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RECOMMENDATION TO CITY COUNCIL
Project Name: Southstone Subdivision
Case No(s).: AZ-04-006, PP-04-008
Applicant: Pinnacle Engineers
P&Z Commission Hearing Date: April 15, 2004
Recommendation: Approve with conditions.
Summary of Public Hearing:
The applicant's representative, Dave McKinnon, testified in favor of the application.
No members of the public testified.
Key Commission Additions/Modifications to Staff Recommendation:
• The Commission modified a condition to require a cross access agreement with the
property to the north. A shared parking agreement will not be required with the
subject property to the north. A condition was also added requiring the applicant to
move the subject property's northern access point to the west and submit revised
plans depicting this change ten days prior to the City Couhcil hearing.
Outstanding Issues for City Council:
• When the Planning and Zoning Commission recommended approval of the
annexation and zoning application for Southstone subdivision, the Planning and
Zoning Commission anticipated that the Land Use Consistency Matrix (CPA-04-001)
would be approved by City Council on Apri127, 2004. The Land Use Consistency
Matrix was not approved by City Council.
Staff is recommending approval of the proposed rezone to L-O based on the subject
property's location on an arterial road and the surrounding L-O uses to the north and
south of the subject property. Staff finds that the proposed L-O development is
compatible with the surrounding L-O uses which were approved as a use exception
through the Sutherland Farms planned development application. It is staff s opinion
that the proposed L-O development is a more appropriate use for the subject property
than residential development would be due to the subject property's location on an
arterial road and surrounding L-O uses.
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE ) Case No. PP-04-008
REQUEST FOR PRELIMINARY )
PLAT FOR SOUTHSTONE ) RECOMMENDATION TO CITY
SUBDIVISION ) COUNCIL
PINNACLE ENGINEERS, )
Applicant )
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City
Council of the City of Meridian that they approve the preliminary plat as requested by the
applicant for the property described in the application, subject to the following:
1. The property is located at the northeast intersection of Eagle Road and Girdner
Lane.
2. The owners of record of the subject property are William and Shari Lewis.
3. Applicant is Pinnacle Engineers.
4. The subject property is currently zoned RUT. The zoning district of L-O is
defined within the City of Meridian Zoning and Development Ordinance, Section
11-7-2.
The Meridian Planning and Zoning Commission recognizes that the proposed
application is in compliance with the Meridian Comprehensive Plan.
A. Adopt the Special Recommendations of the Planning and Zoning Commission as
follows:
1. Modify paragraph 14, page 7 to delete the reference to a shared parking
agreement.
2. Add a paragraph 15 on page 17 stating, "Ten days prior to the next hearing the
applicant will submit a revised plat showing that the north access to the north property is
moved to the west."
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
Southstone Subdivision PP-04-008 Page 1
B. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
SITE SPECIFIC COMMENTS -Preliminary Plat:
Sanitary sewer and water service to this subdivision will be from the existing
mains installed for the Sutherland Farms project. This development shall be
subject to sanitary sewer latecomers fees. Currently the latecomer fee is $352.88
per equivalent residential unit.
2. Underground year-round pressurized irrigation must be provided to all lots within
this development (MCC 12-5-2.N). The applicant has indicated that the Nampa &
Meridian Irrigation District will own and operate the required pressurized
irrigation system within this development. 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 shall be required to utilize any existing surface or well
water for the primary source. If a surface or well source is not available, asingle-
point connection to the culinary water system shall be required. If a single-point
connection is utilized, the developer shall be responsible for the payment of
assessments for the common areas prior to signature on the final plat by the City
Engineer. An underground, pressurized irrigation system shall be installed to all
landscape areas per the approved specifications and in accordance with MCC 12-
13-8 and MCC 9-1-28. See Site Specific Condition #8 below.
3. Street signs are to be in place, water system shall be approved and activated,
pressurized irrigation system approved and activated, drainage lots constructed,
fencing installed, and road base approved by the Ada County Highway District
prior to applying for building permits. All development improvements, including
perimeter fencing and landscaping shall be installed and approved prior to
obtaining certificates of occupancy. A letter of credit or cash surety in the amount
of 110% will be required for all fencing, landscaping, pressurized irrigation,
amenities, sanitary sewer, water, etc., prior to signature on the final plat.
4. Submit any updated groundwater/soils monitoring data to the Public Works
Department for review. The project engineer should pay close attention to the
results of field studies determining the groundwater, soil type & and
characteristics during the design and construction phases. The engineer shall be
required to certify that the parking lot centerline elevations are set a minimum of
3-feet above the highest established normal groundwater elevation. This is to
ensure that the bottom elevation of the crawl spaces of structures aze at least 1-
foot above groundwater.
5. Applicant shall be required to pay Public Works development plan review, and
constructlon inspection fees, as determined during the plan review process, prior
to signature on the final plat per Resolution 02-374.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
Southstone Subdivision PP-04-008 Page 2
6. Off-street parking shall be provided in accordance with Section 11-13-5 of the
City of Meridian Zoning and Development Ordinance.
Parking and building layout are not approved with this application. Separate
Certificates of Zoning Compliance will be required for this development.
8. Paving and striping shall be in accordance with the standards set forth in Sections
11-13-4.D. and 11-13-4.E. of the City of Meridian Zoning and Development
Ordinance and in accordance with Americans with Disabilities Act (ADA)
requirements.
9. Any drainage areas (detention/retention basins) must be designed to ensure that
water will percolate or dischazge within a period of time not to exceed 24 hours
for all storms up to and including a 100-year storm event. Side slopes within
drainage aeeas shall not exceed 3:1.
10. Outside lighting shall be designed and placed so as to not direct illumination on
any nearby residenfial aeeas and in accordance with City Ordinance Section 11-
13-4.C.
11. All outdoor trash and/or garbage collection areas shall be enclosed on at least
three (3) sides in accordance with City Ordinance Section 11-12-1.C. Coordinate
trash enclosure locations and construction requirements with Sanitary Service
Company (SSC) and provide a letter of approval from SSC to the Planning &
Zoning Department prior to applying for building permits.
12. All signage shall be in accordance with the standards set forth in Section 11-14 of
the City Zoning and Development Ordinance.
13. Any tree over 4" in caliper that is removed from the property shall be replaced by
installing additional trees, being the equivalent number of caliper inches of trees
that were removed. Required landscaping trees will not be considered as
replacement trees for those trees that have to be removed.
14. Across-access agreement for between the subdivision lots and for the property to
the north of the subject property must be submitted.
15. Ten days prior to the next hearing the applicant will submit a revised plat showing
that the north access point is moved to the west.
GENERAL REQUIREMENTS - Preliminary Plat:
Submit letter from the Ada County Street Name Committee, approving the
subdivision and street names. Make any corrections necessary to conform.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
Southstone Subdivision PP-04-008 Page 3
2. Coordinate fire hydrant placement with the City of Meridian Public Works
Department.
3. Assessment fees for water and sewer service are determined during the building
plan review process.
4. Two-hundred-fifty-watt, high-pressure sodium streetlights will be required at
locations designated by the Public Works Department. All streetlights shall be
installed at subdivider's expense. Typical locations are at street intersections
and/or fire hydrants.
5. Underground, year-round pressurized irrigation must be provided to all landscape
areas on site. Please submit hook-up and design details based on the proposed
landscaping.
6. Show all existing and proposed easements for irrigation drainage facilities located
within the boundaries of this proposed development.
7. Any existing domestic wells and/or septic systems within this project will have to
be removed from their domestic service per City Ordinance Section 9-1-4 and
9-4-8. Wells maybe used for non-domestic purposes such as landscape irrigation.
8. 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 City Ordinance 12-4-13. Plans will need to be
approved by the appropriate irrigation drainage district, or lateral users
association (ditch owner's), with written approval or non-approval submitted to
the Public Works Department. If lateral users association approval can't be
obtained, plans will be reviewed and approved by the meridian City Engineer
prior to final plat signature.
9. Compaction test results must be submitted to the Meridian Building Deparhnent
for all building pads receiving engineered backfill, where footing would sit atop
fill material.
10. All construction shall conform to the requirements of the Americans with
Disabilities Act.
C. Adopt the Recommendations of the Meridian Fire Department as follows:
1. Acceptance of the water supply for fire protection will be by the Meridian Water
Department.
2. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
Southstone Subdivision PP-04-008 Page 4
a. Fire Hydrants shall have the 4'/z" outlet face the main street or parking lot
aisle.
b. The Fire hydrant shall not face a street which does not have addresses on
it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each
side of the hydrant location.
e. Fire Hydrants shall be placed on corners.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
3. All entrance and internal roads shall have a turning radius of 28' inside and
48' outside radius.
4. Provide a 20' wide Fire Lane for all internal & external roadways.
5. The roadways shall be built to Ada County Highway Standards and shall have a
clear driving surface, available at all times, which is 20' wide. Streets with less
than a 29' street width shall have no parking. Streets with less than 33' shall have
parking only on one side.
6. Fire lanes and streets shall have a vertical clearance of 13'6". This includes
mature landscaping.
7. Commercial and office occupancies will require afire-flow consistent with the
Intemational Fire Code to service the proposed project. Fire hydrants shall be
placed an average of 300' apart.
8. The proposed project lies outside the five-minute response zone goal.
Achievement of this goal is subject to budgetary constraints and is intended to
enhance the probability of a favorable outcome on a request for Basic Life
Support. The budget constraints are typically defined as capital outlay for
facilities that are located within 1.5 miles from a given location and sufficient
operational funds to staff the facilities.
9. Maintain a separation of 5' from the building to the dumpster enclosure.
10. All processes & storage practices shall be required to comply with the International
Fire Code.
11. All portions of the buildings located on this project must be within 150' of a paved
surface
12. No Pazking signs and painted curbs will be required for all Fire Lanes.
13. Provide exterior egress lighting as required by the Internafional Building & Fire
Codes.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
Southstoue Subdivision PP-04-008 Page 5
D. Adopt the Recommendations of Central District Health Department as follows:
This proposal can be approved for central sewage & central water after written
approval from appropriate entities is submitted.
2. The Applicant's central sewage and central water plans must be submitted to and
approved by the Idaho Department of Health & Welfare, Division of
Environmental Quality.
3. Run-off is not to create a mosquito breeding problem.
4. Stormwater shall be pretreated through a grassy swale prior to discharge to the
subsurface to prevent impact to groundwater and surface water quality.
5. The Engineers and architects involved with the design of the subject project shall
obtain current best management practices for stormwater disposal and design a
stormwater management system that prevents groundwater and surface water
degradation.
E. Adopt the Recommendation of Nampa & Meridian Irrigation District as follows:
1. Applicant shall apply for a land use change application prior to final platting.
2. All laterals and waste ways must be protected.
3. All municipal surface drainage should be retained on site. If any surface drainage
leaves the site, the Nampa & Meridian Irrigation District must review drainage
plans.
4. The Developer must comply with Idaho Code 31-3805.
5. NMID recommends that imgation water be made available to all developments
within the Nampa & Meridian Irrigation District.
F. Adopt the recommendations of the Ada County Highway District as follows:
Special Recommendation to the City of Meridian and the Applicant
Eagle Road is classified as a minor arterial. The applicant should be required to
provide cross access to the parcel to the north via the proposed driveway on Eagle
Road. By requiring cross access, the sites on Eagle Road will have an additional
access point and should allow for increased circulation within this area.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
Southstone Subdivision PP-04-008 Page 6
Site Specific Conditions of Approval
Dedicate 48-feet ofright-of--way from the centerline of Eagle Road abutting the
parcel by means of a warranty deed. Theright-of--way purchase and sale
agreement and deed must be wmpleted and signed by the applicant prior to
scheduling the final plat for signature by the ACHD Commission or prior to
issuance of a building permit (or other required permits), whichever occurs first.
Allow up to 30 business days to process the right-of--way dedication after receipt
of all requested material. The owner will be paid the fair market value of the
right-of--way dedicated which is an addition to existing ACHD right-of--way if the
owner submits a letter of application to the impact fee administrator prior to
breaking ground, in accordance with the ACHD Ordinance in effect at that time
(currently Ordinance #198), if funds are available.
2. Construct a minimum 5-foot wide concrete sidewalk along Eagle Road, located a
minimum of 41-feet from the centerline of the right-of--way
OR
Provide the District with a Public Right's of Way Road Trust Deposit in the
amount of $5,080.00 for the construction of a 5-foot concrete sidewalk on Eagle
Road.
3. If Easy Jet Drive has been constructed as one half of a 40-foot street section with
a minimum of 24-feet of pavement with vertical curb, gutter and 5-foot sidewalk
on the south side of Easy Jet Drive within 40-feet ofright-of--way, dedicate the
remaining 14-feet ofright-of--way and complete the remainder of the street section
(including the construction of vertical curb, gutter and a 5-foot concrete sidewalk)
on the north side of Easy Jet Drive.
4. If Easy Jet Drive has not been constructed, construct Easy Jet Drive as one half of
a 40-foot street section with a minimum of 24-feet of pavement with vertical curb,
gutter and 5-foot sidewalk on the north side of Easy Jet Drive within 40-feet of
right-of--way.
5. Construct a 30-foot wide curb return type driveway that intersects Eagle Road
approximately 210-feet north of Girdner Lane (proposed Easy Jet Drive), as
proposed. Construct the driveway with a 15-foot curb radius (minimum).
6. Construct a 25-foot curb return type driveway that intersects Girdner Lane
(proposed Easy Jet Drive) approximately 355-feet east of Eagle Road, as
proposed. Construct the driveway with a 15-foot curb radius (minimum).
7. Other than the access point that has specifically been approved with this
application, direct lot access to Eagle Road is prohibited. Notes of this restriction
shall be noted on the final plat.
8. Comply with all Standard Conditions of Approval.
RECOMMENDATION TO CITY COUNCII. OF APPROVAL OF PRELIMINARY PLAT FOR
Southstone Subdivision PP-04-008 Page 7
Standard Conditions of Approval
Any existing irrigation facilifies shall be relocated outside, of the right-of--way.
2. All utility relocation costs associated with improving street frontages abutting the
site shall be borne by the developer.
Replace any existing damaged curb, gutter and sidewalk and any that maybe
damaged during the construction of the proposed development. Contact
Construction Services at 387-6280 (with file number) for details.
4. Utility street cuts in pavement less than five years old aze not allowed unless
approved in writing by the District. Contact the District's Utility Coordinator at
387-6258 (with file numbers) for details.
All design and construction shall be in accordance with the Ada County Highway
District Policy Manual, ISPWC Standazds and approved supplements,
Construction Services procedures and all applicable ACRD Ordinances unless
specifically waived herein. An engineer registered in the State of Idaho shall
prepare and certify all improvement plans.
6. The applicant shall submit revised, plans for staff approval, prior to issuance of
building permit (or other required permits), which incorporates any required
design changes.
Construcfion, use and property development shall be in conformance with all
applicable requirements of the Ada County Highway District prior to District
approval for occupancy.
8. Payment of applicable road impact fees aze required prior to building construcfion
in accordance with Ordinance #198, also known as Ada County Highway District
Road hnpact Fee Ordinance.
9. It is the responsibility of the applicant to verify all existing utilities within the
right-of--way. The applicant at no cost to ACRD shall repair existing utilities
damaged by the applicant. The applicant shall be required to call DIGLINE (1-
800-342-1585) at least two full business days prior to breaking ground within
ACHD right-of--way. The applicant shall contact ACHD Traffic Operations 387-
6190 in the event any ACRD conduits (spaze or filled) are compromised. during
any phase of construction.
10. 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 the Ada County Highway
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
Soutbstone Subdivision PP-04-008 Page 8
District. The burden shall be upon the applicant to obtain written confirmation of
any change from the Ada County Highway District.
11. Any change by the applicant in the planned use of the property which is the
subject of this application, shall require the applicant to comply with all rules,
regulations, ordinances, plans, or other regulatory and legal restrictions in force at
the time the applicant or its successors in interest advises the Highway District of
its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to
the law in effect at the time the change in use is sought.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
Southstone Subdivision PP-04-008 Page 9