PZ Recommendations/Staff Report to CCSTAFF REPORT
HEARING DATE:
TO:
FROM:
SUBJECT:
April 28, 2015
Mayor and City Council
Bill Parsons, Planning Supervisor
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
E IDIAN*--
1RAH0
Calderwood Business Park— RZ-15-002, MCU-15-001 and VAC-15-002
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, GGR, LLC, has applied for the following:
1) a rezone (RZ) of approximately 4.08 acres from the L-O (Limited Office) zoning district to the C-
G (General Retail and Service Commercial District) (2.73 acres) and the L-O (Limited Office
District) (1.35acres) zoning districts;
2) a conditional use permit modification (MCU) to modify the site plan and exclude the property
from the approved Larkspur planned unit development; and
3) vacate (VAC) a portion of note #14 of Larkspur Subdivision that requires Lot 5, Block 1 to
provide commercial access to Lot 2, Block 1 AND reduce the platted width of the Meridian Road
landscape buffer from 40 feet to 35 feet.
See Section VII, VIII & IXfor more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed RZ, MCU and VAC applications with the conditions of
approval in Exhibit B based on the Findings of Fact and Conclusions of Law in Exhibit C. The
Meridian Planning and Zoning Commission heard these items on March 19, 2015. At the public
hearing, the Commission moved to recommend approval of the subject RZ and MCU requests.
a. Summary of Commission Public Hearing:
h In favor: Lance Warnick and Ron Gwartnev
ii. In opposition: None
iii. Commenting: Marilyn McIntyre
iv. Written testimony: Lance Warnick, Applicant's representative
v. Staff presenting application: Bill Parsons
vi. Other staff commenting on application: Ted Baird
b. Key Issue(s) of Discussion by Commission:
i. Implementation of the cross access driveway with the adjacent property on the south
boundary.
ii. Restricting a vehicle washing facility from developing on the property.
iii. Determining the number of drive-throughs allowed to develop on the property.
c. Key Commission Changes) to Staff Recommendation:
i. Commission modified condition 1.1 to incorporate that a CZC and DES application will
not be accepted for the C-G portion of the site until the DA is recorded.
ii. Commission modified DA provision C. - After rezone ordinance approval, the applicant
shall submit and obtain approval of a property boundary adjustment (PBA) for the L-O
Calderwood Business Park—RZ-15-002, MCU-15-001 & VAC-15-002 PAGE 1
zone portion in the configuration of the proposed concept plan. Future development of
the C-G zone portion will require the applicant to submit and obtain approval of
Property boundary adjustment applications (PBA's) to match the parcel boundaries to
the proposed buildings)/site configuration.
iii. Commission modified DA provision F. - Only two (2) drive -through uses shall be
allowed to develop on this property, one of which may be in the location depicted on the
concept plan (corner of Calderwood/Meridian). If a future drive -through use is
proposed in any location, CUP approval and compliance with the specific use standards
set forth in UDC 11-4-3-11, is required.
iv. Commission modified DA provision H. - Vehicular access to Meridian Road is
prohibited. A cross-access/shared-parking easement/agreement shall be recorded for the
commercial development. All lots within the subdivision shall have the right to use all of
the access points approved this application (E. Calderwood Drive and S. Blackspur
Wav). The recorded agreement shall grant cross access to Lots 1 and 2. Block 1 of
Larkspur Subdivision. This agreement shall be recorded and a copy of the recorded
agreement submitted to the City prior to the issuance of the first certificate of
occupancy.
v. Commission modified condition of approval 1.2.1a to include Lot 16.
d. Outstanding Issues) for City Council:
L The applicant is seeking a Council waiver to reduce the landscape buffer width on the
south boundary of the C-G zoned portion from 25 feet to 20 feet.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers RZ-15-
002, MCU-15-001 and VAC-15-002 as presented in the staff report for the hearing date of April 28,
2015, with the following modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers RZ-15-002,
MCU-15-001 and VAC-15-002 as presented in the staff report for the hearing date of April 28, 2015,
for the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Numbers RZ-15-002, MCU-15-001 and VAC-15-002 to the hearing date of
(insert continued hearing date here) for the following reason(s): (You should state specific reason(s)
for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The subject property is located on the southeast corner of S. Meridian Road and E. Calderwood
Drive in the NW '/4 of Section 19, Township 3N., Range IE.
B. Applicant/Owner:
GGR, LLC
P.O. Box 2579
Eagle, Idaho 83616
Calderwood Business Park—RZ-15-002, MCU-15-001 & VAC-15-002 PAGE 2
C. Representative:
Lance Warnick, Aspen Engineers
485 W. Main Street, Suite B, P.O. Box 205
Kuna, Idaho 83634
D. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject applications are for a rezone, conditional use permit modification and vacation. A
public hearing is required before the Planning and Zoning Commission and City Council on this
matter, consistent with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: March 2, and 16, 2015 (Commission); April 6. and 20,
2015 (Council)
C. Radius notices mailed to properties within 300 feet on: February 26, 2015 (Commission); April
2, 2015 (Council)
D. Applicant posted notice on site by: April 9, 2015 (Commission); April 18, 2015 (Council)
VI. LAND USE
A. Existing Land Use(s): The property is currently vacant commercial property, zoned L-O.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: Developed commercial property, zoned C-G
South: Single family residences, zoned R-8 and R-4
East: Nursing care facility, zoned R-8
West: Meridian Road (SH 69) and single family residences, zoned R-4
C. History of Previous Actions: In 2004, the property received rezone, preliminary plat, conditional
use permit and final plat (RZ-04-009, PP-04-023, CUP-04-025 & FP-04-067) approval to develop
a nursing care facility, forty (40) single family homes and the potential to develop twelve (12)
office buildings in an R-8 and L-O zoning districts.
D. Utilities:
1. Location of sewer: Water mains and services were previously installed with the development
of the adjacent Larkspur lots.
2. Location of water: Sanitary sewer mains and services were previously installed with the
development of the adjacent Larkspur lots.
3. Issues or concerns: The location and number of previously installed water and sewer mains
and services differ from the previously approved layout, therefore the applicant shall be
responsible for the abandonment of any unutilized services, as well as the installation of new
mains/services to provide for this new layout. Applicant shall be responsible to complete a
looped water system through the development.
E. Physical Features:
1. Canals/Ditches Irrigation: No major facilities exist on this property.
2. Hazards: Staff is not aware of any hazards associated with the development of this property.
3. Flood Plain: This property is not within the flood plain.
Calderwood Business Park — RZ-15-002, MCU-15-001 & VAC-15-002 PAGE 3
VII. COMPREHENSIVE PLAN ANALYSIS
This property is designated "Medium -Density Residential" (MDR) on the Comprehensive Plan
Future Land Use Map. The purpose of the residential land use designations is to provide a variety of
housing types. Typically, the City envisions single family homes at gross densities of 3 to 8 dwellings
units to the acre.
With approval of the Larkspur planned unit development (PUD), this property was envisioned to
development with office uses (it is zoned L-O) to provide ancillary uses to the nursing care facility
and provide transitional uses adjacent to the residential uses and the highway (see Exhibit A.3). The
applicant is proposing to rezone the Meridian Road frontage to the C-G zone. The remainder of the
property is to remain zoned with the L-O district to maintain the transitional land use between the
proposed C-G zone and the existing residential development.
Typically C-G and L-O zoning districts are not recommended within "MDR" designated areas on the
FLUM. However, in reviewing the surrounding land use designations, this property is located
adjacent to property (north) designated "Commercial" on the FLUM which allows a full range of
commercial and retail uses to serve residents. Staff recognizes that FLUM designations are not parcel
specific and sees merit in "floating" the adjacent Commercial designation to cover this property
which would support the applicant's request for C-G and L-O zoning.
Because the original intent of the Larkspur PUD was to develop a mixed use development and
provide a transition of uses, staff supports the request to allow a more diverse mix of commercial uses
to serve the surrounding residential uses.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed use (staff analysis in italics):
1. "Require all commercial development and industrial businesses to install and maintain
landscaping." (2.07.03B)
With the Larkspur Subdivision, a 40 foot wide landscape buffer was platted along Meridian
Road. Under the UDC, Meridian Road is designated as an entryway corridor and requires a 35-
foot wide landscape buffer to be installed. As part of the application, the applicant is requesting
to modem the 40 foot wide easement noted on the plat so the landscape buffer can be installed in
accord with the current dimensional standards set forth in the UDC. Staff is supportive of the
reduced buffer width as requested by the applicant.
A 20 foot wide landscape buffer is required along E. Calderwood Drive and a 10 foot wide
landscape buffer is required adjacent to S. Blackspur Way. On the submitted site plan, the
applicant is proposing to construct a 20 foot wide buffer along Calderwood Drive and a 15 foot
wide landscape buffer along S. Blackspur Way. The landscape buffer along Calderwood needs to
be a minimum of 20 feet wide. All of the required buffers must comply with UDC 11-3B-7C.
The internal parking lot must comply with the landscape standards set forth in UDC 11-3B-8C.
2. "Permit new development only where urban services can be reasonably provided at the time of
final approval and development is contiguous to the City." (3.01.0IF)
With the development of the commercial development, City services must be provided in accord
with UDC 11-3A-21.
3. "Encourage infill development in vacant/undeveloped areas within the City over fringe area
development to halt the outward progression of urban development." (5.01.02B)
The subject property has remained vacant since 2004 and is surrounded by other commercial and
residential development; making this a good candidate for an infill project.
Calderwood Business Park — RZ-15-002, MCU-15-001 & VAC-15-002 PAGE 4
4. "Review new development for appropriate opportunities to connect local roads and collectors to
adjacent properties." (3.03.020)
The roadway improvements and accesses adjacent to this development (interconnectivity) were
reviewed and approved with the Larkspur Subdivision.
5. "Plan for a variety of commercial and retail opportunities within the Area of City Impact."
(3.05.01J)
When the Larkspur project was approved, it was envisioned that office uses would accompany the
surrounding uses. S. Meridian Road (SH 69) is a major mobility corridor facilitating the need to
provide additional neighborhood friendly commercial uses in the area. Given the scale and bulk
of the proposed commercial development, Staff is of the opinion that the proposed commercial
uses will complement the existing residential uses in the area and may provide more commercial
opportunities that are currently lacking in the area.
6. "Protect existing residential properties from incompatible land use development on adjacent
parcels." (3.06.0IF)
The original Larkspur site plan integrated the office uses with the existing nursing care facility
and the adjacent residential uses. The applicant is proposing a more intense commercial zoning
district (C-G) however; the L-O zoning /office uses are proposed along the western boundary of
S. Blackspur Way to provide a transition between the proposed intense commercial uses and the
existing residential development.
The applicant is also proposing to construct a 15 foot wide landscape buffer adjacent to S.
Black -spur Way and the UDC requires a 25 foot wide landscape buffer when C-G property abuts
residential uses and a 20 foot wide landscape buffer is required for the L-O portion of the
development. The applicant is seeking a Council waiver to reduce the landscape buffer width
along the south boundary of the proposed C-G zone from 25 feet to 20 feet to develop a
consistent buffer width. The adjacent land owner of Lot2, Block ]has submitted written testimony
supporting the reduced buffer width. Staff believes the transition of uses and the required
landscape buffers should minimize the impact to the adjacent residences.
7. "Reduce the number of existing access points onto arterial streets by using methods such as cross
access agreements, access management and frontage/backage roads." (3.03.02N)
With the Larkspur Subdivision, no direct lot access was approved to S. Meridian Road and S.
Black -spur Way was constructed as a backage road in accord with UDC 11-3H-4. Further, Lot 5,
Block 1 was platted to provide commercial access to Lot 1 and Lot 2, Block 1, of Larkspur
Subdivision, if these parcels developed with commercial uses. Presently these lots are zoned R-4.
The applicant is requesting to vacate the plat note that has the access requirement. Staff is
supportive of the request, however, a new cross access agreement must be recorded and a copy of
the recorded agreement must be submitted to the Planning Division once development is
proposed for the property. With the inclusion of the new cross access agreement, Staff finds the
proposed site plan complies with the access management standards set forth in UDC I1-3A-3.
8. "Require common area in all subdivisions." (3.07.02F)
The approved site plan required open space to be provided within the office park. In keeping with
the spirit of the original plan, Staff believes the applicant should incorporate a central open
space within the development. The submitted concept plan meets the requirements. Detail of the
open space must be submitted with the first certificate ofzoning compliance application and must
be constructed prior to obtaining occupancy of the first building.
9. "Require pedestrian access connectors in all new development to link subdivisions together to
Calderwood Business Park—RZ-15-002, MCU-15-001 & VAC-15-002 PAGE 5
promote neighborhood connectivity as part of a community pathway system." (3.03.03B)
The proposed development is surrounded by complete streets that provide vehicular and
pedestrian connectivity to the adjacent commercial and residential developments.
With the development of the Larkspur Subdivision, the previous developer installed a 5-foot wide
detached sidewalk adjacent to Meridian Road and an attached 5-foot wide sidewalk on the south
boundary of E. Calderwood Drive. Per the UDC, a 10 foot wide sidewalk is required adjacent to
Meridian Road and a 5-foot wide detached side walk is required along E. Calderwood Drive.
Since the improvements pre -date the UDC and were installed per the requirements of the
Larkspur Subdivision, Staff is supportive of the existing sidewalks remaining as part of the
proposed development.
Based on the above analysis, staff is supportive of the proposed development as it is generally
consistent with the comprehensive plan.
VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of Zone (C-G and L-O): The purpose of the commercial districts is to provide
for the retail and service needs of the community in accordance 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.
B. Schedule of Use: Table 11-2B-2 lists the principal permitted (P), accessory (A), conditional (C),
and prohibited (-) uses in the proposed C-G and L-O zoning districts. Any use not explicitly
listed, or listed as a prohibited use is prohibited.
C. Dimensional Standards: Development of the site shall comply with the dimensional standards
listed in UDC 11-2B-3 for the C-G and L-O zoning districts.
D. Landscaping:
• Street buffer landscaping shall be installed in accordance with the standards listed in UDC
Tablel 1-213-3 and UDC 11-313-7C for the C-G and L-O zoning districts.
• Parking lot landscaping: All parking lot landscaping shall comply with the standards listed in
UDC 11-313-8C.
• Landscape buffers to residential uses shall comply with the standards listed in UDC Table 11-
2B-3 and UDC 11-3B-9C. The applicant is seeking a Council waiver to reduce the landscape
buffer for the C-G zone on the south boundary from 25 feet to 20 feet.
E. Off -Street Parking: Off-street parking is required in accord with UDC 11-3C-613 for the proposed
commercial lots.
F. Structure and Site Design Standards: Development of this site must comply with the design
standards in accord with UDC 11-3A-19.
G. Development along Federal and State Highways: The proposed development must comply with
the standards set forth in UDC 11-3H-4.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
REZONE (RZ): The applicant is proposing to rezone some of the property from the L-O zoning
district to the C-G zoning district consistent with the adjacent Commercial FLUM designation
(see Exhibit A.2). Although the property is designated MDR on the FLUM, the L-O zoning
Calderwood Business Park — RZ-15-002, MCU-15-001 & VAC-15-002 PAGE 6
district was granted as a use exemption with the approved Larkspur planned unit development. As
mentioned above, Staff finds merit in the rezone request since FLUM designations are not parcel
specific and the applicant is still providing an office component with the subject request.
The applicant has submitted a site plan and building elevations to support the rezone request. In
order to develop the property as proposed, the applicant has submitted a concurrent conditional
use permit modification application to remove the property from the requirements of the Larkspur
planned unit development. Because the applicant is requesting to rezone the property, staff is
supportive of eliminating this property from the requirements of the PUD provided the applicant
enter into a development agreement with the City.
To minimize the impacts to the adjacent neighbors, Staff believes it is appropriate to prohibit
specific uses (drinking establishments, minor vehicle repair, equipment rental, sales and service,
wireless communication facility, vehicle washing facility, fuel sales facility, outdoor recreation
facility, multiple drive-throughs and vehicle sales and rentals) and limit the hours of operation on
the property.
A recommended provision of the new DA requires compliance with the submitted conceptual site
plan (see MCU below). Staffs recommended DA provisions are all provided in Exhibit B.
CONDITIONAL USE PERMIT MODIFICATION (MCU): With the approval of the Larkspur
Subdivision, a conceptual site plan and specific conditions of approval were approved for this
property. The approved site plan depicts twelve (12) office buildings oriented around a central
open space. The applicant has submitted a new concept plan that depicts four (4) commercial pad
sites, three (3) office pad sites and associated site improvements. In keeping with the spirit of the
previous approval, the applicant is proposing to incorporate central plaza area within the
development. The primary differences between the two plans are as follows:
1. Reduction in the number of commercial buildings;
2. Decrease in the central plaza area. Because the open space has decreased from the original
approval, staff is recommending that the applicant provide a minimum of a 1,500 square
foot central plaza area to be constructed prior to the obtaining occupancy of the first
building; and
The proposed site plan depicts a future drive -through pad site which is within 300 feet of a
residential zoning district. Per UDC 11-4-3-11, drive -through establishments require CUP
approval if they are located within 300 feet of an existing residence or residential district or
another drive-thru facility. In addition, there are specific use standards for drive-thru
windows that are listed in UDC 11-4-3-11. If drive -through establishments are proposed on
this site, a CUP shall be required that complies with the UDC standards. A recommended
DA provision is to limit a single drive -through use on this site in the location shown on the
concept plan.
The applicant has provided a strike-out/underline version of the proposed changes to the
approved conditions of approval. Many of the changes to the approved PUD conditions are
codified in the UDC and are required with the development of the property. Staff has reviewed
the submitted documentation and believes the property should be removed from the requirements
of the Larkspur PUD if the applicant enters into a new development agreement with the City as
stated above.
Property Boundary Adjustment (PBA): The current configuration of the property was platted
to be consistent with the approved Larkspur concept plan. The new concept plan has fewer
buildings and a different configuration than the approved plat. Staff is recommending that the
Calderwood Business Park — RZ-15-002, MCU-15-001 & VAC-15-002 PAGE 7
applicant obtain approval of a property boundary adjustment to reconfigure the property
consistent with the new concept plan.
Access: With the approval of the Larkspur Subdivision (plat note #5 and 46), access to S.
Meridian Road was prohibited and a full access was granted to E. Calderwood Drive located in
the current location on the submitted concept plan. Another access is proposed via S. Blackspur
Way, designated a local street in accord with UDC 11-3A-3. ACHD Staff is not providing any
comments on this application because the applicant is not proposing any changes to the approved
accesses.
VACATION (VAC): In reviewing the approved plat, it appears that several common lots (Lot 5
and Lot 12, Block 1) were platted to provide cross access between all of the office lots and the
adjacent property on the south boundary. The applicant has submitted a concurrent vacation
application to modify plat note #14 that requires Lot 5, Block 1 to provide access to the southern
two (2) parcels (Lots 1 and 2, Block 1) if they are developed with commercial uses. Further, Staff
is recommending a modification to remove Lots 5 and 12, Block Ifrom plat note #4 in order to
facilitate a new cross access agreement and shared parking agreement between all of the lots
within the subdivision to use the approved access points and grant cross access to Lot 2, Block
1 in the alignment proposed on the submitted site plan.
Staff is recommending the following changes to the Larkspur Subdivision plat notes:
Note (4): Lots 6, 4-2, 4-6 and 31, of Block 1, Lots 8 and 18 of Block 2, and Lot 1 of Block 3 shall
be common areas, to be owned and maintained by the Homeowners' Association.
Note (14): Access for future redevelopment of Lot 1 and Lot 2, Block 1 shall be provided through
Lot 20 9F Lot 5, Block 1 as follows: If Lot 1 and Lot 2 redevelop as residential uses, access shall
be taken across Lot 20 connecting to S. Blackspur Way.
^vide ^r-^^^ aeoess and Lot 20 shall no longer be considered a residential building lot. if Lot 1
uses, ,
With the submittal of the first certificate of zoning compliance application, the applicant
must provide a copy of the recorded cross access and shared parking agreement.
Parking: Based on the overall square footage (s.f.) of the seven (s) buildings, approximately
27,886 s.f., a minimum of 56 vehicle parking spaces are required to be provided on the site. A
total of 107 parking stalls are proposed, consistent with UDC requirements.
Based on the number of vehicle parking stalls provided (107), a bicycle rack capable of holding a
minimum of four (4) bicycles is required to be provided per UDC 11-3C-6G in accord with the
standards listed in UDC 11-3C-5C. With future CZC submittal, each building on the site will
responsible for provided a bike rack for each of the proposed pad sites in accord with this
requirement.
Landscaping: A detailed landscape plan was not required or submitted with this application.
Currently, a 40-foot wide landscape buffer exists along S. Meridian Road. The applicant has
requested that the buffer width be reduced from 40 feet to 35 feet consistent with current
standards. The other buffers will be installed once actual development is proposed for the site. Per
UDC Table 11-2B-3, a 20-foot wide landscape buffer is required to be installed along the south
boundary of E. Calderwood Drive and a 10-foot landscape buffer is required on the west side of
S. Blackspur Way. Staff supports the applicant's request to reduce the buffer width because it
would meet current City code. All of the required landscape buffers must comply of the standards
in accord with UDC 11-3B-7C.
Calderwood Business Park—RZ-15-002, MCU-15-001 & VAC-15-002 PAGE 8
A 25-foot wide landscape buffer is required between the C-G zoned property and residential uses
and a 20-foot wide landscape buffer is required between the L-O zoned property and the
residential uses. The applicant is seeking a Council waiver to reduce the landscape buffer width
for the C-G zoned portion of the site to provide a uniform 20-foot wide landscape buffer on of the
southern boundary. The property owner on the south boundary has submitted a letter of support
for the reduced buffer width and there is an existing 6-foot tall vinyl fence to provide additional
screening. Staff is supportive of the buffer provided the landscape buffer complies with the
standards set forth in UDC 11-3B-9C.
Parking lot landscaping is required to comply with the standards listed in UDC 11-3B-8C. With
the submittal of a CZC application, all parking lot landscaping must comply with the landscape
standards set forth in UDC 11-313-8C.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. The applicant should be required to utilize any existing
surface or well water for the primary source. If a surface or well source is not available, a single -
point connection to the culinary water system shall be required. If a single -point connection is
utilized, the developer will be responsible for the payment of assessments for the common areas
prior to signature on the final plat by the City Engineer. An underground, pressurized irrigation
system should be installed to all landscape areas per the approved specifications and in
accordance with UDC 11-3A-15 and MCC 9-1-28.
Sidewalk: Currently, a 5-foot wide detached sidewalk is constructed along S. Meridian Road and
a 5-foot wide attached sidewalk is constructed on the south boundary of E. Calderwood Drive.
These sidewalks were installed with the approval of the Larkspur Subdivision. Currently, the
UDC requires a 10-foot multi -use pathway to be constructed adjacent to S, Meridian Road and a
5-foot wide detached sidewalk on the south side of E. Calderwood Drive. Since the pedestrian
facilities were constructed in accord with the standards at the time of the subdivision approval,
Staff is not recommending that these facilities meet current standards and may remain with the
development of the proposed commercial development.
Lighting: Outdoor lighting is required to comply with the standards listed in UDC 11-3A-11. If
any fixtures are proposed that have a maximum output of 1,800 lumens or more, a photometric
report is required to be submitted with the Certificate of Zoning Compliance application.
Hours of Operation: The UDC (11-2B-3A.4) restricts hours of operation on the site when
abutting a residential district to the hours between 6 am and 11 pm in a C-G zoning district and 6
am and 10 pm in the L-O zoning district. However, extended hours of operation in the C-G zone
may be extended through the conditional use process; this option does not apply to the L-O zoned
portion of the property. The applicant has not requested extended hour of operation for the site.
To minimize the impact to the adjacent neighbors, Staff believes the hours of operation
should be restricted on this site in accord with the UDC.
Building Elevations: The applicant has submitted sample elevations to depict the design of the
commercial buildings proposed for the development (see Exhibit A.5). The proposed elevations
incorporate glass storefronts, windows and trim, decorative corbels, cornices and columns,
variations in roof forms (parapet and slope), and variations in siding materials (cedar shingle,
horizontal lap siding, brick, metal and stucco), metal awnings and stone wainscot. The proposed
building designs are found to be consistent with the design standards set forth in UDC 11-3A-19.
A recommended DA provision requires compliance with the submitted building elevations.
Certificate of Zoning Compliance (CZC) and Design Review (DES): A CZC application is
required to be submitted prior to issuance of building permits. The applicant is required to obtain
approval of a design review application for the proposed structures and site design for the self-
Calderwood Business Park— RZ-15-002, MCU-15-001 & VAC-15-002 PAGE 9
service storage facility. This application may be submitted concurrently with the CZC
application. The applicant must comply with the design standards listed in UDC 11-3A-19 and
the guidelines contained in the Meridian Design Manual.
Summary: In summary, Staff finds the proposed project complies with the applicable policies of
the Comprehensive Plan and has required provisions with a new development agreement to
ensure compliance with the applicable development standards in the UDC. Based on the
aforementioned analysis, Staff recommends approval of the subject application.
X. EXHIBITS
A. Drawings/Other
1. Vicinity Map
2. Legal Description & Exhibit Map of Rezone Area
3. Approved Site Plan
4. Proposed Site Plan (dated: 01115115)
5. Proposed Building Elevations (dated: 01/15115)
B. Agency Comments/Conditions of Approval
C. Required Findings from Unified Development Code
Caiderwood Business Park — RZ-15-002, MCU-15-001 & VAC-15-002 PAGE 10
Exhibit A.1: Vicinity Map
Vicinity Map
Legend _.._........_ I
rav ®Area of Impact `""���—
_..__.. _
Parcels Meridian
;tsla
V Calderwood St
W
0
E Bluelark.
{
ERosa lynp, �.
RiT_..�..,I
Print Date: 3/9/2015
Vicinity Map ;
Print Date: 3fg/2015
0.15 0.3
Miles
The 7kdm:.b-:�h—on this ntap is compiled fmm
j wriartiect to camant mveionThe City
1 of Mwarranty or gwnntee as to the
mrdeass. or wattletenesa of any of the
data nxs no legal resp—bilay for the
�- irdoffnanonthis map.
jj r
CVt E IDIAN.-.
0.150.3
Miles
Tine n(orrnacan shown on this map is
m copiled from
varaus s—ces and is subject to constant revisan. he TCity
idi Of klaran makes no warranty or gurantee a as to the
m am accuracym . 9elness, er oompletaness of any of the
data proaded. and assumes no legal iesponsinddy for tha
kdnr 1—Col(aned on Ms map.
CIVi E IDI�
Calderwood Business Park— RZ-15-002, MCU-15-001 & VAC-15-002 PAGE 11
Exhibit A.2: Legal Description & Exhibit Map of Rezone Area
C-G REZONE DESCRIPTION
A portion of lots 3 and 12 and all of Lots 4-11 of Block 1 of Larkspur Subdivision No. 1 and
adjacent public streets, located in the Southwest 1/4 of the Northwest 1/4 of Section 19,
Township 3 North, Range 1 East, Boise Meridian, Ada County, Idaho, and more particularly
described as follows:
COMMENCING at the Northwest Comer of said Section 19;
thence along the west line of said Section 19, South 0°37'20" West,1489.50 feet to the
centerline of E. Calderwood Dr which is the POINT OF BEGINNING.
thence along the centerline of E. Calderwood Dr, North 89"42'54" East, 283.45 feet;
thence, South 0°17'06" East, 285.50 feet;
thence South 89°42'54" West, 9.50 feet;
thence, South 0"17'06" East,133.45 feet to a point on the south boundary of said Lot 3;
thence South 89°42'54" West, 280.59 feet to a point on the west line of said Section 19;
thence along the west line of said Section 19, North 0'37'20" East, 419.00 feet back to the
POINT OF BEGINNING.
Containing2.73 acres, more or less, and subject to any easements or rights -of -way of record or
otherwise existing.
This legal description is based in part on the Final Plat of larkspur Subdivision No. 1, recorded
as Book 93, Page 11064 of the Records of Ada County, Idaho with a Basis of Bearing of the west
line of said Section 19 as South 0'37'20" West.
Calderwood Business Park — RZ-15-002, MCU-15-001 & VAC-15-002 PAGE 12
L-0 ZONING DESCRIPTION
A portion of Lots 3 and 12-17 of Block 1 of Larkspur Subdivision No.1 and adjacent public
streets, located in the Southwest 1/4 of the Northwest 1/4 of Section 19, Township 3 North,
Range 1 East, Boise Meridian, Ada County, Idaho, and more particularly described as follows:
COMMENGNG at the Northwest Corner of said Section 19;
thence along the west line of said Section 19, South 0'37'20" West,1489.50 feet to the
centerline of E. Calderwood Dr
thence along the centerline of E. Calderwood Dr, North 89'42'54" East, 283.45 feet to the
POINT OF BEGINNING.
thence along the centerline of E. Calderwood Dr, North 89'42'54" East,137.00 feet to the
centerline of S. Blackspur Way,
thence along the centerline of S. Baakkspur Way, South 0'17'06" East, 418.95 feet;
thence South 89'42'54" West,146.50 feet to a point on the south boundary of said Lot 3;
thence, North 0'17'06" West,133.45 feet;
thence North 89'42'54" East, 9.50 feet;
thence, North 0'17'06" West, 285.50 feet back to the POINT OF BEGINNING.
Containing 1.35 acres, more or less, and subject to any easements or rights -of -way of record or
otherwise existing.
This legal description is based In part on the Final Plat of larkspur Subdivision No. 1, recorded
as Book 93, Page 11064 of the Records of Ada County, Idaho with a Basis of Bearing of the west
line of said Section 19 as South 0'37'20" West.
Calderwood Business Park—RZ-15-002, MCU-15-001 & VAC-15-002 PAGE 13
SKETCH SHOWING THE CONFIGURATION THE PROPOSED
C—G AND L-0 ZONES
FOR THE CALDERWOOD BUSINESS PARK
WHICH IS PART OF LARKSPUR SUBDIVISION NO. 1
LOCATED IN THE SW1/4 OF THE NWt/4 OF
SECTION 19, T3N, R1E, BOISE MERIDIAN,
ADA COUNTY, IDAHO
13 18 THIS LEGAL DESCRIPTION IS BASED IN PART
— _ E. OVERLAND RD ON THE FINAL PLAT OF LARKSPUR
24 19 SUBDIVISION N0. 1, RECORDED AS BOOK 93.
PAGE 11064 OF THE RECORDS OF ADA
COUNTY, IDAHO WITH A BASIS OF BEARING OF
POINT OF COMMENCEMENT kN THE WEST LINE OF S410 SECTION 19 AS
3 NW CORNER OF SOUTH 0'37*20" WEST.
In SEC 19, QW. R1E, B.M. SCALE: 1"=80'
of
POINT OF BEGINNING
FOR C-G ZONE POINT OF BEGINNING
FOR L-0 ZONE
30.0' 283.45' E. CALDERWOOD DR 137.00'
60.D' raLDARY OF - —
I i I PRQVERTY
Fi
I LOT 11 I I LOT 13 I
O
� I
d�
oco __—_- -- 27.0
w OLOT00 1
Nil G ZONE N i
V O --- ly LOT 12
V LOT 8 ( LOT 15
I ZONE i
0 — — S89'42'54"W ~> I
9.50' 9 I
LOT 7 1 i LOT 16
1 O. I
0.
Y
_ W — L)
e
v ro I
LOT 6 I o I LOT 4 I N^ I LOT 17
J
I I LOT 3 1
i
S89'42'54"W N89'42'54E
I 280.59' 146.50'
LOT 2 LOT 18
Calderwood Business Park — RZ-15-002, MCU-15-001 & VAC-15-002 PAGE 14
i ——
Tm r. � �' �, b_
ems•-• _ ,vl...r
Exhibit AA Proposed Site Plan (dated: 01115115)
Calderwood Business Park — RZ-15-002, MCU-15-001 & VAC-15-002 PAGE 16
Exhibit A.5: Proposed Building Elevations
CONCEPTUAL
OFFICE ELEVATION
CONCEPTUAL
OFFICE ELEVATION
Calderwood Business Park—RZ-15-002, MCU-15-001 & VAC-15-002 PAGE 17
CONCEPTUAL
RETAIL ELEVATION
C17AMMIAL
RETAIL EZ"ATION
Calderwood Business Park—RZ-15-002, MCU-15-001 & VAC-15-002 PAGE 18
B. Agency Comments/Conditions of Approval
1. PLANNING DIVISION
1.1 Prior to the rezone ordinance approval, a DA shall be entered into between the City of Meridian,
the property owner(s) at the time of ordinance adoption, and the developer. A CZC and DES
application for the C-G portion will not be accepted until the DA is recorded. The DA shall
be signed by the property owner and returned to the city within two (2) years of the City Council
hearing granting the rezone. Currently, a fee of $303.00 shall be paid by the applicant to the
Planning Division prior to commencement of the DA. The DA shall, at minimum, incorporate the
following provisions:
A. Future development of the site shall be consistent with the concept plan and building
elevations approved with RZ-15-002 AND the design standards in UDC 11-3A-19 and the
guidelines in the Meridian Design Manual.
B. Certificate of Zoning Compliance and Administrative Design Review applications are required
to be submitted to the Planning Division for approval of all future buildings/uses on the site,
prior to applying for a building permit.
C. After rezone ordinance approval, the applicant shall submit and obtain approval of a property
boundary adjustment (PBA) for the L-O zone portion in the configuration of the proposed
concept plan. Future development of the C-G zone portion will require the applicant to submit
and obtain approval of property boundaradjustments (PBAs) to match the parcel boundaries
to the proposed building(s) configuration.
D. The applicant shall construct a 1,500 square foot central plaza/common open space area prior
to obtaining occupancy of the first building. Details of the open space must be submitted with
the first certificate of zoning compliance application.
E. Development of the subject property shall comply with the C-G and L-O dimensional
standards listed in UDC 11-213-3. The uses allowed pursuant to this agreement are those uses
allowed in the C-G and L-O zoning districts listed in UDC Table 11-2B-2, except for the
following uses which are prohibited: drinking establishments, minor vehicle repair, equipment
rental, sales and service, wireless communication facility, vehicle washing facility, fuel sales
facility, outdoor recreation facility and vehicle sales and rentals.
F. Only one-04 two (2) drive -through uses shall be allowed to develop on this property one of
which may be in the location depicted on the concept plan (corner of Calderwood/Meridian).
If a future drive -through use is proposed in said anyany location, CUP approval and compliance
with the specific use standards set forth in UDC 11-4-3-11, is required.
G. Hours of operation shall be limited on this property as follows:
• C-G zone - 6 am to 11 pm; extended hours of operation may be requested through a
conditional use permit in accord with UDC 11-213-3A.4.
• L-O zone - 6 am to 10 pm.
H. Vehicular access to Meridian Road is prohibited. A cross-access/shared-parking
easement/agreement shall be recorded for the commercial development. All lots within the
subdivision shall have the right to use all of the access points approved this application (E.
Calderwood Drive and S. Blackspur Way). The recorded agreement shall grant cross access to
Lots 1 and 2, Blockl of Larkspur Subdivision. This agreement shall be recorded and a copy of
the recorded agreement submitted to the City y0ith the Suh- -i*"e' 4prior to the issuance of the
first certificate of occupancynn
Calderwood Business Park - RZ-15-002, MCU-15-001 & VAC-15-002 PAGE 19
I. Future development of the site shall comply with the ordinances in effect at the time of
development.
J. The property is no longer subject to requirements of CUP-04-025.
K. The applicant shall construct a minimum 35-foot wide landscape buffer adjacent to S.
Meridian Road; a 20-foot wide landscape buffer adjacent to E. Calderwood Drive and a 15-
foot wide landscape buffer adjacent to S. Blackspur Way in accord with the standards set forth
in UDC 11-313-7C.
L. The applicant shall construct a 25-foot wide landscape buffer for the C-G zoned property
(unless modified to 20 feet by Council) and a 20-foot wide landscape buffer for the L-O zoned
property along the south boundary of the development in accord with the standards set forth in
UDC 11-313-9C.
1.2 Vacation
1. Modify the Larkspur Subdivision plat notes as follows:
a. Note (4): Lots -5, 4-2, -�6 and 31, of Block 1, Lots 8 and 18 of Block 2, and Lot 1 of
Block 3 shall be common areas, to be owned and maintained by the Homeowners'
Association.
b. Note (14): Access for future redevelopment of Lot 1 and Lot 2, Block 1 shall be
provided through Lot 20 ,.�, Block 1 as follows: If Lot 1 and Lot 2 redevelop as
residential uses, access shall be taken across Lot 20 connecting to S. Blackspur Way.
Lets -shall ne longer be required tepr-evide-ems-aseess, and Lot 20 shall no longer be
considered a residential building lot. if Let 1 and Let 2,
ska4l be eansider-ed a residential building let-.
c. Amend the buffer width on the face of the plat from 40 feet to 35 feet as proposed.
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 The location and number of previously installed water and sewer mains and services differs from
the previously approved layout, therefore the applicant shall be responsible for the abandonment
of any un-utilized services, as well as the installation of new mains/services to provide for this
new layout. Applicant shall be responsible to complete a looped water system through the
development.
2.2 General Conditions of Approval
2.2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover
from top of pipe to sub -grade is less than three feet than alternate materials shall be used in
conformance of City of Meridian Public Works Departments Standard Specifications.
2.2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water
mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
2.2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of
way (include all water services and hydrants). The easement widths shall be 20-feet wide for a
single utility, or 30-feet wide for two. The easements shall not be dedicated via the plat, but
Calderwood Business Park — RZ-15-002, MCU-15-001 & VAC-15-002 PAGE 20
rather dedicated outside the plat process using the City of Meridian's standard forms. The
easement shall be graphically depicted on the plat for reference purposes. Submit an executed
easement (on the form available from Public Works), a legal description prepared by an Idaho
Licensed Professional Land Surveyor, which must include the area of the easement (marked
EXHIBIT A) and an 81/2" x I map with bearings and distances (marked EXHIBIT B) for
review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO
NOT RECORD. Add a note to the plat referencing this document. All easements must be
submitted, reviewed, and approved prior to development plan approval.
2.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single -point
connection to the culinary water system shall be required. If a single -point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
prior to receiving development plan approval.
2.2.5 All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer.
2.2.6 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non -approval submitted to the Public Works Department.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
2.2.7 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9 4 8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non -domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.2.8 Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
2.2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
fencing installed, drainage lots constructed, road base approved by the Ada County Highway
District and the Final Plat for this subdivision shall be recorded, prior to applying for building
permits.
2.2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, etc., prior to signature on the final plat.
2.2.11 All development improvements, including but not limited to sewer and water, fencing, micro -
paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.2.12 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.2.13 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
Calderwood Business Park — RZ-15-002, MCU-15-001 & VAC-15-002 PAGE 21
2.2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.2.17 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.2.18 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above.
2.2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
2.2.20 At the completion of the project, the applicant shall be responsible to submit record drawings per
the City of Meridian AutoCAD standards. These record drawings must be received and approved
prior to the issuance of a certification of occupancy for any structures within the project.
2.2.21 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights
shall be installed at developer's expense. Final design shall be submitted as part of the
development plan set for approval, which must include the location of any existing street lights.
Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street
Lighting. A copy of the standards can be found on the city of meridian Public Works
Department's website at http://www.meridiancity.org/public_works.aspx?id=272. The
contractor's work and materials shall conform to the ISPWC and the City of Meridian
Supplemental Specifications to the ISPWC.
2.2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure
prior to final plat signature. This surety will be verified by a line item cost estimate provided by
the owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
2.2.23 The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed sewer, water and reuse infrastructure for
duration of two years. This surety will be verified by a line item cost estimate provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-221.
3. POLICE DEPARTMENT
3.1 The Police Department has no concerns related to the site design submitted with the application.
4. FIRE DEPARTMENT
4.1 The proposed project has no Fire Department concerns.
Calderwood Business Park — RZ-15-002, MCU-15-001 & VAC-15-002 PAGE 22
5. REPUBLIC SERVICES
5.1 Prior to submittal of a Certificate of Zoning Compliance (CZC) application to the City of Meridian
Planning Department, the applicant shall submit a scaled site plan and detail of the trash enclosure to
Bob Olson at Republic Services (345-1265) that demonstrates compliance with the following items:
a. Suitable waste enclosure locations (enclosures should be located to minimize service vehicle
back-up requirement)];
b. Sufficient overhead clearance height for service vehicles (a minimum 13' clearance is required,
including power and telecommunication lines; this requirement increases to 22' at container
service locations);
c. Ample number and size of waste receptacles/enclosures to meet waste generation points and
volumes;
d. Adequate waste enclosure access (the applicant shall provide drive -on capabilityfor 6 and 8
cubic yard containers; allow a minimum of 60' frontal clearance);
e. Adequate turning radius (provide a minimum 28' inside and 48' outside for all entrances,
internal roads, drive aisles, alleys, and private streets where they intersect a public street);
f. Any roadway greater than 150 feet in length that is not provided with an outlet shall be
required to have an approved turn around.
g. Meets design standards for waste enclosure(s):
i. Concrete pad for the waste enclosure (required for all enclosures);
ii. Concrete apron in front of waste enclosure (minimum 8' in depth)
iii. Gate locks for the waste enclosure for both open and closed positions;
iv. Clearance inside waste enclosure gates (minimum 12' x 10' when in open position) Note:
If building tenant wishes to recycle, please contact Bob Olson at Republic Services (345-
1265) for minimum dimensional requirements;
v. Bollards inside the enclosure to prevent the container from damaging the walls and gates;
vi. Waste enclosure user access (When possible, the enclosure should be designed with an
easy pedestrian access point other than the front gates to ensure less mess within the
enclosure as well as reduce gate damage).
6. PARKS DEPARTMENT
6.1 The Parks Department has no comments related to this application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 ACHD has no comments related to this application.
Calderwood Business Park — RZ-15-002, MCU-15-001 & VAC-15-002 PAGE 23
C. Required Findings from Unified Development Code
1. REZONE FINDINGS:
Upon recommendation from the Commission, the Council shall make a full investigation and
shall, at the public hearing, review the application. In order to grant the 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 rezone the subject property to the C-G and L-O zoning districts
consistent with the adjacent Commercial land use designation. Therefore, the Commission
finds the amendment is consistent with the applicable provisions of the Comprehensive Plan
(see section VII above).
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The Commission finds that the proposed map amendment to the C-G and L-O zoning districts
is generally consistent with the purpose statement of the districts.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
The Commission finds that the proposed zoning amendment will not be detrimental to the
public health, safety, or welfare. City utilities will be extended at the expense of the applicant.
The Commission recommends that the Council consider 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 Commission finds that the proposed zoning amendment will not result in any adverse
impact upon the delivery of services by any political subdivision providing services to this
site.
e. The annexation (as applicable) is in the best of interest of the City (UDC 11-511-1E).
Not applicable.
2. CONDITIONAL USE PERMIT FINDINGS:
In consideration of a conditional use permit, the decision -making body shall make the
following findings:
a. That the site is large enough to accommodate the proposed use and meet all the
dimensional and development regulations in the district in which the use is located.
The Commission finds that the subject property is large enough to accommodate the proposed
commercial development and comply with the development regulations of the C-G and L-O
districts (see Analysis Section IX for more information).
b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and
in accord with the requirements of this Title.
The Commission finds that the proposed use is consistent and harmonious with the UDC and
Commercial Future Land Use Map designation.
Calderwood Business Park — RZ-15-002, MCU-15-001 & VAC-15-002 PAGE 24
c. That the design, construction, operation and maintenance will be compatible with other
uses in the general neighborhood and with the existing or intended character of the
general vicinity and that such use will not adversely change the essential character of
the same area.
The Commission finds that if the applicant enters into a development agreement with the
City, the proposed development should be compatible with other uses in the general
neighborhood and with the existing and intended character of the area.
d. That the proposed use, if it complies with all conditions of the approval imposed, will
not adversely affect other property in the vicinity.
The Commission finds that if the applicant complies with the provisions of the development
agreement outlined in this report, the proposed use will not adversely affect other properties
in the area.
e. That the proposed use will be served adequately by essential public facilities and
services such as highways, streets, schools, parks, police and fire protection, drainage
structures, refuse disposal, water, and sewer.
The Commission finds that the proposed use will be served adequately by all of the public
facilities and services as applicable.
f. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
If approved, the applicant will be financing any improvements required for development. The
Commission finds there will not be excessive additional requirements at public cost and that
the proposed use will not be detrimental to the community's economic welfare.
g. That the proposed use will not involve activities or 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.
The Commission finds the proposed use will generate additional traffic in the area but should
not involve activities that will be detrimental to any persons, property or the general welfare
of the area.
h. That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
The Commission finds that there should not be any health, safety or environmental problems
associated with the proposed use. Further, the Commission finds that the proposed use will
not result in the destruction, loss or damage of any natural, scenic or historic feature of major
importance.
Calderwood Business Park — RZ-15-002, MCU-15-001 & VAC-15-002 PAGE 24