January 12, 2012 Planning Staff MemoMayorTammy de Weerd
City Council Members:
Keith Bird
Brad Hoaglun
Charles Rountree
David Zaremba
January 12, 2012
MEMORANDUM
TO: Mayor & City Council
FROM: Sonya Watters
CC: City Clerk, Pete Friedman, Becky McKay, Bill Nary
RE: Ten Mile Annexation (AZ-11-001)
This application was heard by City Council on December 6, 2011. Because Staff and subsequently the Planning
& Zoning Commission recommended denial of the proposed annexation & zoning application, development
agreement (DA) provisions were not included in the staff report nor recommended by the Commission. The
hearing was continued to December 20, 2011 in order for the Staff to meet with the applicant to discuss
appropriate DA provisions. On December 20, 2011, Council discussed the application and then continued the
hearing to January 17, 2012 in order for Staff to develop potential development agreement provisions for
Council consideration.
If Council approves the annexation, there should be three separate development agreements since there are three
property owners. The DA provisions for the SJJV and Fedrizzi parcels are fairly straight forward since the
proposed zoning comports with the Ten Mile Interchange Specific Area Plan (TMISAP). The same is true for
the Janicek parcel proposed to be zoned TN-C that would be located on the west side of the annexation area and
the northlsouth collector road. The proposed zoning districts are shown on the map attached as Exhibit A.
The primary area of attention is the Janicek Parcel on the east side of the annexation area between the proposed
collector streets and Ten Mile Road. Because this property is located in the heart of the Ten Mile Interchange
Specific Area Planning area, it is crucial for development to be consistent with the intent of the Plan. Mixed use
areas represent the essential commercial components of the Plan and are the foundation on which the Plan will
be built and are intended to foster fully integrated land uses. Mixed use areas typically include three or more
significant income producing uses consisting of retail, office, residential, and lodging facilities.
As stated in the staff report, Staff did not feel the proposed C-C zoning of the property is consistent with the
Plan as recommended in the Zoning District Compatibility Matrix contained in the-Plan which lists the TN-C
zoning district as the "best" choice for both the Mixed Use Commercial (MUC) and Mixed Use Residential
(MUR) designations.
While the C-C zoning district is listed as a "possible" choice for MUR & MUC designated properties,
development in the C-C district would not typically follow the traditional neighborhood design concepts
embodied in the TN-C district. Development in the TN-C district tends to be more pedestrian oriented and more
consistent with traditional neighborhood design concepts as desired for this area, whereas development in the C-
Cdistrict tends to be more auto-oriented and strip-type commercial and less pedestrian friendly.
Planning Department ®33 E. Broadway Avenue, Suite 210, Meridian, ID 83642
Phone 208-884-5533 Fax 208-888-6854 ®www.meridiancity.org
Page 2
The C-C district also differs from the TN-C district because more intense non-residential uses such as equipment
rental, sales, & service; dispatch center for mobile services; drive through establishment; flex space; fuel sales
facility; hospital; storage facility; minor vehicle repair; vehicle sales or rental & service; and vehicle washing
facility are all possible allowed uses, whereas they are prohibited in the TN-C district. The C-C district is
primarily intended for a larger scale and broader mix of retail, office, and service uses. All types of residential
dwellings are possible uses in the TN-C district, however only multi-family & vertically integrated residential
are allowed in the C-C district which does not provide for the mix of residential uses desired in the mixed use
designated areas. For all these reasons, Staff is of the opinion that it is crucial to lay the foundation for future
development in the area proposed for C-C zoning to reflect the intent of the MUR & MUC designations of the
TMISAP, especially in the absence of a site development plan.
If the City Council approves the annexation request without development plans, Staff recommends DA's are
required to ensure the properties are developed in accord with the vision for mixed use areas contained in the
TMISAP.
The following DA provisions are recommended for the Janicek parcel, proposed to be zoned TN-C &
C-C:
1. All future development shall be subject to the ordinances and design guidelines in effect at the time of
development included in the Unified Development Code, the Meridian Design Manual and the Ten Mile
Interchange Specific Area Plan (TMISAP).
2. The subject property shall be subdivided prior to submittal of the first Certificate of Zoning Compliance
application.
3. The collector road system shall be subject to the alignment exhibit and letter from the Deputy Planning
Director dated March 14, 2011, attached as Exhibit B.
4. The following use restrictions shall apply to the portion of the property proposed to be zoned C-C: ["(-)"
prohibited; "(P)"permitted; "(A)" accessory]
Construction & gravel mining (-)
Storage facility, self-service (-)
Vehicle repair, minor (-)
Vehicle sales or rental & service (-)
Vehicle washing facility (A)
Dispatch center for mobile services (-)
Equipment rental, sales & service (-)
Flex space (-)
Fuel sales facility (-) except on the south side of the east/west collector from Ten Mile Road (P)
Nursery or urban farm (-)
Building materials, garden equipment & supplies (-)
5. Prior to submittal of the first development application (i.e. preliminary plat, certificate of zoning
compliance, etc.), the Owner/Developer shall amend the Development Agreement to include a
development site plan. The plan shall incorporate the following elements on the portion of the property
proposed to be zoned C-C:
a. Integration of the three major use categories -residential, commercial, and employment. Residential
development shall comprise at least 20% of the site. Mixed use, compact development should
include small scale office, retail, restaurants, recreational, personal services, public or quasi-public,
churches, multi-family dwellings, and employment uses consistent with the purpose statement of the
Mixed Use Residential and Mixed Use Commercial land use designations of the TMISAP.
Page 3
b. An internal street system designed on a grid pattern or interconnected system with stubs provided to
adjacent properties. Street section designs shall be consistent with those identified in the TMISAP.
Alleys and lanes may be permitted.
c. Traditional neighborhood design concepts as detailed in the TMISAP that at a minimum,
incorporate the following: higher density buildings close to the street; narrower streets to slow
traffic; parking lots behind or under buildings; residences with porches or balconies facing the
street.
d. A transition in uses to the adjacent residentially zoned and designated properties to the north and
west.
e. Vertically integrated and multi-family residential uses with an overall target density of 8-12
dwelling units per acre, with a maximum density of 20 units per acre.
£ Multi-family development shall incorporate a variety of building designs including but not limited
to those that replicate row houses and brownstones. Live-work units are strongly encouraged.
g. Maximum number of stories for new construction adjacent to any internal street is two (2).
Buildings fronting Ten Mile Road and the east/west collector road may be three (3) stories.
h. Maximum building footprint is twenty thousand (20,000) square feet; however, other than retail, all
other uses maybe allowed a footprint of greater than twenty thousand (20,000) square feet through
the conditional use permit process.
i. Buildings built to the edge of public rights of way.
j. Buildings designed to "hold corners" rather than parking lots.
k. Integration of plaza, pocket parks and other public spaces in site design.
1. Building location and design oriented toward and/or connected to open space and/or public space.
6. A lineal park area consistent with the TMISAP that incorporates amulti-use pathway along the Purdam
Drain shall be provided on the site consistent with the Master Pathways Plan.
7. Sanitary sewer service to this development is being proposed via extension of mains located near the
Purdam Drain on the northeast side of the subject property. The owner/developer shall install mains to
and through the development, coordinate main size and routing with the Public Works Department, and
execute standard forms of easements for any mains that are required to provide service. Minimum
cover over sewer mains is three feet; if cover from top of pipe to sub-grade is less than three feet then
alternate materials shall be used in conformance with City of Meridian Public Works Department
standard specifications.
8. Water service to this property will be via extension of mains in Ten Mile Road. The owner/developer
shall be responsible to install water mains to and through the property at the time of development, and
coordinate main size and routing with Public Works.
9. The owner/developer agrees to utilize the City of Meridian's Class "A" Reclaimed Water System as the
primary water supply source for the required pressurized irrigation system when it is determined to be
available by the Public Works Department.
10. The agricultural use of the property may continue until such time as the property develops. The Right-to
Farm Act, Idaho Code Section 22-4503 is applicable to the subject property.
The following DA provisions are recommended for the Fedrizzi parcel, proposed to be zoned C-C:
1. All future development shall be subject to the ordinances and design guidelines in effect at the time of
development included in the Unified Development Code, the Meridian Design Manual and the Ten Mile
Interchange Specific Area Plan (TMISAP).
Page 4
2. The collector road system shall be subject to the alignment exhibit and letter from the Deputy Planning
Director dated March 14, 2011 attached as Exhibit B.
3. The following use restrictions shall apply to the property: ["(-)" prohibited; "A" accessory]
Construction & gravel mining (-)
Storage facility, self-service (-)
Vehicle repair, minor (-)
Vehicle sales or rental & service (-)
Vehicle washing facility (A)
Dispatch center for mobile services (-)
Equipment rental, sales & service (-)
Flex space (-)
Fuel sales facility (-)
Nursery or urban farm (-)
Building materials, garden equipment & supplies (-)
4. Prior to submittal of the first development application (i.e. preliminary plat, certificate of zoning
compliance, etc.), the Owner/Developer shall amend the Development Agreement to include a
development site plan that incorporates the following elements:
a. Maximum number of stories for new construction adjacent to any internal street is two (2).
Buildings fronting Ten Mile Road may be three (3) stories.
b. Maximum building footprint is twenty thousand (20,000) square feet; however, other than retail, all
other uses maybe allowed a footprint of greater than twenty thousand (20,000) square feet through
the conditional use permit process.
5. A lineal park area consistent with the TMISAP that incorporates amulti-use pathway along the Purdam
Drain shall be provided on the site consistent with the Master Pathways Plan.
6. Sanitary sewer service to this development is being proposed via extension of mains located near the
Purdam Drain on the North East side of the subject property. The owner/developer shall install mains to
and through the development and shall coordinate main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service. 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.
7. Water service to these properties will be via extension of mains in Ten Mile Road. The owner/developer
shall be responsible to install water mains to and through at the time of development, coordinate main
size and routing with Public Works.
8. The owner/developer agrees to utilize the City of Meridian's Class "A" Reclaimed Water System as the
primary water supply source for the required pressurized irrigation system when it is determined to be
available by the Public Works Department.
9. The agricultural use of the property may continue until such time as the property develops. The Right-to
Farm Act, Idaho Code Section 22-4503 is applicable to the subject property.
The following DA provisions are recommended for the SJJV parcel, proposed to be zoned C-C &
H-E:
1. All future development shall be subject to the ordinances and design guidelines in effect at the time of
development included in the Unified Development Code, the Meridian Design Manual and the Ten Mile
Interchange Specific Area Plan (TMISAP).
Page 5
2. The subject property shall be subdivided prior to submittal of the first Certificate of Zoning Compliance
application.
3. The collector road system shall be subject to the alignment exhibit and letter from the Deputy Planning
Director dated March 14, 2011 attached as Exhibit B.
4. Prior to submittal of the first development application (i.e. preliminary plat, certificate of zoning
compliance, etc.), the Owner/Developer shall amend the Development Agreement to include a
development site plan. The portion of the property proposed to be zoned C-C shall incorporate the
following elements:
a. An internal street system designed on a grid pattern or interconnected system with stubs provided to
adjacent properties. Street section designs shall be consistent with those identified in the Ten Mile
Interchange Specific Area Plan. Alleys and lanes may be permitted.
b. Maximum number of stories for new construction adjacent to any internal street is two (2).
Buildings fronting Ten Mile Road and the east/west collector road may be three (3) stories.
c. Maximum building footprint is twenty thousand (20,000) square feet; however, other than retail, all
other uses maybe allowed a footprint of greater than twenty thousand (20,000) square feet through
the conditional use permit process.
5. The following use restrictions shall apply to the property to portion of the property proposed to be zoned
C-C: ["(-)" prohibited; "(P)"permitted; "A" accessory]
Construction & gravel mining (-)
Storage facility, self-service (-)
Vehicle repair, minor (-)
Vehicle sales or rental & service (-)
Vehicle washing facility (A)
Dispatch center for mobile services (-)
Equipment rental, sales & service (-)
Flex space (-)
Fuel sales facility (-) except on the south side of the east/west collector from Ten Mile Road (P)
Nursery or urban farm (-)
Building materials, garden equipment & supplies (-)
6. Sanitary sewer service to this development is being proposed via extension of mains located near the
Purdam Drain on the northeast side of the subject property. The owner/developer shall install mains to
and through the development, coordinate main size and routing with the Public Works Department, and
execute standard forms of easements for any mains that are required to provide service. Minimum
cover over sewer mains is three feet; if cover from top of pipe to sub-grade is less than three feet then
alternate materials shall be used in conformance with City of Meridian Public Works Department
standard specifications.
7. Water service to these properties will be via extension of mains in Ten Mile Road. The owner/developer
shall be responsible to install water mains to and through the property at the time of development, and
coordinate main size and routing with Public Works.
8. The owner/developer agrees to utilize the City of Meridian's Class "A" Reclaimed Water System as the
primary water supply source for the required pressurized irrigation system when it is determined to be
available by the Public Works Department.
9. The agricultural use of the property may continue until such time as the property develops. The Right-to
Farm Act, Idaho Code Section 22-4503 is applicable to the subject property.
Page 6
EXHIBIT A
Proposed Zoning
Page 7
EXHIBIT B
'nom
lvlarch 14, 201 l
1v4r. Gary Inselman
Ada County tTigh~va}' Disiiict
37?5 Adams StrcGt
Garden t'.ity, II] ti~714
SLIAJF.C:T: TLT! M[LE.INTERCHANGE NEST r1CC1;55 ANA'YLSIS
Dear Ciar}':
Mayor Tammy dv Weerd
ctty t;,~nt1l Members
Wtith QI~
Esrad Hoaglun
CharfesR4unuee
'b9'rld Zaremba
TOvs is in response in the- Tan lviile Interchange Gomme~cial'I'rattic Analysis dated February' I ~,
2Q1 ] by Dobie Eltgineering. Gity of l4iexidine I'lannirtg and Publie Works staff have t~avictitird
tltc analysis, proposed right ofway aligttmcnts and,~xcasses fir cc~nsistcncy.vith the Ten lvlile
Interchange Specific Arca Plan {ThILSAP). In the abscnec of specific development plans wa eta
in gsncral agr~ment wish the wtdcrlying assumptions of the study and same of the proposed
access points, tiVe are of the opinion that it -~'ould be boneIIcial to wait until speoitie
development plans are proposed to dotcrmine other accesses,
tiV+~ recognize shat the analysi9 i~ correctly based on the adopted Innd use designatians of tha
TI4tJSAP even thougas the precise land uses are not identified. yJhilc iha FAR employed in the
at~lysis (.SD) its lower than nnticipated in the `[M1SAI' it seems re.9sonable sinec the
rixomtnetttDed FAIts in the plan do not accoumt for road rights of way and alleys. Thn9, ova arc In
general agreement with the assurnpfiorls
Vlith regard to the proposed accesses, u'e recognize and suppgrt ttte District's policy of
idcntiFying ux:cess at the tithe of development application and appreciate the District's t7exibility
in reviewing the propn9ed recesses and right of way ali~tnneots in this unique situatian_ Dried
on our review of the analysis and the proposed ac~esses our comments are directed to specific
alias on the attached map wish ~:crrrespvn+li~~g uuriiaric labels;
® We de,Cer to the Dislrici on rho locution of the access to dtc west side of Ten A~iilc Ruud
Iltai ~vottld ba Muted on the north portion of the 7anicek property or the snot}( portion of
the CemeY Prr+Fe~Y~ ~~)
® Approval of the accesses proposed fat the isortlt and narlhfsouih e411s~.tots should be
de&trcd until a specific development plan {s propq~d in order to deltrnefne the preciso
location and fianciionality. (2)
Ptanning t7epartment . 33 B. Broad~vay, 6Aeddian, ID a38A2
Phorta 2(}8.884-5533 . Fax Zoe-888864 . w~rrw,maric~ancily.org
Page 8
Ivir. t3ary inselman
Page 2
® The direct access from the Fedri2xi property to Tern Milc Road should be limited to
"emergettcy only" ttnlil such dme as other ncce~ to Ihat property can be achievetL The
proposed driveway avicess to tlra~ Tedrizxi property on the north-south co[lector should be
approved. (3}
® CJn the south side of the south collector road we recommend that fast right ia• right out
west of Ten Mile Road be approved as •~~ell ~ [he left inl right in -right out located to
the wrst of that access. (4)
We are of'the opinion that the uace5s located on the western edge of the S7JV property be
approved in cbac~ert +vith a specific development proposal and oonsideratlon be given to
locating it on tttc cotttmon property litre with Meridian 118. {$}
On the north side of rite south wlleetar we recommend that approval of the access
immediately east of the roundabout {~ and rpcomtnend that action on the ether tvq be
deferred {7} until a specific development appliratioa is tendered Cor coasideratien. in
addition we are unsum of the necessity of the left in turning movement as proposed for
the middle access, {8) , . ,
Thank you for consideration of our cottunents. Please feel Free to cult if you Gave any questiops
ar -voutd like to meet to discuss the proposed alignmcnks_
~ lY'~
to pricdmart, AICP
Deputy Dirtctcrr
ire Anna Canning
Becky McKay
Pat Qobic
Tim Curbs ,
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Access should be moved
to the property line
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Emergency access only if
approved by ACI-ID