PZ - Staff Report 9-16 STAFF REPORT E IDIANn-=-
COMMUNITY DEVELOPMENT DEPARTMENT A H O
HEARING 9/16/2021 Legend p� ,
DATE:
Project Lccaian %
TO: Planning&Zoning Commission II M
FROM: Alan Tiefenbach 3
208-884-5533 +
Bruce Freckleton,Development
Services Manager
208-887-2211
SUBJECT: H-2021-0048
McFadden Property
LOCATION: The site is located at 104 W. Cherry
Lane,in the East'/2 of the SE 1/4 of the SE � � r�rm rRn rrrr
1/4 of Section 1,Township 3N,Range
1W.
I. PROJECT DESCRIPTION
Annexation and zoning(AZ) of 17.88-acres of land with the C-C(Community Business District)
zoning district. The main purpose for seeking annexation at this time is to ensure this area can be
included as part of the Northern Gateway Urban Renewal Plan currently being developed by the
Meridian Development Corporation(MDC).
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 17.88
Future Land Use Designation Mixed Use Community(MU-C)
Existing Land Use(s) Rural Agricultural
Proposed Land Use(s) Mixed Use
Lots(#and type;bldg./common) One existing,future to be determined.
Phasing Plan(#of phases) 2
Number of Residential Units(type N/A
of units)
Amenities Amenities will be determined with future build-out. Staff is
recommending a development agreement provision that
requires detailed amenity,open space and circulation plans
after construction of the first phase.
Physical Features(waterways, Settler's Canal bisects the property east to west.
hazards,flood plain,hillside)
Page 1
Description Details Page
Neighborhood meeting date;#of June 23,2021 -6 Attendees
attendees:
History(previous approvals) N/A
B. Community Metrics
Description Details Page
Ada County Highway District
• Staff report(yes/no) Yes(future proposals will require additional
ACHD review).
• Requires ACHD No '
Commission Action
es/no
Access(Arterial/Collectors/State N.Meridian Rd.and W. Cherry Ln. (both
Hwy/Local)(Existing and arterials).
Proposed)
Traffic Level of Service LOS>E
Stub First phase will rely on access from N.Meridian
Street/Interconnectivity/Cross Rd. and W.Cherry Ln.
Access
Existing Road Network N.Meridian Rd.and W.Cherry Ln. (both
arterials).
Existing Arterial Sidewalks/ There are no existing buffers.Existing sidewalk
Buffers between 5'-7' exists along the N.Meridian Rd.
/W Cherry Ln. Rd. frontage.
Proposed Road Improvements No proposed road improvements with the first
phase.
Distance to nearest City Park(+ 3/4 miles to Settlers Park
size
Fire Service
• 1 No comments on this phase.
Police Service
• Distance to Police No comments on this phase.
Station
West Ada School District
• Distance(elem,ms,hs) No comments submitted
Wastewater
• Distance to Sewer N/A
Services
• Sewer Shed South Black Cat Trunkshed
• Estimated Project Sewer See Application
ERU's
• WRRF Declining 14.18
Balance
• Project Consistent with Yes
WW Master Plan/Facility
Plan
• Comments • Sewer is available in N.Meridian Rd.
• Capacity availability will be determined
when development is proposed for the
property.
Water
Page 2
Description Details Page
• Distance to Water 0
Services
• Pressure Zone 2
• Estimated Project Water See Application
ERU's
• Water Quality No concerns
• Project Consistent with Yes
Water Master Plan
• Impacts/Concerns No changes to public water infrastructure.Any
changes to infrastructure must be approved by
Public Works.
Page 3
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III. APPLICANT INFORMATION
A. Applicant:
Doug Tamura— 1124 Santa Maria Dr,Boise, ID 83712
B. Owner:
Kobe LLC - 1124 Santa Maria Dr,Boise, ID 83712
IV. NOTICING
Planning&Zoning City Council
Posting Date Posting Date
Newspaper Notification 8/27/2021
Radius notification mailed to
properties within 300 feet 8/25/2021
Sign Posting 9/7/2021
Nextdoor posting 8/26/2021
V. STAFF ANALYSIS
A. Annexation
The proposed annexation area is contiguous to City annexed property and is within the Area of
City Impact Boundary. A legal description and exhibit map for the annexation area and area of
rezoning is included in Section VII. To ensure the site develops consistent with the Mixed-use
Community design elements and future Northern Gateway concepts, staff recommends a
development agreement to guide future development of the site.
B. Future Land Use Map Designation(https://www.meridiancity.or /�compplan)
The FLUM designates the property for Mixed Use Community. The purpose of this designation is
to allocate areas where community-serving uses and dwellings are seamlessly integrated into the
urban fabric. The intent is to integrate a variety of uses, including residential, and to avoid mainly
single-use and strip commercial type buildings.Non-residential buildings in these areas tend to be
larger than in Mixed Use Neighborhood(MU-N) areas,but not as large as in Mixed Use Regional
(MU-R)areas. Goods and services in these areas tend to be of the variety that people will mainly
travel by car to,but also walk or bike to(up to three or four miles). Employment opportunities for
those living in and around the neighborhood are encouraged.
The Comprehensive Plan describes components of what would be considered mixed use.
Elements pertinent to this proposal include:
• At least three types of land uses;
• Higher density residential development encouraged when there is a potential for an
employment center;
• Mixed Use areas typically being developed under a master or conceptual plan; during an
annexation or rezone request, a development agreement;
Page 5
• In developments where multiple commercial and/or office buildings are proposed, the
buildings should be arranged to create some form of common, usable area, such as a
plaza or green space;
• Transitional uses and/or landscaped buffering between commercial and existing low- or
medium-density residential development;
• Supportive and proportional public and/or quasi public spaces and places including but
not limited to parks,plazas, outdoor gathering areas, open space, libraries, and schools
being expected;
• Being centered around spaces that are well-designed public and quasi public centers of
activity. Spaces should be activated and incorporate permanent design elements and
amenities that foster a wide variety of interests ranging from leisure to play. These areas
should be thoughtfully integrated into the development and further placemaking
opportunities considered; and,
• All mixed-use projects being accessible to adjacent neighborhoods by both vehicles and
pedestrians. Pedestrian circulation should be convenient and interconnect different land
use types. Vehicle connectivity should not rely on arterial streets for neighborhood
access.
In addition,the Plan discusses the following additional pertinent requirements for mixed use
community:
• Residential uses should comprise a minimum of 20%of the development area at gross
densities ranging from 6 to 15 units/acre;
• Vertically integrated structures being encouraged;
• Unless a structure contains a mix of both residential and office, or residential and
commercial land uses, maximum building size should be limited to a 30,000 square foot
building footprint. For community grocery stores, the maximum building size should be
limited to a 60,000 square foot building footprint;
The applicant submitted a conceptual plan as part of this application. The Plan shows three
buildings oriented to the W. Cherry Ln./N. Meridian Rd. corner with parking in the front of
the W. Cherry Lane frontages, 5 more buildings to the north along N. Meridian Rd. with
parking to the back and to the side, and a Phase Two in the center which is intended for future
commercial office,retail,hotel or multifamily uses.
The concept plan indicates restaurant,retail,hotel,office and multifamily family uses
proposed for the site,which would be consistent with the requirement for at least three uses.
Also,Phase Two does indicate a potential for a multifamily component, although there are no
details provided at this time.
The applicant's narrative suggests their intent is to develop the buildings shown along N.
Meridian Rd. and W. Cherry Ln. as an initial phase,with uses including a gas station with
convenience store, additional retail or office, and multifamily and/or hotel uses as a second
phase. The applicant proposes that before any specific use may be constructed within Phase
II, a Development Agreement Modification must be approved that would include a
conceptual plan for that area.
Staff does support a limited amount of commercial construction occurring in the short term at
the SE corner based on the concept plan that has been provided thus far,but does have
concerns allowing complete build-out along both arterials as presently shown. As the
Page 6
intersection of W. Cherry Ln. and N. Meridian Rd. is intensely commercial, staff believes
build-out in this immediate area could occur in the short term under the concept plan as
shown and have limited impacts to the overall cohesiveness of the project. Also,because this
intersection is so intensely commercial, staff believes it appropriate to have automobile-
oriented uses directly at the intersection,with the buildings in this area providing a buffer for
the buildings more internal to the project as well as allowing the buildings further to the north
and along N. Meridian Rd. to transition to more integrated mixed use. Also,because this
property would be the entrance into the Northern Gateway District, staff believes some type
of entry or identity feature for this development appropriate.
Based on the concept plan submitted by the applicant, staff recommends allowing
development of the three commercial buildings along the W. Cherry Ln.frontage and
south of the existing access at N.Meridian Rd. as the first phase of this development.A
development agreement modification and detailed concept plans that are consistent with
the mixed-use community designation of the Comprehensive Plan and the Northern
Gateway District would be required prior to any additional development.However,as
part of the first phase,staff recommends the development agreement require the
building orientation account for a gateway or entry feature at the SE corner, near the
intersection as will be discussed further in the qualified open space section.
C. Comprehensive Plan Policies(ht(ps://www.meridiancily.or /g compplan):
• Encourage diverse housing options suitable for various income levels,household sizes,and
lifestyle preferences. (2.01.01)
The Plan notes an intent of mixed use is to integrate a variety of uses, including residential.
Residential uses should comprise a minimum of 20%of the development area at gross
densities ranging from 6 to 15 units/acre.Although the intent of this application is to annex
the property into the City so it is eligible to be included into the North Gateway Plan and for
development of the first three commercial buildings, the applicant has indicated a residential
component on the concept plan in a future phase. Types of housing and the density would be
addressed in this future phase, but because this residential would be in a mixed-use center
and at a higher density, it would likely lead to diversity in housing satisfying this goal.
• Avoid the concentration of any one housing type or lot size in any geographical area;provide
for diverse housing types throughout the City. (2.01.01G)
As mentioned above, although residential is not planned with this current phase, given the
nature and density of housing that would occur in this mixed-use center under future
development, it would likely increase diversity in housing.
• Locate higher density housing near corridors with existing or planned transit,Downtown, and
in proximity to employment centers. (2.01.01H)
The Destination Downton Plan indicates W. Cherry Ln. as a future transit line, and N.
Meridian Rd. is a major commercial corridor. The site is located on a major commercial
intersection, with a range of services including a grocery store, directly across N.Meridian
Rd. to the east. There are numerous employment opportunities in this area, and it is adjacent
to what is still considered the Downtown Area.
• Support redevelopment and infill opportunities Downtown. (2.09.01)
The subject parcel is an enclave parcel with all surrounding land developed and existing
infrastructure available. This would be considered infill development.
Page 7
• Develop concept plans of potential destination activities and promote appropriate
development, infill, and redevelopment of activity centers. (2.09.03E)
This application is to annex the property into the City so Meridian Economic Development
Corporation can include the property into the new Northern Gateway Plan, and to allow the
applicant to construct the first three buildings.As mentioned, a development agreement
modification will be required for any future phases, which will include detailed concept
plans. This project is eventually intended to be an activity center.
• Require pedestrian circulation plans to ensure safety and convenient access across large
commercial and mixed-use developments. (3.07.02A)
Staff is recommending a development agreement provision that will require the developer to
submit a plan illustrating how pedestrian connections in the first phase area will tie to future
phases of the development.A complete pedestrian circulation will be required as part of the
development agreement modification for future phases.
• Encourage and support mixed-use areas that provide the benefits of being able to live, shop,
dine,play, and work in close proximity,thereby reducing vehicle trips, and enhancing overall
livability and sustainability.
This project is intended to develop as a mixed-use center.
• Focus development and redevelopment intensity on key transportation corridors. (3.07.02C)
This property is located on the intersection of W. Cherry Ln. and N. Meridian Rd., both key
transportation corridors, and W. Cherry Ln. is anticipated to eventually be a transit line.
D. Existing Structures/Site Improvements:
The property is presently vacant, although it is being used for horse pasture.
E. Proposed Use Analysis:
At this time,proposed uses are only conceptual. However,the Applicant's concept plan depicts
multi-family residential, commercial,hotel and office/retail uses.This application is requesting
C-C zoning. All the above uses are principally-permitted except for multi-family residential,
which is a conditional use in the C-C zoning district per UDC Table 11-2A-2.
As mentioned in the comprehensive plan analysis above,this property is recommended for mixed
use community uses,with an intent to provide community-serving uses and dwellings seamlessly
integrated into the urban fabric and an integrated variety of uses. Use requirements include at
least three types of land uses,higher density residential, and at least 20%residential at gross
densities ranging from 6-15 unit/acre,but a mixed-use designation is not intended for high
density residential development alone.Vertically integrated structures are encouraged,but unless
a structure contains a mix of both residential and office, or residential and commercial land uses,
maximum building size should be limited to a 30,000 square-foot building footprint unless it is a
grocery store,which can have a footprint up to 60,000 sq. ft. Plazas, open spaces,gathering
spaces and similar should comprise at least 5%of the developable area.
As mentioned,based on the submitted concept plan, staff is amenable to supporting development
of the first three commercial buildings along the W. Cherry Ln. frontage and south of the existing
access along N. Meridian Rd. in the short term but believes more detailed concept plans should be
approved before further buildout can occur in order to ensure this development is representative
of the type of mixed-use development illustrated by the Plan.In addition to the other DA
requirements already listed, Staff recommends a DA provision that limits building
footprints to 30,000 sq.ft or 60,000 sq.ft for a grocery store unless vertically-integrated
Page 8
structures are proposed,a requirement that at least 20% of the square footage in future
phases be residential, and at least 5% of the developable area being plazas,gathering
places,etc. This would be in addition to any open space or amenity requirements for
multifamily development.
F. Specific Use Standards(UDC 11-4-3):
The concept plan indicates a wide range of commercial retail, office,hotel and multifamily uses.
At time of development agreement modification or Certificate of Zoning Compliance proposed
development will be reviewed against the specific use standards of UDC 11-4.
G. Dimensional Standards(UDC 11-2):
All future lots,buildings and public streets shall be required to meet all UDC dimensional
standards. This includes property sizes,required street frontages,road widths, and development
consistent with the mixed-use community principles listed in the Comprehensive Plan.
H. Access(UDC 11-3A-3, 11-3H-4):
The property is presently served by two arterials-W. Cherry Lane and N.Meridian Rd.N.
Meridian Road is improved with 5 travel lanes,curb, gutter, and 5-foot wide concrete sidewalk
abutting the site. Cherry Lane is improved with 5 travel lanes,curb, gutter, and 7-foot wide
attached concrete sidewalk abutting the site to the east of the existing driveway on Cherry Lane.
There is 5-foot wide attached concrete sidewalk abutting the site to the west of the driveway. The
concept plan shows 3 access points from N. Meridian Rd., one access from W. Cherry Ln., and a
stub to the office park at 3537 Hunters Cir.
There are two existing curb-cuts providing access to the property. There is an existing 26-foot-
wide driveway from N. Meridian Rd. approximately 500 feet north of Cherry Ln.,and a 26-foot-
wide curb cut driveway providing access from Cherry Ln. approximately 300 feet west of N.
Meridian Rd.ACHD has responded that if a property has frontage on more than one street,access
shall be taken from the street having the lesser functional classification. Cherry Ln. is a principal
arterial and ACHD policy typically prohibits access from a principal arterial if access from a
lesser classified street(N. Meridian Rd.) is available.ACHD has noted the existing access on
Cherry Lane is not guaranteed to be allowed by ACHD as part of a future development
application. If access is requested on Cherry Lane, an access analysis may be required to be
submitted to ACHD for review prior to the submittal of the development application which may
include a waiver. Staff notes the concept plan indicates the southern access being moved to the
west,which would unlikely be supported due to spacing requirements with NW 3d St.
ACHD has responded a TIS will likely be required for this project. As the purpose of this present
application is very preliminary at this time, staff will await conditioning the access points until
such time that future development applications and a TIS are submitted. However, staff does have
concerns with the three access points along N. Meridian Rd.,whether ACHD would approve two
additional accesses, and whether spacing for the northern access is adequate from W.
Willowbrook Dr. (as well as shifting the existing access along W. Cherry Rd. to the west).
Finally, future development in the area should also provide access to the west in accord with
UDC 11-3A-3.NOTE: City Council has the ability to grant the proposed access points to the
abutting arterials,however staff does recommend future decision should be deferred until ACHD
has determined the appropriate access to this property,confirmed through a reviewed and
approved traffic study.
Internal circulation should be consistent with the mixed-use goals of providing wider sidewalks,
street trees,complete streets and providing accessible pedestrian connectivity. Also,the
Destination Downtown Plan anticipates a future transit line along W. Cherry Ln. This should be
Page 9
considered in future circulation and multi-modal plans.At time of Certificate of Zoning
Compliance for the three buildings as recommended by staff,or during time of the development
agreement modification for development of the remainder of the property, additional analysis will
be required, and may require a TIS at a later date. Staff is recommending a DA provision that
the required DA mod for future development include a circulation plan that addresses
future access points,internal and external automobile circulation,transit connectivity and
locations of possible transit shelters,and multi-modal"complete street" design including
pedestrian circulation plan consistent with mixed use development goals.
I. Parking(UDC 11-3C):
Off-street parking is required to be provided in accord with the standards listed in UDC Table 11-
3C-5 for all uses other than single-family detached dwellings. Included in these standards are
those for commercial and retail, office, and restaurant uses.
The Plan does encourage vertically-integrated mixed-use buildings. The concept plan does not
indicate these types of buildings at this time. However, as already mentioned, staff recommends
only allowing development of the three commercial buildings along the W. Cherry Ln. frontage
and south of the existing N. Meridian Rd. access for the first phase. If vertically integrated
buildings are proposed,there are specific parking requirements per UDC 11-3C-6. Future
planning land use applications will determine the required number of parking spaces for all uses.
J. Pathways ( UDC 11-3A-8):
No multi-use pathways are proposed or required with this development. However,one of the
main goals of a mixed-use designation is wider sidewalks,outdoor furniture,and safe non-
motorized access and connectivity. Staff is recommending a DA provision that prior to any
development on the site,the applicant provide a plan illustrating how pedestrian
connections in the first phase area will tie to future phases of the development.A more
comprehensive circulation plan will be required with future DA modifications so staff can
analyze pedestrian circulation on the site once end-users are known for the proposed
development.
K. Sidewalks(UDC 11-3A-17):
Sidewalks are already existing along the W. Cherry Ln. and N. Meridian Rd. frontages. Future
development projects on this site will be analyzed for compliance with the required sidewalk
widths and locations.
L. Parkways (UDC 11-3A-17):
No parkways are shown with the first conceptual plan,but any parkways associated with future
development shall meet the requirements of UDC 11-3A-17.
M. Landscaping(UDC 11-3B):
A 25-foot wide landscape buffer is required adjacent to both W. Cherry Ln. and N.Meridian Rd.,
landscaped per the standards listed in UDC 11-313-7C. Internal parking lot landscaping will be
required per UDC 11-3B-8, and a residential landscape buffer will be required along the western
and northern property lines which abut existing residential zone districts. To ensure consistent
and cohesive installation of landscape buffers, staff recommends a development agreement
requirement that prior to any development of the site, a 25' wide landscape buffer shall be
installed along the W. Cherry Ln. and N.Meridian Rd.frontages.This will require
coordination with ACHD and the City regarding approved points of access. For any
development beyond the first phase,staff recommends the applicant submit an open space
plan that includes common useable areas, amenities,outdoor gathering places and plazas,
Page 10
green spaces,and landscape buffering and transitioning between uses consistent with the
objectives of the Mixed-Use Community designation.
N. Qualified Open Space (UDC 11-3U):
The Applicant has requested C-C zoning and has stated their intention of developing a mix of
uses including retail commercial, office,restaurant,hotel and multifamily uses. In the C-C zone,
multi-family residential is a conditional use and qualified open space will be required based on
the square footages of units per the specific use standards in UDC 11-4-3-27 (the requirement for
open space to be provided under both sections of code is currently under review by staff and the
Open Space Committee; therefore,this statement may not be entirely accurate and the Applicant
may have different standards that are required upon submittal of future land use applications).
As mentioned,plazas,open spaces, gathering spaces and similar elements are mentioned in the
Mixed-Use Community policies. The Plan also mentions establishing distinct, engaging identities
within commercial and mixed-use centers through design standards. Development of future
phases will require a complete open space and circulation plan that addresses interior building
orientation, common useable areas, outdoor gathering places and plazas throughout the
development. Staff recommends future development agreement modifications include a
requirement for a prominent gateway and/or entry feature to announce the corner at the
SE portion of the site. The applicant should coordinate with the City and MDC on this
feature.
O. Qualified Site Amenities (UDC 11-3U):
As mentioned throughout this report, staff is recommending an entry feature or element at the
southeast portion of the site,with open space, amenity and multimodal circulation plan required
for future phases. Future multifamily development will require additional amenities as outlined in
UDC 11-4-3-27.
P. Waterways(UDC 11-3A-f:
The Settlers Canal bisects the property east—west in approximately the center of the property.
The canal will be required to be piped or designed as an amenity as required by UDC 11-3A-6.
Q. Utilities (UDC 11-3A-21):
Public services are available to accommodate the proposed development. All water and sewer is
available in N. Meridian Rd.
R. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual):
No building elevations were submitted with this application. As stated above, staff is only
supporting the development of the first three buildings directly at the southeast portion of this site
with this application. These buildings will be required to meet minimum architectural standards
as required in the Architectural Standards Manual(ASM). However,the purpose of the mixed-
use designation is to promote compatible land uses within a close geographic area to create sense
of place with innovative and flexible design encouraged. Architectural design principles of
mixed-use developments include a cohesive design theme,pedestrian oriented features such as
increased ground floor transparency(windows), awnings,porches or other overhangs,pedestrian
lighting,building relationship in regard to scale,massing and orientation, fagade differentiation,
and 360-degree architecture. To ensure consistency as the development builds-out, Staff is
recommending a DA provision that requires buildings to incorporate cohesiveness in
design.Conceptual building elevations will be required with the development agreement
modification required for future phases.
Page 11
VI. DECISION
A. Staff:
Staff recommends approval of the requested annexation and zoning with the requirement of a
Development Agreement and the provisions noted in Section VII.A per the findings in Section IX of
this staff report.
Page 12
VII. EXHIBITS
A. Annexation and Zoning Legal Description
E Hlt3tTA
A ipu*n of this t=asl 'K Of IhO SE'/a of!ha SE'I,❑f Section 1,Tam hip 3 North. Flange 1 West.60*e Meridian,Ada
County. Idaho. described as Follows:
Commencing at a f0titid brAss cap monument marking the SE corner of said SeOM 1 at lh B centu line inb rseoflgn-of
West Cherry Lane and W6 Meddlan Road,frorin Which a faNnd alwn[wm cap(Tian rnt+nt marking the E'/ram of sard
Sacb6fl bears N 00"1$'02'E a distance of 2648,32 feet; Ihenca adarig said Ma N 00'18'07 E a distance of 1324.35 feet to
a(atind atuminurn sap Monument marking the NE�ornar of said oast Vz of the SE YA of the SE'/,, the S 111611L c]rmer,
th ence westerly Ang the north lim of sod Easl'A of the SE!/a of the SE'/,, N 69°2732"VV a Manor of 48M felt io-a
found steel on on the weskAy rights-of--way line of said NQ* Meridian Road the POW OF f3EGINN IN .
thence soWheNy along said dgfib-❑-way Jinn the fOfrowing she(6)❑ wsgs_
S 00'18117 W a distance of _25 feel to a foci rid steel pint-
S t °24'f 'VV a distar Of BOO.40 fWt to a f'awd steel p.rn;
S 00°18' "4V a distance of 213_66 feel to a[bond steel ph,,
S 11"59'5T'W a diatance of 31.62 i i to a found sisal on:
S 00'30'07 E a distance of 307,44 feat In a bund steel pin,
S 44'07'37"VV a dlatarice of 33,30 feet to a found steel plrr an the northany rights-ref-way line❑i VUc�st
Cheery Lane;
Thence along said norttrerly rights alf-way 4t a tie fbfl4wing Iwo(2)cou.ses;
S 86"43'49'VV a dislance of 87.39 last to:3 bind steal on;
N 89° 7'04"4V a dlslance of 493.45 kei parallel lo and 43.i70' rwrtherly of the south Nne of saki SectiQn 1
la a fount steel pin On the w8st lift of Said East of the SE 'l,Df the GE'i;
Thence along safci west tine N 00'33'84"E a distance of 287.46 feet to a point;
herim ieaving said line, S W3030"f_a dislanca of 423,59 tel�o a paint;
Them N 02*DU39 E a distance of 1 ool 14 Feet to a point on the north line of said Ewt 14 4f the 8E Y+r}f it he S E
Y4;
Thence easteNy Tong said line S 89°27'32°E a d+stance of 172M feat to the PolNT OF BEGINN ING.
The abm-descobad Irsot oFJaDd contaJns 7.89 a= more or lesssubi-�ct to all exislIng easemerft and agh%-of-way.
sa Exhrhft B arta&ed hereto aed made part af.
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VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. A Development Agreement(DA)is required as a provision of annexation of this property.
Prior to approval of the annexation ordinance, 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.
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 be signed by the property owner and returned to the
Planning Division within six(6)months of the City Council granting the annexation. The DA
shall, at minimum, incorporate the following provisions:
a. With first phase of development,the applicant may develop up to three(3) commercial
buildings along the W. Cherry Ln. frontage and south of the existing access at N.
Meridian Rd. as indicated on the attached concept plan with the following additional
requirements:
1. The applicant shall submit a plan illustrating how pedestrian connections in the first
phase area will tie to fixture phases of the development with the first certificate of
zoning compliance application.
2. The applicant shall coordinate with the City and MDC on the design of an entry
feature at the SE corner,near the intersection with the first certificate of zoning
compliance.
3. The developer shall install 25'wide landscape buffers along W. Cherry Ln. and N.
Meridian Rd. in accordance with UDC 11-3B-7.
b. With any other phase of fixture development,the developer shall submit for a
development agreement modification. At a minimum,the DA modification shall address
the following provisions:
1. A detailed concept plan that includes the following:
a. General layout and configuration of buildings for the remainder of the site.
Layout of buildings shall consider the principles of mixed-use community,
including arrangement to create some form of common,usable area, such as
a plaza or green space, orientation of buildings to streetscapes to create
pedestrian interest and enclosure of space,walkability and 360-degree
design.
b. A circulation plan for public and private streets including street cross
sections that addresses future access points,internal and external automobile
circulation,pedestrian circulation,transit connectivity and locations of
possible transit shelters if future transit is projected in this area, and multi-
modal"complete street"design including pedestrian connectivity consistent
with mixed use development goals.
c. Open space and amenity plan reflecting common useable areas, amenities,
outdoor gathering places and plazas,green spaces, and landscape buffering
and transitioning between uses consistent with the objectives of the Mixed-
Use Community designation. At least 5%of the total developable area shall
be plazas, gathering places, etc. This would be in addition to any open space
or amenity requirements for multifamily development.
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d. Conceptual building elevations indicating cohesiveness in building design,
pedestrian and street-oriented features, and 360-degree architecture.
c. Future development of the site shall comply with design concepts established for the new
Northern Gateway District.
2. Building footprints shall be limited to 30,000 sq. ft or 60,000 sq. ft for a grocery store unless
vertically-integrated structures are proposed.
3. The development shall contain at least three types of land uses,which could include vertically
integrated buildings as one of the uses.
4. Residential uses shall comprise a minimum of 20%of the development area at gross densities
ranging from 6 to 15 units/acre. Other residential densities may be considered with a future
development agreement modification.
5. The applicant shall comply with all provisions of 11-3A-3 with regard to access to streets.
Access and the proposed street network shall be reviewed and approved by ACHD.
B. PUBLIC WORKS GENERAL CONDITONS
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 Specifications.
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.
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 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 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.
4. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water(MCC 9-1-28.C). 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.
5. All existing structures that are required to be removed shall be prior to signature on the final
plat by the City Engineer. Any structures that are allowed to remain shall be subject to
evaluation and possible reassignment of street addressing to be in compliance with MCC.
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6. All irrigation ditches,canals, laterals, or drains, exclusive of natural waterways,intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be addressed
per UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42-
1207 and any other applicable law or regulation.
7. Any wells that will not continue to be used must be properly abandoned according to Idaho
Well Construction Standard Rules administered by the Idaho Department of Water
Resources. The Developer's Engineer shall provide a statement addressing whether there are
any existing wells in the development, and if so,how they will continue to be used, or
provide records of their abandonment.
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.
9. Street signs are to be in place, sanitary sewer and water system shall be approved and
activated,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.
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.
11. All improvements related to public life, safety and health shall be completed prior to
occupancy of the structures.Where approved by the City Engineer, an owner may post a
performance surety for such improvements in order to obtain City Engineer signature on the
final plat as set forth in UDC 11-5C-3B.
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.
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.
14. Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
15. Developer shall coordinate mailbox locations with the Meridian Post Office.
16. Compaction test results shall be submitted to the Meridian Building Department for all
building pads receiving engineered backfill,where footing would sit atop fill material.
17. The design 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.
18. 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.
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19. 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.
20. A street light plan will need to be included in the civil construction plans. 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 at
http://www.meridianciU.oMIgublic works.aspx?id=272.
21. 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.
22. 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 887-2211.
IX. FINDINGS
A. Annexation and/or Rezone(UDC 11-513-3E)
Required 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:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
Staff finds the annexation and proposed zoning map amendment to the C-C would be consistent
with the Comprehensive Plan if all provisions of the Development Agreement are complied with.
2. The map amendment complies with the regulations outlined for the proposed districts,
specifically the purpose statement;
Staff finds the proposed zoning map amendment will allow for the development of multiple types
of residential and commercial uses. This will contribute to the range of housing opportunities and
goods and services available within the City and more employment opportunities in the
Downtown Area, consistent with the Comprehensive Plan and the purpose statement of the
Mixed-Use Community designation.
3. The map amendment shall not be materially detrimental to the public health,safety,and
welfare;
As long as staffs recommended conditions of approval are followed, staff would find this
annexation and zoning should not be detrimental to the public health, safety and welfare.
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4. The map amendment shall not result in an adverse impact upon the delivery of services by
any political subdivision providing public services within the city including,but not limited
to, school districts; and
Staff ,finds the proposed zoning map amendment will not result in an adverse impact on the
delivery of services by any political subdivision providing public services within the City.
5. The annexation(as applicable)is in the best interest of city.
The subject property is a 17.88-acre enclave property on an intensely commercial intersection
surrounded on all sides by existing development.Additionally, the new Northern Gateway Urban
Renewal Plan is being developed with this property.As long as the property develops consistent
with the Mixed-Use Community principles as discussed above and staffs recommended
conditions of approval are followed, staff finds this annexation would be in the best interest of the
City.
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