55'21' 93.85 47.31 93.46 N &1'49'06' w cs 500.00 iz41'44' ttD.7s ' ' 55.62 t1D.sa x Iat71s' w ' ' S 84'33'08"E N C7 300.00 0036 24 3.S ` 1.66 3.35 S SS48 11 w 1 ' Q `~ C6 300.00 06'49 28' 46.20 23.16 46.ts N 49'04'35' E .48 t 6 $ 7t'St'24°E ° IJNE DATA u N 3s3o'4D' w l? N 81x46'47' w L3 N OPt3'13' E l4 N >~'46"dY w l5 N OD'13'13' E L6 N x'46'47' w L7 N 00'ai"49" w ....~ I ~1a7 4431 9 Z9-~at scALe , °=40D' DWG.DATE 09/15/08 bkb I SHEET t Qf 1 ~C 6 /- 76.42' I ~ C5 5 89'46'48"E I ~^ ~ I ' 676.28 ~„ ~ ~ D N N 59.15 p rmoD' ~ z ~° 28:00' ~ 5i.O0' °D- I 88.98' I. 142.63' ' * ~~ S 8555'31 "W 153.55 N ~„ 133.00' ,. , 33.47 Acres ~ ~ 0 0 1°` o ~ N ° I [O I N 8555'31 "E~ ~ ' 133.00 w ~` 1238.00 3RS gI~TY (~p~p 3t t~v BY OCT ~ '2008 HAWKINS COMPANIES SITE ENGINEERING PROPOSED ZONES ~Df t/T,I~~~+~ LOCATED 1N THE SE t/4 1029 N. RoSAR10 sT., STE. 100 SECTION 25, T,3N., R,iW., B.M. MERIDIAN, IDAHO 83642 plf0"' ~~~ 938-0980 F"` (20e) ®3a-09at MERIDIAN,_ADA COUNTY, IDAHO 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 Council 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 Council 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 Council 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 may be provided when determining this finding. D. The map amendment shall not result in an adverse impact upon the delivery of services by any political subdivision providing public services within the City including, but not limited to, school districts; and, The Council 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 Council fmds 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 -