Bridgetower Gallery Sub PFPBEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN
C/C 05/04/04
IN THE MATTER OF THE REQUEST )
FOR PRELIMINARY/FINAL PLAT FOR )
RE-SUBDIVISION OF LOT 3, BLOCK 10, OF )
BRIDGETOWER CROSSING SUBDIVISION )
N0.2 INTO 3 BUILDING LOTS ON 2.63 )
ACRES IN AN R-4 ZONE FOR BRIDGE- )
TOWER CROSSING/GALLERY )
SUBDIVISION, LOCATED ON THE NORTH- )
EAST CORNER OF TEN MILE ROAD AND )
BELLTOWER DRIVE, APPROXIMATELY 1/3)
OF A MILE SOUTH OF McMILLAN ROAD, )
IN SECTION 35, TOWNSHIP 4 NORTH, )
RANGE 1 WEST, MERIDIAN, IDAHO )
PRIMELAND DEVELOPMENT, LLP, )
APPLICANT. )
CASE NO. PFP-04-002
FINDINGS OF FACT
AND
CONCLUSIONS OF LAW
AND ORDER OF
CONDITIONAL APPROVAL
OF PRELIMINARY/FINAL
PLAT
The above entitled matter coming on regularly for public hearing before the City Council
on May 4, 2004, and Anna Powell Planning Director, and Becky McKay, appeared and testified
at the hearing, and the City Council having received a report from Craig Hood for the Planning
and Zoning Department and Bruce Freckleton, Engineering Technician III, and the City Council
having received as part of the record of this matter the recommendation to City Council of the
Planning and Zoning Commission and the applicant having submitted the Plat Drawing described
as follows, "GALLERY SUBDIVISION SECTION 35, T.4N., R.1 W., B.M., MERIDIAN, ADA
COUNTY, IDHAO, PRELIMINARY PLAT, DWG.DATE 02/12/04, PROJ. NO. 40102, SHEET
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARY/FINAL PLAT -
BRIDGETOWER CROSSING SUBDIVISION NO. 2 AND 3 - (PFP-04-002)
PAGE 1 OF 7
1 OF 1 PRE, /40102-PRE.DWG, 02/12/2004, PRIMELAND DEVELOPMENT, LLP -
OWNERS OF RECORD, PRIMELAND DEVELOPMENT, LLP -DEVELOPER, BECKY
McKAY - PLANNER/CONTACT -ENGINEERS SOLUTIONS, LLP", Primeland
Development, LLP submitted for preliminary/final plat approval, and which preliminary/final
plat application is herein received and adjudged by the City Council, pursuant to Meridian City
Code, Section 12-3. Therefore the City Council makes the following findings:
FINDINGS OF FACT
That the proposed development is in conformance with the Comprehensive Plan
by reason of the fact that it lies within the existing Urban Area as defined in the Meridian
Amended Comprehensive Plan Generalized Land Use Map, Infrastructure Planning Analysis
Comprehensive Plan and Map, adopted August 6, 2002, Resolufion No. 02-382, and the property
is presently zoned R-4 (Low Density Residential District), and requires connection to the
Municipal Water and Sewer System. [see Meridian City Code, Section 11-7-2 C]
2. The preliminary plat is in conformance with the Amended Comprehensive Plan
City of Meridian adopted August 6, 2002, Resolution No. 02-382. It is found that the
subdivision to be in conformance with the Comprehensive Plan. The Future Land Use Map
designates the property as Office. Office areas are anticipated to provide opportunities for low-
impact businesses. These businesses include offices, technology and resource centers; ancillary
commercial uses may be considered.
The following Goals, Objectives, and Action items contained in the 2002 Comprehensive
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARY/FINALPLRT -
BRIDGETOWER CROSSING SUBDIVISION N0.2 AND 3 - (PFP-04-002)
PAGE 2 OF 7
Plan are applicable to this application as follows:
Chapter VII, Goal III, Objective A, Acfion item 1
Chapter VII, Goal IV, Objective D, Action item 2
Chapter VI, Goal II, Objective A, Action item 12
Chapter VII, Goal N, Objective D, Action item 5
Chapter VI, Goal II, Objective A, Action item 3
It is found that if the applicant complies with the conditions included in these Findings,
the lot configuration and overall design of the subdivision will be in general conformance with
the City of Meridian Comprehensive Plan.
The developer will be financing the extension of sewer, water, utilities and
irrigation services needed to serve the project. The primary public costs to serve the future
residents will be fire and police services. The existing Lot 3, Block 10 is currently serviceable by
city water and sewer. The applicant shall bear the cost of extending mains/service lines to each
of the individual proposed lots.
On March 12, 2004, a joint agency/department comments meeting was held with
representatives of key service providers to this property. The Meridian Fire and Police
Departments have submitted comments and conditions, which are listed in the number 2.
hereinbelow. It is found that public services can be made available to accommodate the proposed
development.
4. The developer is installing sewer, water, and utilities for the development at their
cost. It is found that the subdivision will not conflict with the capital improvement program.
5. It is found that the City and its related services are capable of servicing the
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARY/FINALPLRT -
CROSSING SUBDIVISION N0.2 AND 3 - (PFP-04-002)
PAGE 3 OF 7
proposed development. The development will not require major expenditures for providing
supporting services.
6. Staff is not aware of any health, safety or environmental problems associated with
this subdivision. There has not been identified any environmental problems that maybe
associated with the development of this site. ACHD considers road safety issues in their
analysis, and ACRD staff has recommended, with conditions, approval of the subject
subdivision.
DECISION AND ORDER
Pursuant to the City Council's authority as provided in Meridian City Code,
Section 12-3-5 and based upon the above and foregoing Findings of Fact which are herein
adopted:
TT IS HEREBY ORDERED AND THIS DOES ORDER
1. The Preliminary/Final Plat of the applicant as evidenced by "GALLERY
SUBDIVISION SECTION 35, T.4N., R.1 W., B.M., MERIDIAN, ADA COUNTY, IDHAO,
PRELIMINARY PLAT, DWG.DATE 02/12/04, PROJ. NO. 40102, SHEET 1 OF 1 PRE,
/40102-PRE.DWG, 02/12/2004, PRIMELAND DEVELOPMENT, LLP -OWNERS OF
RECORD, PRIMELAND DEVELOPMENT, LLP -DEVELOPER, BECKY McKAY -
PLANNER/CONTACT -ENGINEERS SOLUTIONS, LLP", has been submitted for
preliminary/final plat.
2. The conditions of Staffpertaining to the Preliminary/Final Plat comments are as
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARY/FINAL PLAT -
BRIDGETOWER CROSSING SUBDIVISION N0.2 AND 3 - (PFP-04-002)
PAGE 4 OF 7
set forth in the Memorandum to the Mayor and City Council from Craig Hood for Planning and
Zoning Department, and Bruce Freckleton, Engineering Technician III, dated: P & Z Hearing
Date: April 1, 2004 Transmittal Date: March 26, 2004, listing 6 Site Specific Conditions -
Preliminary and 11 Site Specific Condifions -Final Plat, and 14 Standard Plat Condifions, a true
and correct copy of which is attached hereto and marked Exhibit "A", and consisting of eleven
pages, and by this reference incorporated herein, and the response letter from Becky McKay of
Engineering Solutions dated Apri130, 2004, a true and correct copy of which is attached hereto
and marked Exhibit "B", and consisting of four pages, and by this reference incorporated herein,
and with the additional requirements from the City Council from their meeting of May 4, 2004,
and the requirements are as follows, to-wit:
2.1 Per the action of the City Council taken at their May 4, 2004 meeting, and
specifically pertaining to the staff report under Site Specific Conditions -
Final Plat, numbers 2 and 3, they shall now read as follows:
SITE SPECIFIC CONDITIONS (FINAL PLAT
2. Prior to issuance of an Occupancy permit, the drive aisle from
Belltower Drive, as well as the internal drive aisle, shall be
constructed in accordance with Meridian City Code. (Per action of
the City Council taken at their May 4, 3004 meeting.)
3. Prior to issuance of an Occupancy permit, parking in accordance
with Meridian City Codes shall be provided for each individual
building. (Per action of the City Council taken at their May 4, 2004
meeting.)
3. The final plat upon which there is contained the Certification and signature of
the City Clerk and the City Engineer verifying that the plat meets the City's requirements shall be
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARY/FINAL PLAT -
BRIDGETOWER CROSSING SUBDIVISION N0.2 AND 3 - (PFP-04-002)
PAGE 5 OF 7
signed only at such time as:
a. The Plat dimensions are approved by the City Engineer;
b. The City Engineer has verified that all off-site improvements are completed
and/or the appropriate letter of credit or cash has been issued guaranteeing the
completion of off-site and required on-site improvements; and
NOTICE OF FINAL ACTION
AND RIGHT TO REGULATORY TAKINGS ANALYSIS
The Applicant is hereby notified that pursuant to Idaho Code 67-8003, the Owner may
request a regulatory taking analysis. Such request must be in writing, and must be filed with the
City Clerk not more than twenty-eight (28) days after the final decision concerning the matter at
issue. A request for a regulatory takings analysis will toll the time period within which a Petition
for Judicial Review maybe filed.
Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code § 67-6521. An affected person being a person who has an
interest in real property which maybe adversely affected by this decision may, within twenty-
eight (28) days after the date of this decision and order, seek a judicial review as provided by
Chapter 52, Title 67, Idaho Code.
By action of the City Council at its regular meeting held on the day of
_~ 2004.
By:
Tammy a eerd
Mayor, ity of Meridian
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARY/FINAL PLAT -
BRIDGETOWER CROSSING SUBDIVISION N0.2 AND 3 - (PFP-04-002)
PAGE 6 OF 7
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and C1ty Attorney. ""/'rO °1°1I ~~
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City Clerk
Z:\Work'JNVYIeridian~Meridian 15360MIBridgetower Crossing-Gallery Sub PFP-04002~PFP FlCls.doc
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARY/FINAL PLAT -
BRIDGETOWER CROSSING SUBDIVISION NO. 2 AND 3 - (PFP-04-002)
PAGE 7 OF 7
MAYOR
Tammy de Weerd
CITY COUNCa. MEMBERS
Keith Bird
William L.M. Nary
Shaun Wardle
Charles M. Rountree
CfPY HALL
(208) 6884433 - Faz 867-0813
PUBLIC WORKS
BUa.DING DEPARTMENT
(208) 887-2211 _ Fax 898-9551
LEGAL DEPARTMENT
(208) 466-9272 -FAX 466-0405
STAFF REPORT: P & Z Hearing Date: April 1, 2004
Transmittal Date: March 26, 2004
To: Mayor, City Council and Planning & Z//o~nling Commission
From: Craig Hood, Associate City Planner C /t
Bruce Freckleton, Senior Engineering Tech.
Subject: Gallery Subdivision
Preliminary and Final Plat (PFP) Approval of Three (3) Buildable Lots on 2.63 Acres, for
Gallery Subdivision, by Primeland Development, LLP. (File No. PFP-04-002)
We have reviewed the aforementioned application and now offer the following comments, as conditions of the
applicant. These conditions shall be considered in full, unless expressly modified or deleted by motion of the
Meridian City Council.
APPLICATION SUMMARY & BACKGROUND
The applicant, Primeland Development, LLP, has applied for Preliminary/Final Plat (PFP) approval ofthree (3)
office lots on 2.63 acres. The site is located on the northeast comer of Ten Mile Road and Belltower Drive,
approximately 1/3 of a mile south of McMillan Road, in an R-4 (Low Density Residential) Zone. This property
is currently designated "Office" on the 2002 Comprehensive Plan Land Use Map.
The subject property is commonly known as Lot 3, Block 10, Bridgetower Crossing Subdivision #2. The
applicant isproposing to re-subdivide Lot 3, Block 1 Q into three new lots for Gallery Subdivision. The subject
development is eligible for a combined preliminary/final plat application because the proposed subdivision does
not exceed four lots, there are no new streets being dedicated or widened, and this development is not located
within a floodplain, hillside or the like (MCC 12-3-3).
Although this site is currently zoned R-4, CUP-Ol-006 approved office-type uses for this property as a use-
exception. Approximately 20% of the land azea within the Bridgetower Development has been set aside for
office/commercial uses. The Development Agreement for Bridgetower Crossing outlines what uses are allowed,
conditionally allowed, and prohibited on the subject site. As part of the previous approval for office uses on this
site, all building setbacks are subject to the L-O zoning setbacks, and notthe R-4 zoning setbacks. The applicant
is not requesting any modifications to setbacks or dimensional standards of the City.
EXHIBIT "A" 1 of 11
Planning & Zoning Commission/Mayor & City Council
Hearing Date: April 1, 2004
Page 2
The applicant is proposing to provide access to all three lots via a 25-foot wide drive to Belltower Drive. A
cross-access easement was platted with Bridgetower Crossing Subdivision #2 for Lots 1-3, Block 10, to use said
drive as access to the public roadway system. Other than this shared access point, no other access is proposed to
Ten Mile Road or Belltower Drive with the subject application. Staffis supportive of the proposed access to the
site. See Special Consideration "A" in the Preliminary/Final Plat Analysis below.
Staff has provided a detailed analysis and recommended conditions of approval for the requested
preliminary/fmal plat application below. Staff is recommending approval of the application, with the
conditions outlined in this report.
CURRENT OWNERS OF RECORD
Primeland Development, LLP, is the current property owner, and Frank Varialle, who is an authorized agent, has
submitted notarized consent for Engineering Solutions, LLP, to submit the subject application.
LOCATION & SURROUNDING USES
The subject property is located on the northeast corner of Ten Mile Road and Belltower Drive, approximately
1/3 of a mile south of McMillan Road, in Section 35, Township 4 North, Range 1 West.
The following uses surround the subject property:
North -Future office lots in Bridgetower Crossing, zoned R-4 /Future Meridian City well site, zoned R-4
South -Future office/commercial in Bridgetower Crossing
East - Un-platted residential phase in Bridgetower Crossing & waterfall, zoned R-4
West -Drawbridge Subdivision, zoned R-3 /Single-family residential on large lots, zoned RUT (Ada County)
PRELIMINARY/FINAL PLAT ANALYSIS
Sections 12-3-3.J.2 and 12-3-S.D of Meridian City Code read as follows: In determining the acceptance of a
proposed subdivision, the Commission/Council shall consider the objectives of this title and at least the
following:
A. The conformance of the subdivision with the Comprehensive Development Plan;
This site is currently designated as "Office" on the Comprehensive Plan Future Land Use Map
and zoned R-4. In Chapter VII of the Comprehensive Plan, "Office" areas are anticipated to
provide opportunities for low-impact businesses. These businesses include offices, technology
and resource centers; ancillary commercial uses maybe considered.
Staff finds the following Goals, Objectives, and Action items contained in the 2002
Comprehensive Plan to be applicable to this application (staffanalysis is in italics below policy):
"Require that development projects have planned for the provision of all public
services." (Chapter VII, Goal III, Objective A, Action item 1)
EXHIBIT "A" 2 of 11
Planning & Zoning Commission/Mayor & City Council
Hearing Date: April 1, 2004
Page 3
The developer provided water and sewer services to the site as a condition of the
Bridgetower Crossing approval. The planning process has also included emergency
services for this area.
"Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII,
Goal IV, Objective D, Action item 2)
"Develop methods, such as cross-access agreements, frontage roads, to reduce the
number of existing access points onto arterial streets." (Chapter VI, Goal II, Objective A,
Action item 12)
No new access points to Ten Mile Road are proposed with this application. The
previously approved access point to Belltower Drive will be shared by all of the lots in
the development. Across-access easement is currently in effect for the lots to use the
same access point.
• "Require appropriate landscape and buffers along transportation comdor (setback,
vegetation, low walls, berms, etc.)." (Chapter VII, Goal N, Objective D, Action item 5)
A 35 foot wide landscape buffer easement was platted along Ten Mile Road, an arterial
street, with the Bridgetower Crossing Subdivision #2.
• "Consider `Accommodating Bicycle and Pedestrian Travel: A Recommended Approach'
from the National Center for Bicycling and Walking in all land use decisions." (Chapter
VI, Goal II, Objective A, Action item 3)
This publication encourages jurisdictions to establish bikeway and walkway facilities
in new construction and reconstruction projects, in a manner that is safe, accessible
and convenient. There is currently sidewalk on both Ten Mile Road and Belltower
Drive abutting the site.
Staff finds that if the applicant complies with the conditions included in this report, the lot
configuration and overall design of the subdivision will be in general conformance with the City
of Meridian Comprehensive Plan.
B. The availability of public services to accommodate the proposed development;
If approved, the developer will be financing the extension of sewer, water, utilities and irrigation
services needed to serve the project. The primarypublic costs to serve the future residents will be
fire and police services. The existing Lot 3, Block 10 is currently serviceable by city water and
sewer. The applicant shall bear the cost of extending mains/service lines to each of the
individual proposed lots.
EXHIBIT "A" 3 of 11
Planning & Zoning Commission/Mayor & City Council
Hearing Date: April 1, 2004
Page 4
On March 12, 2004, a j oint agency/department comments meeting was held with representatives
of key service providers to this property. The Meridian Fire and Police Departments have
submitted comments and conditions, which are listed at the end of this report. Staff finds that
public services can be made available to accommodate the proposed development.
Staff recommends that the Commission and Council reference the comments and conditions
from the various agencies and departments, regarding their ability to adequately service this
project.
C. The continuity of the proposed development with the capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their cost,
staff finds that the subdivision will not conflict with the capital improvement program.
D. The public financial capability of supporting services for the proposed development;
Staff finds that the City and its related services are capable of servicing the proposed
development. The development will not require major expenditures for providing supporting
services. Staffrecommends that the Commission and Council reference any written and/or verbal
testimony submitted by the Meridian Police and Fire Departments with regazd to their capability
to serve the proposed development.
E. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff is not awaze of any health, safety or environmental problems associated with this
subdivision that should be brought to the Council or Commission's attention. Staff has not
identified any environmental problems that may be associated with the development of this site.
ACHD considers road safety issues in their analysis, and ACHD staff has recommended, with
conditions, approval of the subject subdivision. Staff recommends that the Commission and
Council reference any public testimony that may be presented to determine whether or not the
proposed subdivision may cause health, safety or environmental problems of which staff is
unaware.
SPECIAL CONSIDERATIONS (PRELIMINARY/FINAL PLATT
A. Access and Pazkine: As part of the CUP/PD application (CUP-Ol-006) for Bridgetower Crossing, the
developer provided a 25-foot wide cross-access easement for the office lots north of Belltower Drive.
The applicant is proposing to utilize this easement and provide access to each ofthe three new lots from
the shared access, not Ten Mile Road. See Site Specific Condition #2 in the Preliminary Plat section and
Site Specific Condition #5 in the Final Plat section below.
Drive Aisles and Parking Desien: On the submitted preliminaryplat, the applicant has depicted across-
accessand parking easement. This easement runs across all of the buildable lots, and is centrally located
EXHIBIT "A" 4 of 11
Planning & Zoning Commission/Mayor & City Council
Hearing Date: April 1, 2004
Page 5
to all of the future building pads. No buildings are proposed in this development at this time. Prior to
issuance of a Certificate of Zoning Compliance (CZC) permit, the applicant will be required to provide
access and parking to the lot(s) in compliance with City Code. The drive aisle from Belltower Drive as
well as the internal drive aisles and parking stalls will need to be constructed in accordance with MCC
11-13. The drive aisles and parking area should include turnarounds, curbing, etc. consistent with the
City's requirements. Staff is supportive ofthe general design ofthe proposed driveway. See Site Specific
Conditions #2 & #3 in the Final Plat Section below.
Cross Access A~eement: As stated above, the applicant is proposing to utilize one access point onto
Belltower Drive to serve the development. ACHD staffhas previously reviewed and approved the access
point for compliance with policy. The new lots in the development all share a driveway off the
previously approved cross-access drive aisle. The applicant is proposing to provide a new cross-access
and parking easement within the development. Therefore, the applicant should be required to delineate
the cross-access and parking easement on the face of the final plat, AND/OR record across-
parking/cross-access agreement for all of the lots within the subdivision. Maintenance ofthe parking and
drive aisles should also be provided for with a note on the plat, AND/OR a recorded document such as
CCR's. See Site Specific Condition #4 in the Final Plat section below.
Parkine on Ten Mile and Belltower Drive: Consistent with previous approval for the Bridgetower
Development, no on-street parking is allowed on Ten Mile Road or Belltower Drive. See Site Specific
Condition #3 in the Preliminary Plat section below.
B. Buildine Setbacks/Orientation: Although this site is currently zoned R-4, CUP-Ol-006 approved
office-type uses for this property as ause-exception. The Development Agreement for Bridgetower
Crossing outlines what uses are allowed, conditionally allowed, and prohibited on the subject site. All
building setbacks are subject to the L-O zoning setbacks, and not the R-4 zoning setbacks (Note #19 on
the recorded plat for Bridgetower Crossing Subdivision #2). Further, Note #19 states that building
setbacks (rear) shall be measured from the westernmost cross-access easement line. The applicant has
carried the building setback note onto the subject plat (Final Plat Note #8). Because the applicant is
proposing a new cross-access easement, this note on the Gallery Subdivision Final Plat becomes
confusing. Staff recommends that this note be clarified that the rear setbacks for this development be
measured from the westernmostcross-access easement line coming offBelltower Drive, and not the new
cross-access easement internal to the subdivision. See Site Specific Condition #6 in the Final Plat section
below.
As noted in the Drive Aisle and Parking section above, there are no buildings proposed on this site at
this time. When a Certificate of Zoning Compliance (CZC) is issued for each building in this
development, staff will not only be verifying that the setbacks are in compliance, but also that the
orientation and construction of each building is consistent with the approved photos/elevations submitted
for this site with CUP-O1-006. Even though there is no direct lot access to Ten Mile Road, staffbelieves
that the construction of the buildings should be attractive fivm Ten Mile Road and Belltower Drive. The
intent of this comment is to prevent the west and south elevafions of the future buildings from being
blank walls and looking like the back of buildings. See Site Specific Condition #1 in the Preliminary and
EXHIBIT "A" 5 of 11
Planning & Zoning Commission/Mayor & City Council
Hearing Date: April 1, 2004
Page 6
Final Plat sections below.
C. Landscape Plan: The applicant has not submitted a landscape plan for this development. All of the
required landscaping and sidewalk improvements to Ten Mile Road and Belltower Drive have been
installed with the approval of Bridgetower Crossing Subdivision #2 in 2003. With each Certificate of
Zoning Compliance (CZC) application, detailed landscape plans will be required for each lot. Said
landscape plans will be required to depict internal landscaping ofthe pazking and drive aisles, as well as
any existing landscaping on the lot/site (including Ten Mile Road and Belltower Drive).
D. Covenants. Codes. and Restrictions: The applicant has submitted a copy of the CCR's for Primeland
Subdivision with the application. Staff recommends that for maintenance and operation purposes ofthe
common areas (landscape, drive aisles, pazking, etc.), the applicant record CCR's for this development.
See Site Specific Condition #4 below.
E. Pressure hrieation: Underground yeaz-round pressurized irrigation must be provided to all lots within
this development (MCC 12-5-2.N). The applicant has indicated that the pressurized irrigation system
within this development will be owned and operate by the HOA of Bridgetower, Verona, and Gallery
Subdivisions. The City of Meridian requires that pressurized irrigation systems be supplied by a yeaz-
roundsource ofwater (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 berequired. If asingle-point connection is utilized, the developer shall
be responsible for the payment of assessments for the common azeas 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 #5 below.
F. Ditches, Laterals, and Canals: All irrigation ditches, laterals or canals, exclusive ofnatural waterways,
intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per
MCC 12-4-13. Plans will need to be approved by the appropriate irrigation drainage district, or lateral
users association (ditch owners), with written approval ornon-approval submitted to the Public Works
Department. If lateral users association approval cannot be obtained, plans will be reviewed and
approved by the City Engineer prior to final plat signature. See Site Specific Condition #6 below.
SITE SPECIFIC CONDITIONS (PRELIMINARY PLATT
1. Applicant shall meet all of the requirements of PFP-04-002, CUP-Ol-006, and Bridgetower Crossing
Subdivision #2, as a condition of the subject application.
2. Lots 1, 2, and 3, Block 1, shall utilize a common drive aisle, as proposed. Prior to issuance of a
Certificate of Zoning Compliance (CZC), the drive aisle, from Belltower Drive into the site, shall be
constructed in accordance with Meridian City Code.
3. Consistent with previous approvals for the Bridgetower Development, noon-street pazking is allowed on
Ten Mile Road or Belltower Drive.
EXHIBIT "A" 6 of 11
Planning & Zoning Commission/Mayor & City Council
Hearing Date: April 1, 2004
Page 7
4. Maintenance of all common aeeas, including but not limited to: drive aisles, parking areas, landscaping,
etc., shall be the responsibility of the Gallery Business Owners' Association.
5. Underground yeaz-round pressurized irrigation must be provided to all lots within this development
(MCC 12-5-2.N). 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 ufilized, 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-
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 MCC 12-4-13. Plans will need to
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 not be obtained, plans will be reviewed and approved by the City Engineer
prior to final plat signature.
SITE SPECIFIC CONDITIONS (FINAL PLATT
1. The applicant shall meet all of the requirements ofPFP-04-002, CUP-Ol -006, and Bridgetower Crossing
Subdivision #2, as a condition of the subject final plat.
2. Prior to issuance of an Occupancy permit, the drive aisle from Belltower Drive, as well as the
internal drive aisle, shall be constructed in accordance with Meridian City Code. (Per action of the
City Council taken at their May 4, 2004 meeting.)
Prior to issuance of an Occupancy permit, parking in accordance with Meridian City Codes shall be
provided for each individual building. (Per action of the City Council taken at their May 4, 2004
meeting.)
4. Prior to signature of the final plat by the City Engineer, delineate, on the face of the final plat, a
cross-access and pazking easement across Lots 1, 2, and 3, Block 1, AND/OR record across-
pazking/cross-access agreement for all of the lots within the subdivision to utilize a shazed drive
aisle. Maintenance of the parking and drive aisles shall also be provided for with a note on the plat,
AND/OR a recorded document such as CCR's.
5. Access to this development shall be from the existing cross-access easement recorded with
Bridgetower Crossing Subdivision #2. No direct lot or parcel access to Ten Mile Road or Belltower
Drive is approved with this application. Place a note on the final plat restricting direct lot or parcel
access to Ten Mile Road and Belltower Drive.
EXHIBIT "A" 7 of 11
Planning & Zoning Commission/Mayor & City Council
Hearing Date: April 1, 2004
Page 8
6. Clarify the wording of Note #8 so that the rear setbacks for this development should be measured
from the westernmost cross-access easement line coming off Belltower Drive, and not the new cross-
access easement internal to the subdivision.
Amend the following notes to read:
(2.) Remove note, or if known, specifically show where easements will be necessary to provide
utility services to each lot.
8. Any drainage aeeas (detention/retentionhasins) must be designed to ensure that water will percolate or
discharge within a period of time not to exceed 24 hours for all storms up to and including a 100-year
storm event. (All areas being counted toward the 10% open space amenity shall be free of "wet ponds"
or other such nuisances.)
9. Label and dimension the existing landscape easement along Belltower Drive as such.
10. A final plat shall be filed with the County Recorder within one year afrer written approval by the
Council (MCC 12-3-8). The Applicant shall have one year from the approval date of the final plat, to
begin construction of the public utilites and one year thereafter to complete construction of those
public facilities (MCC 12-2-4).
11. Staffls failure to cite specific ordinance provisions or terms of the approved Annexation, Conditional
Use Permit, Bridgetower Crossing Subdivision #2 Final Plat, or the recorded Development Agreement
does not relieve the applicant of responsibility for compliance.
STANDARD PLAT CONDITIONS:
1. Prior to signature of the final plat(s) by the City Engineer, a letter of credit or cash surety in the amount
of 110% will be required for all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc.
that has not been completed.
2. Streetlights maybe required at locafions designated by the Public Works Department. All streetlights
shall be installed at the expense of the applicant. Typical locations are at street intersections and/or fire
hydrants. Final design locations and quantity are determined afterpower designs are completed by Idaho
Power Company. The street light contractor shall obtain design and permit from the Public Works
Department prior commencing installations.
Down-shield or otherwise alter all exterior lighting, whether attached to the building or located within
the parking area, so that the light does not spill over onto adjacent properties or rights-of--way. All
parking lot lighting shall be in accordance with Ordinance 11-14-4.C.
4. A drainage plan designed by a State of Idaho licensed architect or engineer is required and shall be
submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas. Storm water treatment
EXHIBIT "A" 8 of 11
Planning & Zoning Commission/Mayor & City Council
Hearing Date: April 1, 2004
Page 9
and disposal must be designed in accordance with Department of Environmental Quality 1997
publication Catalog of Storm Water Best Management Practices for Idaho Cities and Counties and City
of Meridian standards and policies. Off-site disposal into surface water is prohibited unless the
jurisdiction which has authority over the receiving stream provides written authorization prior to
development plan approval. The applicant is responsible for filing all necessary applications with the
Idaho Department of Water Resources regarding Shallow Injection Wells. An operation and
maintenance agreement for joint drainage facilities shall be developed for inclusion in the CCR's of the
subdivision.
5. Please submit groundwater/soils monitoring data, as collected and analyzed by a soils scientist, to the
Public Works Department for review. Any drainage areas (detention/retentionbasies) must be designed
to ensure that water will percolate or dischazge with a period of time not to exceed 24-hours for all
storms up to and including a 100-year stone events. Side slopes within drainage areas shall not exceed
3:1. Any portion of a drainage area not improved with sod/grass seed (or other approved landscaping)
shall not count towards the required open space area. 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 certifythat the street centerline elevafions are
set a minimum of 3-feet above the highest established normal groundwater elevation. This is to ensure
that the bottom elevation of the building footings are at least 1-foot above groundwater.
6. Coordinate mailbox locations with the Meridian Post Office.
7. All sidewalks shall be constructed as submitted and in accordance with MCC 12-5-2.K. Prior to
signature of the final plat by the City Engineer, all sidewalks shall be constructed or a surety shall be
provided in accordance with MCC 12-5.3.
8. Submit a copy of the Ada County Street Name Committee's final approval letter for the subdivision
name, including lot and block numbering. Make any corrections necessary to conform.
9. 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 may be used for non-domestic
purposes such as landscape irrigation.
10. Compaction test results must be submitted to the Meridian Building Department for all building pads
receiving engineered backfill, where footing would sit atop fill material.
11. All signage shall be in accordance with the standards set forth in Section 11-14 of the City Zoning and
Development Ordinance. All signage is subject to design review and shall require sepazate permits.
Temporary or portable signs shall be prohibited, and will be removed upon three (3) days notice to the
applicant.
12. All building and site improvement construction shall conform to the requirements of the Americans with
Disabilities Act.
EXHIBIT "A" 9 of 11
Planning & Zoning Commission/Mayor & City Council
Hearing Date: April 1, 2004
Page 10
13. Any dumpster(s) must be screened in accordance with MCC 11-12-1.C. Trash enclosures must be built
in the location and to the size approved by the Sanitary Services Company (SSC).
14. No building or other structure shall be erected, moved, added to or structurally altered, nor shall any
building structure or land be established or change in use on this site without first obtaining a Certificate
of Zoning Compliance (CZC) from the Meridian Planning and Zoning Department (MCC 11-19-1). A
building permit shall be obtained prior to the start of construction.
Other A¢encv/Department Comments & Conditions
SANITARY SERVICES COMPANY (SSC)
1. Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal and submitted stamped
(approved) plans with your Certificate of Zoning Compliance (CZC) application(s).
MERIDIAN PARKS DEPARTMENT
1. The Parks Department has no concerns with the site design as submitted with the application.
MERIDIAN POLICE DEPARTMENT
1. The Police Department has no concerns related to the preliminary plat submitted. Please contact Chief Bill
Musser for detailed review of the future site design. Submit a stamped (approved) plans with your Certificate
of Zoning Compliance (CZC) application(s).
MERIDIAN FIRE DEPARTMENT
1. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
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 comers.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
2. The phasing plan may require that any roadway greater than 150' in length
that is not provided with an outlet shall be required to have an approved tum around.
3. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside.
4. Provide a 20' wide Fire Lane for all internal & external roadways.
5. Operational fire hydrants and temporary or permanent street signs are required before combustible
construction begins.
6. Fire lanes and streets shall have a vertical clearance of 13'6". This includes mature landscaping.
EXHIBIT "A" 10 of 11
Planning & Zoning Commission/Mayor & City Council
Hearing Date: April 1, 2004
Page 11
Commercial and office occupancies will requite afire-flow consistent with the International Fire Code to
service the proposed project. Fire hydrants shall be placed an average of 300' apart.
8. The Fire Department requests that any future signalization installed as the result of the development of this
project be equipped with Opticom Sensors to ensure a safe and efficient response by fire and emergency
medical service vehicles. This cost of this installation is to be borne by the developer
9. Maintain a separation of 5' from the building to the dumpster enclosure.
10. Provide a Knoxbox entry system for the complex if it is gated in the future.
11. Paint the curb red and provide signage "No Parking Fire Lane" at the entrance and any tumazound azeas.
12. The first digit of the Office Suite(s) shall correspond to the floor level.
13. All processes and storage practices shall be required to comply with the International Fire Code.
Staff recommends approval of the submitted Preliminary/Final Plat (PFP-04-002) application, with
the conditions listed herein.
EXHIBIT "A" 11 of 11
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6 ~v+v~+vns tUti J38 0941
ENGINEERING
PLoaa~ 8)ID -09~
SOLUTIOAIS~ 1~ $~. , ~~ B
>3-mail: es-b (208) 938-0941
~~~9west.net
Apai130, 2004
Mayox and City Council
City of Meridian '~ ~i,
33 East Idaho Avenue .L. ~,,°'°' ~~i ~T T7:~
Meridian, ID 83642 V ~'
APR 3 02004
~' Galler9 Subdivision (Final Plat)
File No. PFP-04-002 z%ity Of Meridian.
City Clerk Office
Dear Mayor and Council:
We have reviewed the recommendations for the 141ay 4, 2004 City Council meeting ~d have the
following responses:
]. The applicant will meet all the requirements ofPFP-04-002, CUP-O]-006, and
Bridgetower Crossing Subdivision No. 2.
2. The applicant will comedy.
3• The applicant will comply;
4• The applicant will oomp]y,
5• -The applicant will comply.
6' T~ applicant will comply.
S1TE ~~'CIFIC CnTTI)iTinnro
FINAL LA~'-
l ~ Bnda ~~, t w1Il meet aU the requirements of PFP-04-002, CUP-O]-006, and
6 Crossing Subd]vision No. 2.
2 The private drive from Bridgetower to the alts la iinstalled. The applicant wlII
improve the parking lot and drive aisle attar construction of the building and prior
to occupancy,
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APR 30 '04 11:11
--- ~ -- '-... ...,•,•~•~~ cn6,,neering Sotutlons
208 938 0941
Mayor and City Cowlcil
AprI130, 2004
Page 2
3. The appheaat ~Pe~YY requests that construction of the parking Iota be a
condition of occuP~c9~ not prior to isaaance of the CartiSnte of Zoning
Compliance. City Ordmanca does not contain a proviaiou requiring parldug lot
improvements to be comglated prior to CertlSeate of Zoning Compliance, Heavy
eq~ip~ment used is conatrnction of the buildings could possibly destroy the paved
4• The applioant will comply.
5• The applicant will comply,.
G. The applicant will comply.
~• The applicant will comply.
8• The applicant will comply,
9. T~ applicant will comply.
10. The applicant will comply.
ll. Noted.
SAND R pLAT CONffimrnlvr
1. The applicant will comply.
2 The applicant will comply.
3. The applicant will comply
4• The applicant will comply.
5• The applicant will comply.
6. The applicant will comply,
7. The applicant will comply,
8• The applicetlt will comply,
9. 1V/A
10. The applicant will comply.
C12004101140102V&ec~ggp~gD,~
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RPR 30 ' 04 1111
i-
-' ^•••• cn~tfleCl'lfl~ Sel UE1 OryS
208 938 0941
Mayor and City Council
? April 30, 2004
Page 3
11. The applicant will comply with the City's sign ordinance; the applicant would Jike to
reserve the right to place temporary or portable signs in accordance with the sign
ordinance.
12. The applicant will comply.
13. The applicant will comply,
14. The applicant will comply,
1 • The applica~ will comply,
2• The applicant will comply.
ANDA_T?D CONniTIONS F Art~1tOVAi
1 • The applicant will comply.
2• The applicant will comply.
3• The applicant will comply.
4• The applicant will comply.
5• the applicant will comply,
6• The applicant will comply,
~• The applicant will comply.
8• The applicant will comply.
9• The applicant will comply.
10. The applicant will comply.
11. The applicant will comply.
1• The applicant will comply.
2- The applicant will comply.
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HPR 30 '04 11:12
I
-••e-••==r arrg aoiuLians 208 938 0941
Mayor and City Cotmcil
r " April 30, 2004
Page 4
3. The applicalrt will comply,
4• The applicant will comply.
3. The applicant will cmnply.
6. The applicant will comply,
'1• The applicant will comply.
8• No signalizalion will be required to be installed as part of this development.
9• The applicant w111 comply.
10. The appliamrt will comply,
11. The applicant will comply.
12. The applicant will wmply.
13. The applicant will comply,
SANI7'ARYSERVIGES COMPANyRECO1NIlNFiyne~p~
1. The app]cant will comply.
1. The applicant will comply, fature design will meet approved Ordinances.
Please feel free do call me if you have additional commeMa or questions.
Sincerely,
$ gineeriog Solutions, ILLP
Becky M y
Partner
BM:ss
~~ Mr. Frank Varriale
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RPR 39 '04 11:12
7016 ozo nn w.
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