HomeMy WebLinkAboutStaff Report PZChanges to Agenda:
• #4A, B: Southridge Estates Sub (RZ-14.007; PP -14.017)
Applicant request for continuance to February 5th for additional time to complete the architectural guidelines for the
development requested by the Commission at the last meeting.
• #4C, D: Nesting Swan (AZ -14-016; PP -14-018)
Applicant request for continuance to February 5th due to the site not being posting within the required time frame.
• #4E & F: Granton Square (AZ -14.015; PP -14.019)
Applicant request for continuance to February 5th due to a redesign of the site.
Item #4G, H: Sulamita Church (AZ -14-014; CUP -14-019)
Application(s):
➢ Annexation & Zoning
➢ Conditional Use Permit
Size of property, existing zoning, and location: This site consists of 8.49 acres of land, is currently zoned R1 in Ada County, and is
located at the SWC of N. Black Cat Rd. and W. Cherry Ln.
Adjacent Land Use & Zoning:
North: W. Cherry Lane & rural residential properties, zoned RUT in Ada County
East: N. Black Cat Road and SFR properties, zoned R-4 & R-8
South: Rural residential property, zoned RUT in Ada County
West: Agricultural property, zoned RUT in Ada County
History: None
Comprehensive Plan FLUM Designation: MDR
Summary of Request: The applicant has applied to annex & zone a total of 9.76 acres of land with an R-8 zoning district consistent
with the FLUM of MDR for this site. A CUP is also requested for a church use in the R-8 zoning district.
There are 2 existing homes on the site that are proposed to be removed; the existing outbuildings are proposed to remain as accessory
structures for the church to be used for storage of maintenance equipment.
A site plan was submitted that depicts the proposed project developing in 2 phases. The 1 st phase will consist of a 28,457 s.f. church
facility, which will include a centralized foyer & main worship space, administrative office, nursery room, meeting rooms & fellowship
gathering room. There will also be an unfinished gymnasium, kitchen and meeting rooms. The 2nd phase will include a 5,883 s.f.
addition to the south side of the building.
ACHD is requiring additional ROW to be dedicated for the Black Cat/Cherry intersection project. There is an existing access via Cherry
Ln. that is proposed to be removed & relocated to the west property line for shared access with the property to the west. There are 2
existing accesses via Black Cat; the northern access is proposed to be shifted to align with W. Thorn Creek St. on the east side of
Black Cat & the southern access is proposed to be removed.
A minimum 25' wide street buffer & 5' wide detached sidewalk is required along Black Cat Rd. & Cherry Ln.; and internal parking lot
landscaping is required as shown on the landscape plan. A 10' wide multi -use regional pathway is required along the southern
boundary of the site adjacent to the Ten Mile Creek; landscaping and bollard lighting is required along the pathway in accord with UDC
standards.
Building elevations were submitted for the future church building; building materials are proposed to consist primarily of stucco w/stone
veneer wainscot.
As a provision of annexation, staff recommends a DA is required to tie future development of the site to the terms in the staff report.
Written Testimony: Randy Havertield, Applicant's Representative (in agreement w/staff report)
Staff Recommendation: Approval w/conditions
Notes:
STAFF REPORT
TO:
FROM:
SUBJECT:
Hearing Date: January 15, 2015
(Continued from: December 18, 2014)
Mayor & City Council
Sonya Watters, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
AZ -14-014; CUP -14-019 — Sulamita Church
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
EIDIANRC
�J
The applicant, Architecture Northwest, has submitted an application for annexation and zoning (AZ)
of 9.76 acres of land with an R-8 zoning district designation. A conditional use permit (CUP) is also
proposed for a church in the R-8 zoning district. See Section IX of the staff report for more
information.
IL SUMMARY RECOMMENDATION
Staff recommends approval of the proposed AZ and CUP applications in accord with the conditions
of approval in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit D.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City
Council of File Numbers AZ -14-014 & CUP -14-019, as presented in the staff report for the hearing
date of January 15, 2015, with the following modifications: (Add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City
Council of File Numbers AZ -14-014 & CUP -14-019, as presented during the hearing on January 15,
2015, for the following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Numbers AZ -14-014 & CUP -14-019 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 site is located at the southwest corner of N. Black Cat Road and W. Cherry Lane at 4973 W.
Cherry Lane, in the NE '/4 of Section 9, Township 3 North, Range 1 West. (Parcel #:
S1209110210)
B. Owner(s):
Sulamita Church
1021 N. W. 8`h Street
Meridian, 1D 83642
Sulamita Church AZ -14-014; CUP -14-019 PAGE 1
C. Applicant:
Randy Haverfield
224 16th Avenue South
Nampa, ID 83651
D. Representative:
Same as applicant
E. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject application is for annexation and zoning and conditional use permit. A public hearing
is required before the Planning & Zoning Commission and City Council on these applications,
consistent with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: December 1, and 15, 2014; December 29, 2014 and
January 12, 2015 (re -notice)
C. Radius notices mailed to properties within 300 feet on: November 21, 2014; December 18, 2014
(re -notice)
D. Applicant posted notice on site(s) on: December 4, 2014
VI. LAND USE
A. Existing Land Use(s) and Zoning: This site consists of rural residential/agricultural property,
zoned RUT in Ada County.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: W. Cherry Lane and rural residential properties, zoned RUT in Ada County
2. East: N. Black Cat Road and single-family residential properties, zoned R-4 and R-8
3. South: Rural residential property, zoned RUT in Ada County
4. West: Agricultural property, zoned RUT in Ada County
C. History of Previous Actions: None
D. Utilities:
1. Location of sewer: A sanitary sewer main intended to provide service to the proposed site
currently exists in N. Black Cat Road.
2. Location of water:. Domestic water main intended to provide service to the proposed site
currently exists in N. Black Cat Road and W. Cherry Lane.
3. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: The Ten Mile Creek runs along the southern boundary of this site;
there is also an irrigation ditch that crosses this site.
2. Hazards: Staff is not aware of any hazards that exist on this property.
4. Flood Plain: A portion of this site along the southern property boundary adjacent to the Ten
Mile Creek lies within the Meridian Floodplain Overlay District.
Sulamita Church AZ -14-014; CUP -14-019 PAGE 2
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject property is designated Medium Density Residential (MDR) on the Future Land Use Map
(FLUM) contained in the Comprehensive Plan.
MDR areas are characterized by relatively low densities and a predominance of single-family and
two -unit housing types emphasizing ownership opportunities. Smaller two, three, or four unit
apartment buildings may be compatible in an MDR area, but large apartment buildings or apartment
complexes are not. In general, MDR areas should be protected from encroachments of higher density
or higher intensity uses. MDR areas should include a mix of housing types that achieve an overall
average target gross density of 6 units per acre. Generally, densities should range from 4-8 units per
acre and should be designed conducive to walking with all of the housing and other uses sharing an
interconnected sidewalk and street system.
The applicant proposes to annex the subject property with an R-8 zoning district, consistent with the
MDR designation, and develop the site with a church. The proposed church use requires conditional
use approval in the R-8 zoning district per UDC Table 11-2A-2.
Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to
the proposed use of this property (staff analysis in italics):
• "Permit schools, churches, and other public and civic uses in rural areas, that are compatible
with adjacent uses." (3.05.02E)
The site for the proposed church is located on the fringe of current City limits, in a primarily
rural area of the City and the use should be compatible with adjacent residential uses.
• "Require appropriate landscaping and buffers along transportation corridor (setback,
vegetation, low walls, berms, etc.) (3.06.02F)
A minimum 25 foot wide landscape buffer is required along N. Black Cat Road and W.
Cherry Lane, both arterial streets, per UDC Table 11-2A-7. These landscape buffers are
required to be planted in accord with the standards listed in & 11-3B-7, as shown on the
landscape plan
• "Limit canal tiling and piping of ditches, creeks, and drains where public safety issues are not
of concern." (5.01.01D)
The Ten Mile Creek is a natural waterway that runs along the southern boundary of the site
and is required to be left open and not piped.
• "Improve and protect creeks (Five Mile, Eight Mile, Nine Mile, Ten Mile, South Slough, and
Jackson and Evans drainages) throughout commercial, industrial and residential areas."
(5.01.0IE)
The Ten Mile Creek is a natural amenity that should be improved and protected with
development of this site.
• "Coordinate with irrigation districts to implement the proposed pathway network along
irrigation canals, ditches, creeks, and easements." (6.02.02C)
The applicant should coordinate with both Settler's Irrigation District and the City Parks
Department to implement the segment of the pathway network that lies on this site along the
Ten Mile Creek.
• "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)
Sulamita Church AZ -14-014; CUP -14-019 PAGE 3
There is an existing driveway access to the subject site via W. Cherry Lane and two existing
driveway accesses via N. Black Cat Road for the existing homes. The access on Cherry is
proposed to be removed and a new access is proposed to be shared with the property to the
west. The northern access via N. Black Cat Road is proposed to remain and be reconstructed
in alignment with W. Thorn Creek Street on the east side of Black Cat Road, and the southern
driveway is proposed to be removed. With removal of one access and relocation and proposal
of a shared access, the number of access points will be reduced with development of this site.
• "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)
City services are available and will be extended with the development of the site in accord
with UDC 11-3A-21.
VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of Zone: Per UDC 11-2A-1, the purpose of the residential districts is to
provide for a range of housing opportunities consistent with the Meridian comprehensive plan.
Residential districts are distinguished by the allowable density of dwelling units per acre and
corresponding housing types that can be accommodated within the density range. The medium
density residential (R-8) district allows a maximum gross density of 8 dwelling units per acre.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-6 lists the principal permitted
(P), accessory (A), conditional (C), and prohibited (-) uses in the R-8 zoning district. Any use not
explicitly listed, or listed as a prohibited use is prohibited. The proposed use of the property for a
church is listed as conditional use in the R-8 zoning district.
C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Table 11-2A-6 for the R-8 zoning district.
D. Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed
in UDC Table 11-2A-6 for the R-8 zoning district.
E. Off -Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6 for non-
residential uses.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
1. Annexation & Zoning
The applicant has applied to annex and zone a total of 9.76 acres of land with an R-8 zoning
district.
The legal description submitted with the application, included in Exhibit C, shows the boundaries
of the property proposed to be annexed and rezoned. The property is contiguous to land that has
been annexed into the City to the west and east and is within Meridian's Area of City Impact
boundary.
The City may require a development agreement (DA) in conjunction with an annexation pursuant
to Idaho Code section 67-651 IA. In order to ensure the site develops as proposed with this
application, staff recommends a DA as a provision of annexation with the provisions included in
Exhibit B.
Sulamita Church AZ -14-014; CUP -14-019 PAGE 4
Because the Future Land Use Map (FLUM) designation for this property is Medium Density
Residential (MDR), Staff believes the proposed R-8 zoning is appropriate for this property as
discussed above in Section VII.
2. Conditional Use Permit
The applicant requests conditional use approval of a church in the R-8 zoning district as required
by UDC Table 11-2A-2.
Specific Use Standards: The proposed use is subject to the specific use standards listed in UDC
11-4-3-6, Church or Place of Religious Worship, as follows: "Schools, child daycare services,
meeting facilities for clubs and organizations, and other similar uses not operated primarily for
the purpose of its congregation may be permitted to the extent the activity is otherwise permitted
in the district."
Site Plan: A site plan was submitted as shown in Exhibit A.2 that depicts the proposed project
developing in two phases. The first phase will consist of a 28,457 square foot (s.£) church
facility, which will include a centralized foyer and main worship space, administrative office,
nursery room, meeting rooms and fellowship gathering room. There will also be an unfinished
gymnasium, kitchen and meeting rooms. The second phase will include a 5,883 square foot
addition to the south side of the building. A floor plan is included in Exhibit A.2.
Dimensional Standards: Staff has reviewed the proposed site plan for compliance with the
dimensional standards listed in UDC Table 11-2A-6 for the R-8 zoning district and found the
existing accessory structures and proposed church structure are in compliance with these
standards.
A 25 -foot wide landscape street buffer is required along N. Black Cat Road and W. Cherry Lane,
both arterial streets, as shown on the site and landscape plans. The maximum building height
allowed in the R-8 district is 35 feet.
Existing Structure(s): There are two existing homes and associated outbuildings on this site.
Both of the homes are proposed to be removed but the outbuildings are proposed to remain as
accessory structures for the church (see demolition plan in Exhibit A.2). Removal of the
dwellings should take place prior to issuance of any building permits on the site. The structures
that are proposed to remain should be screened from the street and adjacent properties with sight
obscuring fencing.
Right -of -Way (ROW) Improvements: ACHD is requiring the applicant to improve W. Cherry
Lane with a 7 -foot wide detached sidewalk per the applicant's proposal, and dedicate additional
ROW to total 53.5 feet of ROW from centerline for the N. Black Cat Road/W. Cherry Lane
intersection project which is listed in the ACHD Capital Improvement Plan (CIP) for construction
in 2017-2021.
A 7 -foot wide detached sidewalk is also required along N. Black Cat Road per the applicant's
proposal, and additional ROW is required to be dedicated to total 59 feet of ROW from centerline
for the N. Black Cat Road/W. Cherry Lane intersection widening project.
Vehicular Access: There is one existing access via W. Cherry Lane that is proposed to be
removed and relocated to the west property line for shared access with the property to the west.
There are two existing accesses via Black Cat Road; the northern access is proposed to be shifted
to align with W. Thorn Creek Street on the east side of Black Cat and the southern access is
proposed to be removed. Staff recommends access is restricted to those points shown on the site
plan and as approved by ACRD.
Sulamita Church AZ -14-014; CUP -14-019 PAGE 5
A recorded easement granting cross -access to the property to the west (parcel #S1209110307)
should be submitted to the City with the Certificate of Zoning Compliance application for
construction of the church.
A new gravel driveway is proposed for access to the accessory structures off of the paved
driveway via N. Black Cat Road. Typically driveways are required to be paved; however, because
this driveway will be infrequently used to access lawn care and maintenance equipment stored in
the buildings, the driveway may be constructed with a dustless material including but not limited
to asphalt, concrete, pavers, bricks, or recycled asphalt in accord with UDC 11 -3C -5B; gravel is
not allowed. The landscape plan should be revised accordingly.
Landscaping: A landscape plan was submitted with this application for the subject property as
shown in Exhibit A.3.
Street buffers along W. Cherry Lane and N. Black Cat Road are depicted on the landscape plan in
accord with standards listed in UDC Table 11-2A-6 and 11 -3B -7C.
Parking lot landscaping is required to be provided in accord with the standards listed in UDC 11-
3B -8C, as depicted on the landscape plan.
Landscaping is required along pathways in accord with the standards listed in UDC 11 -3B -12C.
No landscaping is depicted on the landscape plan along the pathway adjacent to the Ten Mile
Creek; landscaping should be shown on a revised plan submitted with the Certificate of Zoning
Compliance in accord with UDC standards.
Tree Mitigation: There are several existing trees on this site. All of the trees are proposed to be
retained except for three small trees located within the proposed development area, which are
proposed to be removed; mitigation calculations are shown on the landscape plan.
The applicant should contact Elroy Huff, City Arborist, at 888-3579 to schedule an appointment
to confirm mitigation requirements prior to removal of any trees on the site. Mitigation
information should be included on a revised landscape plan submitted with the Certificate of
Zoning Compliance application in accord with UDC 11-3B-1OC.5.
Sidewalks: The UDC (11-3A-17) requires minimum 5 -foot wide detached sidewalks to be
provided along all arterial streets. The site plan depicts a 7 -foot wide detached sidewalk along the
entire frontage of W. Cherry Lane and along the N. Black Cat Road frontage that lies north of the
proposed driveway access to the site; the sidewalk should be extended from the driveway to the
southern property boundary.
Pathways: A regional pathway is designated on the Master Pathways Plan on this site along the
north side of the Ten Mile Creek. The proposed site/landscape plans depicts a 10 -foot wide
pathway easement along the creek; a 10 -foot wide pathway should be depicted within the
easement and constructed with development of this site in accord with the Plan. A separate
pedestrian easement should be submitted to the Park's Department for approval by City Council
and subsequent recordation.
The multi -use pathway is required to be illuminated with a four -foot tall bollard style or other
appropriate lighting source, unless otherwise waived by the Director in accord with UDC 11 -3A -
8H. Such lighting shall be shielded from adjoining residences.
A minimum 5 -foot wide internal pedestrian pathway is required to be provided from the
perimeter sidewalk along W. Cherry Lane to the main building entrance as depicted on the plans.
The internal pathway should be distinguished from the vehicular driving surface through the use
of pavers, colored or scored concrete or bricks in accord with UDC 11 -3A -19A.4.
Sulamita Church AZ -14-014; CUP -14-019 PAGE 6
Parking: Based on the overall square footage of the proposed building (28,457 s.f.), a minimum
of 57 parking spaces are required to be provided per UDC 11 -3C -6B. A total of 191 parking
spaces are depicted on the site plan in compliance with UDC requirements.
Parking stalls and drive aisles are required to comply with the dimensional standards listed in
UDC Table 11-3C-5. Parking stalls should be a minimum of 9 feet wide by 19 feet long with a
25 -foot wide drive aisle for 2 -way traffic. Parking stalls may be reduced to 9 feet wide by 17 feet
long if the adjacent landscaped area or sidewalk is widened an additional 2 feet to allow for
vehicle overhang. The site and landscape plans should be revised to comply with these standards.
Bicycle parking is also required to be provided on the site in accord with the standards listed in
UDC 11 -3C -5C and 11 -3C -6G. Based on the number of parking spaces proposed, a minimum of
8 bicycle spaces are required. A bicycle rack is depicted on the site plan and should accommodate
at a minimum, the number of spaces required by the UDC.
Utilities: Street lighting is required to be installed within and adjacent to the development in
accord with the City's adopted standards, specifications and ordinances. All development is
required to connect to the City water and sewer system unless otherwise approved by the City
Engineer in accord with UDC 11-3A-21.
Pressurized Irrigation (PI): An underground PI system is required to be provided to the site in
accord with UDC 11-3A-15.
Storm Drainage: A storm drainage system is required for the development in accord with the
City's adopted standards, specifications and ordinances. Design and construction shall follow best
management practice as adopted by the City in accord with UDC 11-3A-18.
Waterways: The Ten Mile Creek runs along the southern boundary of this site and an irrigation
ditch crosses this site. All ditches are required to be piped unless waived by City Council in
accord with UDC 11 -3A -6A. The Ten Mile Creek is required to be left open as a natural
waterway in accord with UDC 11 -3A -6A.
Floodplain: A portion of this site along the southern boundary lies within the Meridian
Floodplain Overlay District. Prior to any development occurring in the Overlay District a
floodplain permit application, including hydraulic and hydrologic analysis is required to be
completed and submitted to the City and approved by the Floodplain Administrator per MCC 10-
6.
Building Elevations: The applicant submitted building elevations for the future church building
as shown in Exhibit A.4. Building materials are proposed to consist primarily of stucco with stone
veneer wainscot and an asphalt shingle roof with hardiplank fascia.
All structures are required to comply with the design standards listed in UDC 11-3A-19 and the
guidelines in the Meridian Design Manual. Staff has reviewed the proposed elevations and found
the west, north, and east elevations in compliance with these standards and guidelines; however,
the south elevation does not incorporate any modulation in the facade as required by UDC 11 -3A -
19A.1. Because the second phase will include an addition on the south side of the structure
constructed in Phase I, staff does not recommend the southern elevation proposed in Phase I is
modified; however, the addition proposed in Phase 2 should incorporate modulation on the south
elevation in accord with UDC 11-3A-19A.1a. The proposed floor plan included in Exhibit A.2 for
Phase Il is not approved. The applicant did not submit a time estimate of when the second phase
would be constructed as it will be funded by donations.
All ground level mechanical equipment is required to be screened to the height of the unit as
viewed from the property line. All rooftop mechanical equipment is required to be screened as
viewed from the farthest edge of the adjoining right-of-way.
Sulamita Church AZ -14-014; CUP -14-019 PAGE 7
Fencing: All fencing is required to comply with the standards listed in UDC 11 -3A -6B and 11-
3A-7. No new fencing is proposed; there is some existing fencing around the existing accessory
structures that is proposed to remain.
Existing barbed wire fencing is depicted around the existing accessory structures that is proposed
to remain. The UDC (11 -3A -7A) prohibits barbed wire fencing; therefore, it should be removed.
A small portion of existing wood fencing is also proposed to remain, which is allowed. Staff
recommends new sight obscuring fencing is installed around the outbuildings to screen them from
the street and adjacent properties.
Any fencing constructed along the Ten Mile Creek should not prevent access to the waterway in
accord with UDC 11 -3A -6B.
Trash Enclosure: A trash enclosure is depicted on the site plan. A detail of the enclosure should
be submitted with the Certificate of Zoning Compliance application and the applicant should
address whether or not a recycling container is proposed. Bob Olson with Republic Services
requests the applicant contact him at 345-1265 to discuss the location of the trash enclosure.
Certificate of Zoning Compliance (CZC): The applicant is required to obtain approval of a
CZC application for the proposed use from the Planning Division prior to issuance of building
permits.
Design Review: The applicant is required to obtain approval of a Design Review application for
the proposed site design and structure from the Planning Division prior to issuance of building
permits for this site. This application may be submitted concurrently with the CZC application.
In summary, Staff recommends approval of the proposed annexation and conditional use permit
request for this site with a development agreement and the recommended conditions listed in
Exhibit B of this report in accord with the findings contained in Exhibit C.
X. EXHIBITS
A. Drawings/Other
1. Vicinity Map
2. Proposed Site Plan (dated: November 2014), Demo Plan and Floor Plan
3. Proposed Landscape Plan (dated: November 2014)
4. Proposed Elevations (dated: November 2014)
B. Agency & Department Comments/Conditions
C. Legal Description & Exhibit Map for Annexation Boundary
D. Required Findings from Unified Development Code
Sulamita Church AZ -14-014; CUP -14-019 PAGE 8
A. Drawings
1. Vicinity Map
Exhibit A Page 1
2. Proposed Site Plan (dated: November 2014), Demo Plan and Floor Plan
R Ou",.. LAM■
ADlACEN' ►!FORNY. I., IM14Y 111. (Y"AGTOIWD) ZGelD RUT
firm I
NfCyEP�ITE PLAN 10
SITE R CAP
MA.q M� .t♦IY Nfl qIf MYY
law ME
w1•HWtN MRMV
�Y lYlYyw.r�
YM aMro�tir. MrM NR.�
6flY W
�R'IOIl4
CArr•CMFfN
�iNgM N
}NIUIi1HM
' J
M� 3f
OWNER CONTACT INi0.
� t TE NOTES
f.�Yt� NfAIluM1Y 14 a.MaO
a� w�nsawew+r�
•w�c+urYw+c..w sroe
r��r r�Ysr.A.r
■ OYIWISN LAME _
ADJACENT FROERRTY, WV49 FAMILY OY/a.LEi6 OUWACUOP) ZOMP RJT
S11V DEMOLITION SITE ELAN
-3-
SITS RECAP
IR MAS •IYMIRIA�/�1
M+Y�MIrw� M
M1I M.w/ll� IIM
�Y11M_
��r�Y�Y,ee
��MI���wOtNwlYw�
Yw�YMfiMY�w
MI�IYwr.�MYew Ie�iY/Y
�y�.�.wwwYwwa
y�y��www� �Y�w� YM��Y�INMw
i1M1�Y1� •r+wrw+wl
�wl�� 11�MIw Y�Y Yw �YMw
/R����Afw�YM�IYYw
w��„wMIw�Y�YwIl��
•.r.�w�ar�wwY�.
NMrlYAylO�wA1
Fr�MIwYM�
!M\Y�WIIt
��OIIYiAMOYw1YO�R
rC
l
g SAPS
PLAN
A -1.O
UNPINIBMED I w- I w -m �\
i�
'DNA$ 11 ONE
1400 ar.
UNFINIGHED
XJAN ,VEL FLOOR PLAN
The configuration of
the Phase II footprint
is not approved
PMABi TWO
6.408 &F.
-4-
2w &F.
3. Proposed Landscape Plan (dated: November 2014)
P,LANDtGAPE PLAN
-5-
® aaw�a�Lrraewr.
0 rrwr+r�os w�r+r..
,O �w�aarraaaarrr.w
[.� =�+wnaurwrawrrw�srw
CSX! wr st.r.e eew...
AaAMiLK
waa��iaiweaea.wnwnw
awaeaaar
® a.whow.sww
® ■ur�rrLaruLLas>.a«wa.a..
O YtuFOLC+��«MMR
Nurr.ar.�rawwr
OWNER CONTACT INFO.
sem.2
-�
,+, m...
LANDSCAPE NOTIS
I�MaM-aaww—
LE
�IM�iwL��.
MO. rTILL�.lIWr1
RW
•gyIp WE
INII�'111A�kali—�t�'
w r aaw. w w
•+►wswe. r aar. .. w
arm, w ar w r
w aar. w an
.cw.awr. w a.a w w
RI=
n
41.0
4. Proposed Elevations (dated: November 2014)
KEYNOTES
w.r r
0 ra iiw
a ---
Q) wwr.rra
.,�.
MJL,EVVATION
t.OR_T*,Nrp£,l£VAT1O11 m
v:
9H Ha, HH ��'!ll
-6-
B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS/CONDITIONS
1. PLANNING DEPARTMENT
1.1 Comments and Site Specific Conditions of Approval
Annexation & Zoning Comments
1.1.1 A Development Agreement (DA) is required as a provision of annexation of this property. Prior
to the annexation ordinance approval, a DA shall be entered into between the City of Meridian,
the property owner(s) at the time of annexation ordinance adoption, and the developer.
After the annexation application is approved by the City Council, the applicant shall pay a fee of
$303.00 to the Planning Division to initiate the DA process. The DA will then be drafted by the
City Attorney's office and transmitted to the application for signature. The applicant shall sign
the DA and return it to the City within two (2) years of the City Council granting approval of the
annexation Findings. The DA shall, at minimum, incorporate the following provisions:
a. Access to the site is restricted to those access points shown on the site plan in Exhibit A as
approved with this application by the City of Meridian and Ada County Highway District.
b. A recorded easement granting cross -access to the property to the west (parcel #S1209110307)
shall be submitted to the City with the Certificate of Zoning Compliance application.
c. Future development of this site shall be generally consistent with the site plan, landscape plan
and building elevations shown in Exhibit A and the conditions listed in the staff report.
d. The southern fagade of the building addition to be constructed in Phase II shall incorporate
modulations in the facade in accord with the design standards listed in UDC 11 -3A -19A and
the design guidelines listed in the Meridian Design Manual.
e. A minimum ten (10) foot wide multi -use pathway is required to be constructed along the
north side of the Ten Mile Creek in accord with the Pathways Master Plan. Landscaping is
required along the pathway in accord with the standards listed in UDC 11 -3B -12C.
f. The Ten Mile Creek shall remain open and not be piped.
Conditional Use Permit Conditions of Approval
1.1.2 The site plan included in Exhibit A.2 dated November 2014 shall be revised as follows:
a. Depict a 10 -foot wide multi -use pedestrian pathway along the north side of the Ten Mile
Creek in accord with the Pathways Master Plan.
b. The driveway to the existing accessory structures is required to be constructed with a dustless
material including but not limited to asphalt, concrete, pavers, bricks, or recycled asphalt in
accord with UDC 11 -3C -5B.
c. The sidewalk along the frontage of the site on N. Black Cat Road shall be extended to the
south property boundary.
d. Parking stalls and drive aisles are required to comply with the dimensional standards listed in
UDC Table 11-3C-5.
1.1.3 The landscape plan included in Exhibit A.3 dated November 2014 shall be revised as follows:
a. Depict a 10 -foot wide multi -use pedestrian pathway along the north side of the Ten Mile
Creek in accord with the Pathways Master Plan and landscaping along the pathway in accord
with the standards listed in UDC 11 -3B -12C.
-7-
b. The applicant should contact Elroy Huff, City Arborist, at 888-3579 to schedule an
appointment to confirm mitigation requirements prior to removal of any trees on the site.
Include mitigation information on the plan in accord with UDC 11-3B-1OC.5 after meeting
with Elroy Huff.
c. Parking stalls and drive aisles are required to comply with the dimensional standards listed in
UDC Table 11-3C-5.
d. The multi -use pathway is required to be illuminated with a four -foot tall bollard style or
similar lighting source. Such lighting shall be shielded from adjoining residences, per UDC
11 -3A -8H unless otherwise waived by the Director.
e. Sight -obscuring fencing shall be installed around the perimeter of the existing outbuildings
that are proposed to remain for screening from Black Cat Road and adjacent properties.
1.1.4 A minimum 5 -foot wide detached sidewalk is required to be constructed along the entire frontage
of the site along W. Cherry Lane and N. Black Cat Road per UDC 11-3A-17.
1.1.5 All ground level mechanical equipment is required to be screened to the height of the unit as
viewed from the property line. All rooftop mechanical equipment is required to be screened as
viewed from the farthest edge of the adjoining right-of-way.
1.1.6 Low pressure sodium lighting shall be prohibited as an exterior lighting source on the site.
1.1.7 The applicant shall design and construct the multi -use pathways consistent with the location and
specifications (Chapter 3) set forth in the Meridian Pathways Master Plan unless otherwise
approved by the Parks and Recreation Director.
1.1.8 Prior to any development occurring on the site within the Overlay District, a floodplain permit
application, including hydraulic and hydrologic analysis is required to be completed and
submitted to the City and approved by the Floodplain Administrator per MCC 10-6.
1.1.9 The applicant shall comply with the specific use standards listed in UDC 11-4-3-6, Church or
Place of Religious Worship.
1.1.10 The developer shall construct all proposed fencing and/or any fencing required by the UDC,
consistent with the standards as set forth in UDC 11-3A-7 and 11 -3A -6B. The existing barbed
wire fencing on the site is prohibited and shall be removed.
1.1.11 The Ten Mile Creek shall be improved and protected with development of this site.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the applicable district listed in UDC
Chapter 2 District regulations.
1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets.
1.2.3 Construct on -street bikeways on all collector streets as set forth in UDC 11-3A-5.
1.2.4 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
1.2.5 Construct the pathway and adjoining fencing and landscaping consistent with the standards as set
forth in UDC 11 -3A -7A7 and 11 -3B -12C respectively.
1.2.6 Install lighting consistent with the provisions as set forth in UDC 11-3A-11.
1.2.7 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A-
15, UDC 11-313-6 and MCC 9-1-28.
-8-
1.2.8 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.2.9 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-313-5J.
1.2.10 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-313-5I,
11 -3B -8C, and Chapter 3 Article C.
1.2.11 Construct the required landscape buffers consistent with the standards as set forth in UDC 11 -3B -
7C (streets) and 11-313-9C (adjoining use).
1.2.12 Construct storm water integration facilities that meet the standards as set forth in UDC 11 -3B -
11C.
1.2.13 Construct all parkways consistent with the standards as set forth in UDC 11 -3A -17E, 11-3G-3135
and 11-313-7C.
1.2.14 Protect any existing trees on the subject property that are greater than four -inch caliper and/or
mitigate for the loss of such trees as set forth in UDC 11-313-10.
1.2.15 Provide bicycle parking spaces as set forth in UDC 11 -3C -6G consistent with the design
standards asset forth in UDC 11 -3C -5C.
1.2.16 Comply with the off street loading space requirements as set forth in UDC 11-3C-8.
1.2.17 Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A-12.
1.2.18 Construct a berm or berm and wall combination consistent with the standards in UDC 11 -3H -4D.
1.2.19 Construct a multi -use pathway and install pedestrian lighting and landscaping consistent with
UDC 11-31-1-40.
1.2.20 Construct a multi -use pathway consistent with standards in UDC 11-31-14C.
1.2.21 Construct all required landscape areas used for storm water integration consistent with the
standards as set forth in UDC 11-3 B-11 C.
1.2.22 Comply with the structure and site design standards, as set forth in UDC 11-3A-19 and the
guidelines set forth in the City of Meridian Design Manual.
1.2.23 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
1.2.24 Comply with the outdoor storage as an accessory use standards as set forth in UDC 11-3A-14.
1.2.25 100 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. Applicant shall also include the location of any existing street
lights in the development plan set. Street lighting is required at intersections, corners, cul-de-sacs,
and at a spacing that does not exceed that outlined in the Standards. The contractor's work and
materials shall conform to the ISPWC and the City of Meridian Supplemental Specifications to
the ISPWC.
1.3 Ongoing Conditions of Approval
1.3.1 The conditional use may only be transferred or modified consistent with the provisions as set
forth in UDC 11 -5B -6G. The applicant shall contact Planning Division staff regarding any
proposed modification and/or transfer of ownership.
1.3.2 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a
minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the
area.
-9-
1.3.3 The applicant shall have an ongoing obligation to maintain all pathways.
1.4 Process Conditions of Approval
1.4.1 No signs are approved with this application. Prior to installing any signs on the property, the
applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3
Article D and receive approval for such signs.
1.4.2 The conditional use approval shall be null and void if the applicant fails to 1) commence the use
within two years as set forth in UDC 11 -5B -6F1 or 2) gain approval of a time extension as set
forth in UDC 11-5B-6174.
1.4.3 Unless specifically approved by Council through a Development Agreement, all non -conforming
uses shall cease prior to issuance of the CZC and/or final plat approval on the subject property.
1.4.4 Prior to Certificate of Occupancy, the applicant shall submit a public access easement for the
multi -use pathways along the Ten Mile Creek to the Park's Department for approval by City
Council and subsequent recordation.
1.4.5 The applicant shall submit and obtain approval of a Certificate of Zoning Compliance application
and Design Review from the Planning Division prior to submittal of building permit application.
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 The applicant shall be responsible for the construction of water and sewer mains from their
current points of connection to and through the proposed development, this may entail looping a
water main through the site from W. Cherry Lane to N. Black Cat Road. Determination of this
requirement will be made by means of computer modeling during the review of the civil design
plans submitted as part of the building package.
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/sewermains 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 11" 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.
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.
-11-
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 ACRD. 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 lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not
exceed that outlined in the Standards. 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 887-2211.
3. POLICE DEPARTMENT
3.1 The Police Department had no comments on this application.
4. FIRE DEPARTMENT
4.1 Any newly installed Fire Department connections for sprinkler or standpipes will require locking
Knox box plugs.
4.2 Based on the size of new construction and the location of the sprinkler room in relation to the address
side of the structure, the AFU may require separate Knox box locations. One being at the main,
address side entrance and the other at the entrance to the sprinkler riser room.
4.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance
with International Fire Code Section (IFC) 508.5.4 as follows:
a. Fire hydrants shall have the 4 'h" outlet face the main street or parking lot drive aisle.
b. Fire hydrants shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
-12-
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be placed 18" above finished grade to the center of the 4 %2" outlets.
g. Fire hydrants shall be provided to meet the requirements of IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
4.4 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28' inside and
48' outside, per International Fire Code Section 503.2.4.
4.5 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
have a clear driving surface of 20' in width capable of supporting an imposed weight of 75,000
GVW, per International Fire Code Section 503.2.
4.6 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth
in International Fire Code Section 304.1.2.
4.7 Fire lanes, streets, and structures (including the canopy height of mature trees) shall have a
vertical clearance of 13'6 as set forth in International Fire Code Section 503.2.1.
4.8 Operational fire hydrants, temporary or permanent street signs, and access roads with an all-weather
surface are required to be installed before combustible construction material is brought onto the site,
as set forth in International Fire Code Section (IFC) 501.4 and Meridian amendment to IFC 10-4-2J.
4.9 Commercial and office occupancies will require a fire -flow consistent with International Fire
Code Appendix B to service the proposed project. Fire hydrants shall be placed per Appendix C.
4.10 Maintain a separation of 5' from the building to the dumpster enclosure as set forth in International
Fire Code Section 304.3.3.
4.11 Provide a Knox box entry system for the complex prior to occupancy as set forth in International Fire
Code Section 506.
4.12 The first digit of the Apartment/Office Suite shall correspond to the floor level as set forth in
International Fire Code Section 505.1.
4.13 The applicant shall work with Public Works and Planning Department staff to provide an address
identification plan and a sign which meets the requirements of the City of Meridian sign ordinance
and is placed in a position that is plainly legible and visible from the street or road fronting the
property, as set forth in International Fire Code Section 505.1.
4.14 All electric gates are required to be 20' in width and equipped with a Knoxbox key switch as set
forth in International Fire Code Section 503.6 & National Fire Protection Standard 1141, Section
5.3.17.3.
4.15 There shall be a fire hydrant within 100' of all fire department connections as set forth in local
amendment to the International Fire Code 10-4-2L.
4.16 The Fire Department will require Knoxbox Fire Department Connection caps on all FDC inlets. IFC
102.9
4.17 Buildings over 30' in height are required to have access roads in accordance with the International
Fire Code Appendix D Section D105.
5. REPUBLIC SERVICES
5.1 Coordinate with Republic Services on location of trash enclosure.
5.2 Address whether or not recycling will be provided for on the site.
-13-
6. PARKS DEPARTMENT
6.1 A pathway is required along the north side of the Ten Mile Creek in accord with the Pathways
Master Plan.
6.2 Mitigation is required for any healthy trees being removed from the site in accord with the
standards listed in UDC 11-313-10C. The applicant shall contact Elroy Huff, City Arborist, at
888-3579 to schedule an appointment to confirm mitigation requirements prior to removal
of any trees on the site.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Site Specific Conditions of Approval
7.1.1 Improve Cherry Lane with 7 -foot wide detached concrete sidewalk, and dedicate right-of-way to
total 53.5 -feet from centerline.
7.1.2 Improve Black Cat Road with 7 -foot wide detached concrete sidewalk, and dedicate right-of-way
to total 59 -feet from centerline.
7.1.3 Close the existing driveway on Cherry Lane and replace with 7 -foot wide detached concrete
sidewalk.
7.1.4 Construct a 30 -foot wide curb return type driveway on Cherry Lane located approximately 559 -
feet west of Black Cat Road.
7.1.5 Close the driveway on Black Cat Road south of Thorn Creek and replace with 7 -foot wide
concrete sidewalk.
7.1.6 Reconstruct one 35 -foot wide driveway as a curb return type driveway aligned with Thorn Creek
Street.
7.1.7 Enter into a license agreement for any landscaping located within ACHD right-of-way or
easement areas abutting the site.
7.1.8 Payment of impacts fees are due prior to issuance of a building permit.
7.1.9 Comply with all Standard Conditions of Approval.
7.2 Standard Conditions of Approval
7.2.1 All proposed irrigation facilities shall be located outside of the ACHD right-of-way (including all
easements). Any existing irrigation facilities shall be relocated outside of the ACHD right-of-way
(including all easements).
7.2.2 Private Utilities including sewer or water systems are prohibited from being located within the
ACHD right-of-way.
7.2.3 In accordance with District policy, 7203.3, the applicant may be required to update any existing
non-compliant pedestrian improvements abutting the site to meet current Americans with
Disabilities Act (ADA) requirements. The applicant's engineer should provide documentation of
ADA compliance to District Development Review staff for review.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
-14-
7.2.5 A license agreement and compliance with the District's Tree Planter policy is required for all
landscaping proposed within ACHD right-of-way or easement areas.
7.2.6 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.7 It is the responsibility of the applicant to verify all existing utilities within the right-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days
prior to breaking ground within ACHD right-of-way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
7.2.8 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
7.2.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable ACHD
Standards unless specifically waived herein. An engineer registered in the State of Idaho shall
prepare and certify all improvement plans.
7.2.10 Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
7.2.11 No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of ACHD. The burden shall be upon the applicant to obtain written confirmation of
any change from ACHD.
7.2.12 If the site plan or use should change in the future, ACHD Planning Review will review the site
plan and may require additional improvements to the transportation system at that time. Any
change in the planned use of the property which is the subject of this application, shall require the
applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time
unless a waiver/variance of the requirements or other legal relief is granted by the ACHD
Commission.
-15-
C. Legal Description & Exhibit Map for Annexation Boundary
F SMS
_. IDAHO
' SURVEY
GROUP
Project No. 14-141
1450 Est Watertown St
Sake 130
Med", Idaho 83642
Picone (208) 046.8570
Fax (208) 884-5399
August 14, 2014
Revised November 19, 2014
DESCRIPTION FOR
CITY OF MERIDIAN ANNEXATION
SULAMITA, INC. PROPERTIES
A parcel of land being located In the NE 1/4 of the NE 1/4 of Section 9, T.M.,
RAW., B.M., Ada County; Idaho more particulary described as follows:
BEGINNING at the NE corner of said Section 9 from which the N1/4 corner of
said Section 9 bears North 89°36'00" West, 2649.94 feet;
thence along the East boundary line of said Section 9 South 00°01'36" West,
712.35 feet;
thence leaving said East boundary line North 88.15'00" West, 354.00 feet;
thence North 72"59'30" West, 199.19 feet;
thence North 70°39'30" West, 76.82 feet to the SW corner of said Parcel 2;
thence North 00001'36" East, 622.14 feet to a point on the North boundary One of
said Section 9
thence along said North boundary line South 89036'00" East, 616.86 feet to the
REAL POINT OF BEGINNING containing 9.76 acres, more or less.
Prepared by:
Idaho Surveyproup, P.C.
Gregory G. Carter, P.L.S.
S:USG ProlWs"acked Lot ConwIdelon 14-1411Docwnsn1z'Aw ex91on ParoW.doc
-16-
1/4 S 4 BASIS OF BEARING W CHERRY LANE S 4 5 3
2649.94' __^_
S 9 2033.08' B16.86 S 9 S 10
9.76 ACRES
�I
z)
I
I
1
I
t
i
x -1170'39'30"W
[/ 7tT.82'
�p WZZ:- y
JV
-N88'1S'00"W 334.00'
CENTERLINE DITCH-
20
ITCH
IDAHO %ft&%AWA7CWFRUi.
SURVEY ."„a,,,
GROUP, P.C.`1ogmmo
20 120 360
0 60 240
SCALE: 1" a 120'
ANNEXATION EXHIBIT DRAWNG FOR
SULAMITA, INC PROPERTY
toeAM Of M we 1/4 W *9 W 1/4 a MUM 0, L31. M. RN.
AOA COO M M40
-17-
Q
O
w
WIM
D. Required Findings from Unified Development Code
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation, 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 annex the subject property with an R-8 zoning district. Staff
finds the proposed use of the site as a church facility is consistent with the applicable
provisions of the Comprehensive Plan and should be compatible with existing and future
adjacent residential uses if the site is developed in accord with the conditions of approval in
Exhibit B (see section VII above for more information).
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds that the proposed map amendment to the R-8 zoning district is consistent with the
purpose statement for the residential districts as detailed in Section VIII above.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff 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. Staff
recommends that the Commission and 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,
Staff finds that the proposed zoning amendment will not result in any adverse impact upon
the delivery of services by any political subdivision providing services to this site.
e. The annexation is in the best of interest of the City (UDC 11 -5B -3.E).
Staff finds annexing this property with an R-8 zoning district is in the best interest of the
City.
3. Conditional Use Permit Findings:
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following, and may approve a conditional use
permit if they shall find evidence presented at the hearing(s) is adequate to establish:
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.
Staff finds that if the site is designed in accord with the site plan in Exhibit A and the
conditions of approval in Exhibit B, the site will be large enough to accommodate the
proposed use and meet the dimensional and development regulations of the R-8 zoning
district and the specific use standards for church facilities.
-18-
b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and
in accord with the requirements of this Title.
Staff finds that the proposed church use in the R-8 zone meets the objectives of the
Comprehensive Plan and UDC.
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.
Staff finds that the general design, construction, operation and maintenance of the church
will be compatible with existing and future residential uses in the general neighborhood and
with the existing and intended character of the vicinity and will not adversely change the
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.
Staff finds that the proposed development should not adversely affect other property in the
vicinity if the applicant complies with all conditions of approval listed in Exhibit B of this
staff report and constructs all improvements and operates the use in accordance with the UDC
standards.
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.
Staff finds that sanitary sewer, domestic water and irrigation can be made available to the
subject property. Please refer to comments prepared by the Public Works Department, Fire
Department, Police Department and other agencies.
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.
Staff finds that the applicant will pay to extend the sanitary sewer and water mains into the
site. No additional capital facility costs are expected from the City. The applicant and/or
future property owners will be required to pay impact fees.
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.
Staff finds that the proposed development will not involve uses that will create nuisances that
would be detrimental to the general welfare of the surrounding area.
Staff recognizes the fact that traffic and noise will increase with the approval of the church;
however, whenever property is developed the amount of traffic generation does increase.
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.
Staff finds that the proposed development will not result in the destruction, loss or damage of
any natural feature(s) of major importance.
-19-