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Reagan Subdivision PPs <x ~.c~ ~ri~t~€n t~ ¢rnen STAFF SUMMARY OF PLANNING AND ZONING COMMISSION RECOMMENDATION TO CITY COUNCIL Project Name: Case No(s).: Applicant: Reagan Subdivision (submitted as "ABCZ LLC") PP-04-014 Quadrant Consulting, Inc. P&Z Commission Hearing Date: June 3, 2004 Recommendation: Approve with conditions (3 ayes, 1 absent) Summary of Public Hearing: ~L'AR_l~_'a~ N ~'J.1..~ JUL U =ti 2004 a:;ititi Ofbleri~Iian Cite Clerk Office • Chuck Christensen (Quadrant Consulting), representing ABCZ, LLC (owner), testified in favor of the application. He stated that he was in agreement with all of the staff recommended conditions, except Item #15 regarding a cross access easement. Key Commission Additions/Modifications to Staff Recommendation: Commission agreed with staff and applicant that Item #15 was an error in the staff report and should be deleted. Outstanding Issues for City Council: • None BEFORE THE PLANNING AND ZONING COMMISSION IN THE MATTER OF THE REQUEST ) FOR PRELIMINARY PLAT ) APPROVAL OF EIGHT (8) ) COMMERCIAL BUILDING LOTS ON ) 6.9 ACRES IN AN I-L ZONE FOR ) REAGAN SUBDIVISION ) Case No. PP-04-014 RECOMMENDATION TO CITY COUNCIL QUADRANT CONSULTING, INC., Applicant The subject property is approximately 6.9 acres in size and is located on the north side of E. Pine Avenue, east side of Eagle Road, in Presidential Subdivision. The property is located in Section 9, Township 3 North, Range 1 East. 2. S3F, LLC and ABC2, LLC aze the current property owners of record, and Michael N. Fery has submitted notarized consent for Quadrant Consulting to submit the subject application. The Applicant is Quadrant Consulting, Inc. 4. The subject property is currently zoned I-L (Light Industrial). The zoning of I-L is defined within the City of Meridian Zoning and Development Ordinance Section 11-7-2. 5. The subject property is within the city limits of the City of Meridian. 6. The entire parcel is included within the Meridian Urban Service Planning Area as defined in the Meridian Comprehensive Plan. The Applicant proposes to develop the subject property in the following manner: An eight-lot commercial subdivision. 8. There aze no significant or scenic features of major importance that affect the consideration of this application. RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF EIGHT COMMERCIAL BUILDING LOTS ON 6.9 ACRES IN A I-L ZONE FOR REAGAN SUBDIVISION, BY QUADRANT CONSULTING, INC - PP-04-014 -Page 1 RECOMMENDATION The Meridian Planning and Zoning Commission hereby recommends to the City Council of the City of Meridian that they approve the requested Preliminary Plat as requested by the Applicant for the property described in the application, subject to the following: A. Adopt the Comments and Recommendations of the Meridian Planning & Zoning and Engineering Departments as follows: 1. Sanitary sewer and domestic water service to this site shall be via main line extension from the existing mains adjacent to the property. Subdivision designer to coordinate main sizing and routing with the Public Works Department. 2. Please submit all updated groundwater/soils monitoring data to the Public Works Department for review. All drainage areas (detention/retention basins) must be designed to ensure that water is retained only during 100- year storm events, and for a period of time not to exceed 24 hours. Side slopes within drainage areas shall not exceed 3:1. The project engineer should pay close attention to the results of field studies determining the groundwater, soil type & and characteristics during the design and construcfion phases. The engineer shall be required to certify that the street centerline elevations are set a minimum of 3-feet above the highest established normal groundwater elevation. 3. A drainage plan designed by a State of Idaho licensed azchitect 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 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. 4. Please submit a copy of the Ada County Street Name Committee's approval letter for the subdivision name, and the lot and block numbering. Make any corrections necessary to conform. 5. Coordinate fire hydrant placement with the City of Meridian Public Works RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF EIGHT COMMERCIAL BUILDING LOTS ON 6.9 ACRES IN A I-L ZONE FOR REAGAN SUBDNISION, BY QUADRANT CONSULTING, INC - PP-04-014 -Page 2 Department and the City of Meridian Fire Department. 6. 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. 7. A detailed landscape plan, in compliance with the Landscape Ordinance, shall be submitted for the subdivision with the final plat(s) application. 8. All sidewalks shall be constructed in accordance with MCC 12-5-2.K. Prior to signature of the final plat(s), all sidewalks shall be constructed or a financial guarantee that said improvements will be completed shall be provided (MCC 12-5-3). 9. 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. Final design locafions and quantity are determined after power designs are completed by Idaho Power Company. The street light contractor shall obtain design and permit from the Public Works Department prior commencing installations. 10. Developer shall coordinate mailbox locations with the Meridian Post Office. 11. 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. 12. 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. 13. Staffs failure to cite specific ordinance provisions or terms of the approved annexation/conditional use does not relieve the Applicant of responsibility for compliance. 14. Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4. B. Adopt the Recommendations of ACHD as follows: RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF EIGHT COMMERCIAL BUILDING LOTS ON 6.9 ACRES IN A I-L ZONE FOR REAGAN SUBDIVISION, BY QUADRANT CONSULTING, INC - PP-04-014 -Page 3 Site Specific Conditions of Approval 1. Comply with requirements of ITD for Eagle Road frontage. Submit to the District a letter from ITD regarding said requirements prior to District approval of the final plat or issuance of a building permit (or other required permits), whichever occurs first. Contact District III Traffic Engineer Dan Coonce at 334-8340. 2. Pave each driveway on Presidential Drive and Pine Avenue their full width and at least 30 feet into the site. 3. Install a six inch raised concrete median on Pine Avenue, on the south side of the center tum lane, from the stop bar at Eagle Road to a point 50-feet east of the first driveway on Pine Avenue. The first driveway is located approximately 175-feet east of Eagle Road. 4. Other than the access points that have been approved with this application, direct lot access to Presidential Drive and Pine Avenue is prohibited. 5. Comply with all Standard Conditions of Approval. Standard Conditions of Approval 1. Any existing irrigation facilities 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. 3. 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 are not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 5. All design and construcfion shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD 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. 7. Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF EIGHT COMMERCIAL BUILDING LOTS ON 6.9 ACRES IN A I-L ZONE FOR REAGAN SUBDIVISION, BY QUADRANT CONSULTING, INC - PP-04-014 -Page 4 8. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #198, also known as Ada County Highway District Road Impact 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 ACHD shall repair existing utilifies 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 ACHD conduits (spare 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 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. C. Adopt the Meridian Fire Department Recommendations as follows: 1. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 %" outlet face the main street or pazking 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'. 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 turnaround. 3. Provide a 20' wide Fire Lane for all internal & external roadways. RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF EIGHT COMMERCIAL BUILDING LOTS ON 6.9 ACRES IN A I-L ZONE FOR REAGAN SUBDIVISION, BY QUADRANT CONSULTING, INC - PP-04-014 -Page 5 4. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. 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 pazking only on one side. 6. Commercial and office occupancies will require afire-flow consistent with the International Fire Code to service the proposed project. Fire hydrants shall be placed an average of 300' apart. 7. The Eight (8) office/commercial lots lot will have an unknown transient population and will have an unknown impact on Meridian Fire Department call volumes. The Meridian Fire Department has experienced 2397 responses in the year 2003. According to a report completed by Fire & Emergency Services Consulting Group our requests for service aze projected to reach 2800 in the year 2005 and 3800 by the year 2010. 8. All portions of the buildings located on this project must be within 150' of a paved surface. 9. Provide exterior egress lighting as required by the Intemational Building & Fire Codes. D. Adopt the Recommendations of the Sanitary Services Company (SSC) as follows: 1. Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal prior to the public hearing. There is a concern that the required modifications may significantly impact your site design and may require a revised site plan. If the site plan is revised, contact the planner assigned to the project immediately to discuss the changes and how to proceed with the revised site plan. 2. Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal and submit stamped (approved) plans with your Certificate of Zoning Compliance (CZC) application. E. Adopt the Recommendations of the Central District Health Department as follows: 1. This proposal can be approved for central sewage & central water after written approval from appropriate entities is submitted. RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF EIGHT COMMERCIAL BUILDING LOTS ON 6.9 ACRES IN A I-L ZONE FOR REAGAN SUBDNISION, BY QUADRANT CONSULTING, INC - PP-04-014 -Page 6 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. F. Adopt the Recommendations 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 must 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 irrigation water be made available to all developments within the Nampa & Meridian Irrigation District. RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF EIGHT COMMERCIAL BUILDING LOTS ON 6.9 ACRES IN A I-L ZONE FOR REAGAN SUBDIVISION, BY QUADRANT CONSULTING, INC - PP-04-014 -Page 7 PP 04-014 MERIDIAN PLANNING & ZONING MEETING June 3, 2004 APPLICANT Quadrant Consulting, InC. ITEM NO. S REQUEST Public Hearing -- Request for Preliminary Plat approval of 8 commercial building lots on 6.9 acres in an I-L zone for Reagan Subdivision --east of North Eagle Road and south of East Presidential Drive AGENCY CITY CLERK: CITY ENGINEER: CITY PLANNING DIRECTOR: CITY ATTORNEY CITY POLICE DEPT: CITY FIRE DEPT: CITY BUILDING DEPT: CITY WATER DEPT: CITY SEWER DEPT: CITY PARKS DEPT: MERIDIAN SCHOOL DISTRICT: SANITARY SERVICES: ADA COUNTY HIGHWAY DISTRICT: CENTRAL DISTRICT HEALTH: NAMPA MERIDIAN IRRIGATION: SETTLERS' IRRIGATION: IDAHO POWER: INTERMOUNTAIN GAS: OTHER: Contacted: Emailed: COMMENTS fZe co mmer~d~ ~~~ ~ clc~ No Comment See attached Comments See attached Comments See attached Comments See attached Comments Materials presented at public meetings shall become property of the Ada County Highway District John S. Franden, President Dave E. Wynkoop 1st Vice President Susan S. Eastlake, 2nd Vice President Sherry R. Huber, Commissioner Dave Bivens, Commissioner .tii~ rv. Aaams street Garden City ID 83714-6499 Phone (208) 387-6100 FAX (208)387-6391 E-mail: May 11, 2004 p To: Quadrant Consulting,lnc. RECEIVED 405 S. 8th Street #295 MAY 14 2004 Boise, Idaho 83702 City of Meridian Subject: MPP04-014 City Clem office Reagan Subdivision n/e/c Eagle Road and Pine Avenue On May 11, 2004, the Ada County Highway District acted on your application for the above referenced project. The attached report lists site-specific requirements, conditions of approval and street improvements, which are required. If you have any questions, please feel free to contact me at 208-387-6174. Si cerely L~De~~o9 ~~~~ , Senior Development Analyst Right-of-way & Development Services, Planning Division CC: Planning & Development project file Construction Services, Drainage, Utilities City of Meridian ABCZ,LLC P.O. Box 15407 Boise. Idaho 83715 ~~ ~~t4~ Ada County Highway District Way & Development Department Planning Review Division This application does not require Commission action, and is approved at the staff level as of May 11, 2004. Tech Review for this item was held with the applicant on May 7, 2004. Please refer to the attachment for appeal guidelines. Staff contact: Lori Den Hartog, phone: 387-6174, E-mail: ldenharfogo(7achd.ada.id.us File Numbers: Reagan Subdivision-MPP04-014 Site address: n/e/c of Eagle Road and Pine Avenue Applicant: Quadrant Consulting, Inc. 405 S. 8"' Street #295 Boise, Idaho 83702 Owner: ABCZ, LLC P.O. Box 15407 Boise, Idaho 83715 Application Information: The applicant has submitted the above referenced application to the City of Meridian requesting preliminary plat approval for the development of 8 commercial lots on 6.90-acres. The site is located north of Pine Avenue and east of Eagle Road. Acreage: 6.90-acres Commercial lots: 8 Current Zoning: I-L Vicinity Map - WE s A. Findings of Fact 1. Trip Generation: On September 23, 1998, the ACHD Commission reviewed MCUP-17-98, a conditional use application for an 848,000-square foot retail shopping center on 74.74-acres. The entire site, including this portion was estimated to generate 26,950 vehicle trips per day at full build- out. This site was included as part of the original application. 2. Impact Fees: There will be an impact fee that is assessed and due prior to issuance of any building permits. The assessed impact fee will be based on the impact fee ordinance that is in effect at that time. 3. Traffic Impact Study: This site was part of a larger development that was reviewed as a conditional use permit application in 1998 (MCUP-17-98). A traffic impact study was required with that conditional use permit. This site was subsequently subdivided with Presidential Subdivision in 2000. The requirements from the submitted traffic impact study that related to this site were implemented with the approval of Presidential Subdivision. 4. Site Information: The site is currently vacant. 5. Description of Adjacent Surrounding Area: Direction Land Use Zoning North Retail I-L South Vacant I-L East Sin le-famil residential R-4 West Office & commercial I-L 6. Impacted Roadways Roadway Frontage Functional Traffic Count Level of Speed Nearest Classification Service* Limit Intersection Presidential 335' Local/Commercial 2,622 east of Eagle NIA 35 Eagle on 5/6/03 MPH Road-stop controlled Pine 650' Collector No counts available N/A 35 Eagle Road- MPH -si nalized Eagle 160' Principal Arterial 43,103 south of "F" 50 Pine Ave.-- Fairview on 419103 MPH si nalized *Acceptable level of service for a five lane artenai roaaway is t is ~ ,uuu v ~ u~. Roadway Improvements Adjacent To and Near the Site • Presidential Drive is currently improved with 2 travel lanes and turn lanes at the driveway intersections, and curb, gutter or sidewalk abutting the site. There are center landscape medians on Presidential Road abutting a portion of this site. • Pine Avenue is currently improved with 2 travel lanes and a center turn lane, bike lanes, and curb, gutter, and sidewalk abutting the site. The construction of Pine Avenue was recently completed between Cloverdale and Eagle. The road is constructed a 5-lane roadway, but is currently only striped for 3 lanes. When volumes warrant, the road will be re-striped for 5 lanes. • Eagle Road is currently improved with 4 travel lanes, a center turn lane and curb, gutter, and detached sidewalk abutting the site. There is a traffic signal at the intersection of Eagle and Pine. 8. Existing Right-of-Way • Presidential Road currently has 7D to 80-feet of existing right-of-way abutting the site. Pine Avenue currently has 98-feet of existing right-of-way abutting the site. • Eagle Road currently has 140-feet of existing right-of-way abutting the site. Eagle Road is under the jurisdiction of the Idaho Transportation Department. 9. Existing Access to the Site The site currently has two driveways on Presidential Drive, one located on the west property line and one located approximately 80-feet west of the east property line. Both driveways are in alignment with driveways on the north side of Presidential Drive. The site also has three driveways currently on Pine Avenue: aright-in/right-out driveway 175-feet east of Eagle Road, a full access driveway 340- feet east of Eagle Road, and a full access driveway 620-feet east of Eagle Road. The driveways on Pine and on Presidential were constructed in accordance with the approval of Presidential Subdivision. 10. Site History The District reviewed this site as part of a conditional use permit in 1998 fora 74-acre retail development (MCUP-17-98). Subsequently, the District reviewed this site as part of Presidential Subdivision in August 2000. The proposed driveways are in accordance with the previous approvals for Presidential Subdivision. 11. Capital Improvements PIanlFive Year Work Program There are currently no projects within this area that are scheduled in the District's Five Year Work Program or Capital Improvements Plan. B. Findings for Consideration Right-of-Way Presidential Drive District policy requires 54-feet of right-of-way on industrial/commercial roadways (Figure 72-F18). This right-of-way allows for the construction of a 3-lane roadway with curb, gutter and a 5-foot wide detached concrete sidewalks. Presidential Drive currently has between 70 to 80.feet oiright-of--way abutting the site. The existing right-of-way is sufficient; no additional right-of-way will be required to be dedicated with this application. Pine Avenue District policy requires 70-feet of right-of-way on collector roadways (Figure 72-F1 B). This right-of- way width allows for the construction of a 3-lane roadway with curb, gutter, 5-foot wide detached sidewalks and bike lanes. Pine Avenue currently has 98-feet ofright-of--way abutting the site. The existing right-of--way is sufficient; no additional right-of--way will be required to be dedicated with this application. 3 Eagle Road Eagle Road is under the jurisdiction of the Idaho Transportation Department. The applicant should contact ITD to determine what improvements and access points will be approved on Eagle Road. 2, Street Sections Presidential Drive District policy 7202.8 and 72-F1 B, requires roadways abutting commercial developments to be constructed as a 40-foot street section with curb, gutter and 5-foot concrete sidewalk within 54-feet of right-of-way. Presidential Drive is fully improved with vertical curb, gutter, and a concrete sidewalk. No additional improvements to the roadway are required with this application. Pine Avenue District policy 72-F1 B requires collector roadways to be constructed as a 46-foot street section with vertical curb, gutter and 5-foot detached (or 7-foot attached) concrete sidewalk within 70-feet of right- of-way with parking prohibited on both sides. Pine Avenue is fu1! improved with vertical curb, gutter, and a concrete sidewalk. No additional improvements to the roadway are required with this application. Eagle Road Eagle Road is under the jurisdiction of the Idaho Transportation Department. 3. Driveways Location District policy 72-F4 (1) requires driveways located on collector roadways near a signalized intersection to be located a minimum of 175-feet from the signalized intersection for afull-access driveway and a minimum of 85-feet from the signalized intersection for aright-in/right-out only driveway. District policy 72-F4 (2) requires driveways located on collector roadways near a stop controlled intersection to be located a minimum of 150-feet from the intersection for afull-access driveway and a minimum of 110-feet from the intersection for aright-in/right-out only driveway. The previously approved and now constructed driveways meet policy. The previously approved driveways are as follows: On Presidential Drive: • Afull-access driveway located on the west property line. • Afull-access driveway located 80-feet west of the east property line. On Pine Avenue: • Aright-in/right-out driveway located 175-feet east of Eagle Road. • A full-access driveway located 340-feet east of Eagle Road. A full-access driveway located 620-feet east of Eagle Road. No additional driveways are approved with this application. With the approval of the driveways for Presidential Subdivision, the applicant was required to install a raised median on Pine Avenue from the stop bar at Eagle Road to a paint 50-feet east of the first driveway'on Pine Avenue. The median has not yet been constructed, and will be required with this 4 application to ensure that the first driveway on, Pine Avenue east of Eagle Road is a right-in/right-out driveway as was previously approved. A median island shall be installed in Pine Avenue, on the south side of the center tum lane, from the stop bar at Eagle Road to a point 50-feet east of the driveway that is located 175-feet east of Eagle Road. Width District policy 7207.9.3 restricts commercial driveways with daily traffic volumes over 1,000 vehicles to a maximum width of 35-feet. Most commercial driveways will be constructed as curb-cut type facilities if located on local streets. Curb return type driveways with 15-foot radii will be required for driveways accessing collector and arterial roadways. Wdh the previous approval oiPresidential Subdivision, all of the driveways were restricted to 30-feet in width. All of the driveways have been constructed as 30-foot wide driveways. Pavin Graveled driveways abutting public streets create maintenance problems due to gravel being tracked onto the roadway. In accordance with District policy, 7207.9.1, the applicant should be required to pave the driveway its full width and at least 30-feet into the site beyond the edge of pavement of the roadway. Al! of the driveways will be required to be paved their full width and at least 30-feet into the site. 4. Cross Access The applicant has proposed to provide cross access to all of the lots within the development by means of a 30-foot wide driveway that bisects the property north to south. The District is supportive of this due to the fact that five of the lots will not have frontage on a publicly maintained road. 5. Other Access Other than the access that is specifically approved with this application, direct lot access to Presidential Drive and Pine Avenue is prohibited and notes of this should be required on the final plat. C. Special Recommendation to the City of Meridian Lots 3 through 7 do not have frontage on a publicly maintained road. The applicant has proposed a 30-foot wide driveway bisecting the property from north to south that would provide access to these lots. ACHD recommends that a note be placed on the plat stating that the driveway provides permanent cross-access to those lots. D. Site Specific Conditions of Approval Comply with requirements of ITD for Eagle Road frontage. Submit to the District a letter from ITD regarding said requirements prior to District approval of the final plat or issuance of a building permit (or other required permits), whichever occurs first. Contact District III Traffic Engineer Dan Coonce at 334-8340. 2. Pave each driveway on Presidential Drive and Pine Avenue their full width and at least 30-feet into the site. 5 3. Install a six inch raised concrete medial on Pine Avenue, on the south side of the center tum lane, from the stop bar at Eagle Road to a point 50-feet east of the first driveway on Pine Avenue. The first driveway is located approximately 175-feet east of Eagle Road. 4. Other than the access points that have been approved with this application, direct lot access to Presidential Drive and Pine Avenue is prohibited. 5. Comply with all Standard Conditions of Approval. E. Standard Conditions of Approval 1. Any existing irrigation facilities 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. 3. 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. 4. 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. 5. All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards 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. 7. Construction, use and property development shall be in conformance with all applicable requirements of the Ada Couniy Highway District prior to District approval for occupancy. 8. Payment of applicable road impact fees are required prior to building construction in accordance with Ordinance #198, also known as Ada County Highway District Road. Impact 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 ACHD 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 ACHD conduits (spare 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 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. F. Conclusions of Law The proposed site plan is approved, if all of the Site Specific and Standard Conditions of Approval are satisfied. 2. ACRD requirements are intended to assure that the proposed use/development will not place an undue burden on the existing vehicular and pedestrian transportation system within the vicinity impacted by the proposed development. Attachments 1. Vicinity Map 2. Site Plan 3. Appeal Guidelines 7 8 ~Il~ II~~I~I ~ I iI OO~.J y.e.05.p sps...s.>yE ..AE ~-~-5~2 9 C !^ py4 ^~j` ~ye9 5]9$ ~C ! 4! ~ ~ i ^E! ~ ~J~ {F~ ~!y ~e\f ~ G R ------------------- ----------------~g8 ce ~~ G^ i SR _65~ 9~ s~ ~~ ~yp 0 g~~~~ ~~9~9 ~~~~~ ~~~~~ 9 A ea~ C ~, 65 ,p ..~~. ~~ ~~..ro 3 ~ ~ ~~ ~~~~~{ ® i ~ ~ E 6 ~~~~~ ~ 9 ~~P ~€ ~~ p~ ~a§a€g~ 5q ~' ~~~~ ~~0$ ~~~~ g~~~ ~g~ ~ g~~ F ABCZLLC PRELIMINARY PLAT ^^ ~ vA6cE7. OF uN6 /nCi17EO M INE Sw I/1 M' 711E NW I/1 ^^Qu a d r a n t ne eenmmu a mruauu x Nr1o~5t 6INOE 1 FAST 6015E ... _ _.. . _ _ i _ _ Request for Appeal of Staff Decision Appeal of Staff Decision: The Commission shall hear and decide appeals by an applicant of the final decision made by the ROWDS Manager when it is alleged that the ROWDS Manager did not properly apply this section 7101.6, did not consider all of the relevant facts presented, made an error of fact or law, abused discretion or acted arbitrarily and capriciously in the interpretation qr enforcement of the ACHD Policy Manual. a. Filing Fee: The Commission may, from time to time, set reasonable fees to be charged the applicant for the processing of appeals, to cover administrative costs. b. Initiation: An appeal is initiated by the filing of a written notice of appeal with the Secretary of Highway Systems, which must be filed within ten (10) working days from the date of the decision that is the subject of the appeal. The notice of appeal shall refer to the decision being appealed, identify the appellant by name, address and telephone number and state the grounds for the appeal. The grounds shall include a written summary of the provisions of the policy relevant to the appeal and/or the facts and law relied upon and shall include a written argument in support of the appeal. The Commission shall not consider a notice of appeal that does not comply with the provisions of this subsection. c. Time to Reply: The ROWDS Manager shall have ten (10) working days from the date of the filing of the notice of appeal to reply to the notice of the appeal, and may during such time meet with the appellant to discuss the matter, and may also consider and/or modify the decision that is being appealed. A copy of the reply; and any modifications to the decision being appealed will be provided to the appellant prior to the Commission hearing on the appeal. d. Notice of Hearing: Unless otherwise agreed to by the appellant, the hearing of the appeal will be noticed and scheduled on the Commission agenda at a regular meeting to be held within thirty (30) days following the delivery to the appellant of the ROWDS Manager's reply to the notice of appeal. A copy of the decision being appealed, the notice of appeal and the reply shall be delivered to the Commission at least one (1) week prior to the hearing. e. Action by Commission: Following the hearing, the Commission shall either affirm or reverse, in whole or part, or otherwise modify, amend or supplement the decision being appealed, as such action is adequately supported by the law and evidence presented at the hearing. 9 MAYOR Tammy de Weerd CITY COUNCIL MEMBERS Shaun Wardle William L M. Nary Charles M. Rountree Keith Bird f 'i . ~,Q ,~' CITY OF ~~~ ~.~Vl eY1G~1G~Yl R 11 _ IDAHO vim; LEGAL DEPARTMENT (208) 466-9272 • FAX 466-4405 PARKS & RECREATION (208) 888-3579 • Fax 898-5501 PUBLIC WORKS (208) 898-5500 • Fax 887-1297 BUILDING DEPARTMENT (208) 887-2211 • Pax 887-1297 PLANNING & ZONING (208) 884-5533 • Fax 888-6854 TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian Cdy Clerk's Office Attn: Will Berg, City Clerk, by: May 27, 2004 Transmittal Date: April 27, 2004 Hearing Date: June 3, 2004 File No.: PP 04-014 Request: Preliminary Plat approval of 8 commercial building lots on 6.9 acres in an I-L zone for Reagan Subdivision By: Quadrant Consulting, Inc. Location of Property or Project: east of North Eagle Road and south of East Presidential Drive DeVid Zeremba, P/Z (No VAR, VAC, FP) David Moe, P2 (No VAR, VAC, FP) Wendy Newton-Huckabay, P/Z (No vAR vac) Michael Rohm, P/Z (No VAR, VAC, FP) Keith Borup, P2 (No VAR, VAC, FP) _ Tammy de Weerd, Mayor Bill Nary, C/C Charlie Rountree, C/C Keith Bird, C/C Sh n Wardle, C/C ater Department Sewer Department Sanitary Service (No VAR, VAC, FP) - Building Department Fire Department Police Department City Attorney City Engineer City Planner P` ~', A ~~ ~~ ) Meridian School District (No FP) Meridian Post Office (FP/PPoMy) Ada County Highway District Ada County Development Services Central District Health Nampa Meridian Irrig. District Settlers Irrigation District Idaho Power Co. (FP/PP onry) Owest (FP/PP only) Intermountain Gas (FP/PP only) Bureau of ReGamation (FP/PP oMy) Idaho Transportation Department (No FP) Ada County Land Records (FP/PP onry) Meridian Development Corporation RECEIVED „ .,;_. r MAY 0 ~ 2004 ;~~~~,'~~±; ~ ~.TEIt DEPT. City rOf~~M.keridiazi 33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (20~)~$8'4~t3'3' Office City Clerk Office Fax (208) 888-4218 Human Resources Fax (208) 884-8723 Finance & Utility Billing Fax (208) 887-4813 Historical Preservation Commission CENTRAL •• DISTRICT HEALTH DEPARTMENT Rezone # Conditional Use # CENTRAL DISTRICT HEALTH DEPARTMENT Return to: Environmental Health Division ^ Boise ^ Eagle Pr`el~ ary /Final /Short Plat ^ Garden City ~.Nleridian ^ Kuna ^ ACZ ^ Star ^ 1. We have No Objections to this Proposal. MAY - s ~~~ City of Meridian ^ 2. We recommend Denial of this Proposal. City Clem Office ^ 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal. ^ 4. We will require more data concerning soil conditions on this Proposal before we can comment. ^ 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of: ^ high seasonal ground water ^ waste flow characteristics ^ or bedrock from original grade ^ other ^ 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or surface waters. ^ 7. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and ~/ water availability 0~.8. After writt~approval from appropriate entities are submitted, we can approve this proposal for: entral sewage ^ community sewage system ^ community water well interim sewage central water ^ individual sewage ^ individual water ~9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare, Division of Environmental Quality: central sewage ^ community sewage system ^ community water sewage dry lines central water 0. Run-off is not to create a mosquito breeding problem. ^ 11. This Department would recommend deferral until high seasonal ground water can be determined if other considerations indicate approval. ^ 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State Sewage Regulations. ^ 13. We will require plans be submitted for a plan review for any: ^ food establishment ^ swimming pools or spas ^ child care center ^ beverage establishment ^ grocery store ~tL14. Please see attached stormwater management recommendatations Date: I O 1© i^ 115. Reviewed By: Review Sheet coHO voo i~ CENTRAL •• DISTRICT PI'rHEAL D E PA RTM TH ENT MAIN OFFICE • 707 N. ARMSTRONG PL. • BOISE, ID 83704-0825 • (208) 375-5211 • FAR 327-8500 To prevent and 6'ea! dise¢se and disability; to promote hea!!hy lifestyles; and m prolecl and promote fhe Ireallh and quality ojoar environmert(. STORM WATER MANAGEMENT RECOMMENDATIONS It is recommended that storm water be pre-treated prior to discharge to the subsurface to prevent impact to ground water and surface water quality. The engineers and architects involved with the design of this project should obtain current best management practices for storm water disposal and design a storm water management system that is preventing groundwater and surface water degradation. Manuals that could be used for guidance are: State of Idaho Catalog of Stormwater Best Management Practices For Idaho Cities and Counties. Prepared by the Idaho Department of Environmental Quality, July 1997. Stormwater Best Management Practices Guidebook. Prepared by City of Boise Public Works Department, May-2000. um.rza. oaos Serving Valley, Elmore, Baise, and Ada Counties Ada /Boise County Office Elmore County Office Valley County Office 707 N. Armstrong PI. 520 E. 8th St. North 703 N. 1st St. Boise, ID 83704 Mountain Home, ID 8364' P.0. Box 144E Enviro. Health: 327-7499 Envim. Health: 587-9225 Mdall, ID 53638 Family Planning: 327-7400 Family HeaRh: 587-0407 Ph, 634-7194 Immunizations: 327-7450 WIC 587-4409 FAX: 634-2174 Senior Nutrition: 327-7460 FAX; 587-3521 WIC: 327-7485 FAX: 327-8500 72a.~r~ia ~ 71t~~id~a~ ~Ifiru:ylatfa~ 2~r.~,f~ii~ 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 i2114ay, 2004 RECEIVED William G. Berg Jr. MAY 17 2004 Clty Clerk City of Meridian City Of Meridian City Clerk Office Meridi~i, TC1 ` 83642 RE: Reagaa Snbdivision Dear Will: Phones: Area Code 208 OFFICE: Nampa 466-7861 SHOP: Nampa 466-0663 Nampa & Meridian Irrigation District requires a Land Use Change Application be filed for review prior to final platting. Flease contact Donna Moore at 466-7861 for further information. All laterals and waste ways must be protected. All municipal surface drainage must be retained on site. If any municipal surface drainage leaves the site, the Nampa & Meridian Iirigation District must review drainage plans. The developer must comply with Idaho Code 31-3805. It is recommended that irrigation water be made available to all developments within the Nampa & Meridian Irrigation District. Sincerely, ~~ John P. Anderson Water Superintendent NAMPA & MERIDIAN Il2RIGATION DISTRICT JPA/dbg C: Boazd of Directors Secretary/Treasurer -Asst. Water Superintendent Rider 4 .File ,..z, APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS - 40,000 ~ & ~~ COPY 1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395 FAX # 208-463-0092 RECEIVED Chuck Christensen MAY 17 2004 Quadrant Consulting 405 S. 8'" Street, Suite 295 City of Meridian City Clerl~ Office Boise, ID 83702 RE: Land Use Change Application - Dear Mr. Christensen: Phones: Area Code 208 OFFICE: Nampa 466.7861 SHOP: Nampa 466-0663 Enclosed please find a Land Use Change Application for your use to file with the Irrigation Distridt for its review on the above-referenced development. If this development is under a "rush" to be finalized, I would recommend that you submit a cashier's check, money order or cash as payment of the fees in order to speed the process up. If you submit a company or personal check, it must clear the bank before processing the application. Should this development be planning a pressure urban irrigation system that will be owned, operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P. Anderson, Water Superintendent for the Irrigation District, concerning the installation of the pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate the process of contractual agreements between the owner or developer and the Irrigation District for the ownership, operation and maintenance of the pressure urban irrigation system. If you have any questions concerning this matter, please feel free to call on me at the District's office, or John P. Anderson, at the District's shop. Sinc rely, ~ ~ ~ ~~ Donna N. Moore, Asst. Secretary/Treasurer NAMPA & MERIDIAN IRRIGATION DISTRICT DNM/smc cc: File Water Superintendent Will Berg, City Clerk, Meridian City ABCZ, LLC, P O Box 15407, Boise, ID 83715 Andy Simonds, P O Box 15407, Boise, ID 83715 enc. APPROXIMATE IRRIGABLE ACRES RIVER FLOW RIGHTS - 23,000 BOISE PROJECT RIGHTS - 40,000 17 May 2004 MAYOR Tammy de Weerd CITY COUNCIL MEMBERS Shaun Wardle William L. M. Nary Charles M. Rountree Keith Bird ,.~ CITY OF #~rl~l C~Ileri~icn ll IDAHO V ~; LEGAL DEPARTMENT (208) 466-9272 • FAX 466-4405 PARKS & RECREATION (208) 888-3579 • Fax 898-SSOI PUBLIC WORKS (208) 898-5500 • Fax 887-1297 BUILDING DEPARTMENT (208) 887-2211 • Fax 867-1297 PLANNING & ZONING (208) 684-5533 • Fax 888-6854 TRANSMITTALS TO AGENCIES FOR COMMENTS ON DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN To insure that your comments and recommendations will be considered by the Meridian Planning and Zoning Commission, please submit your comments and recommendations to Meridian City Clerk's Office Attn: Will Berg, City Clerk, by: May 27, 2004 Transmittal Date: April 27, 2004 Hearing Date: June 3, 2004 File No.: PP 04-014 Request: Preliminary Plat approval of 8 commercial building lots on 6.9 acres in an I-L zone for Reagan Subdivision By: Quadrant Consulting, Inc. Location of Property or Project: east of North Eagle Road and south of East Presidential Drive David Zaremba, P/Z (No VAR, VAC, FP) David Moe, P/Z (No VAR, VAC, FP) Wendy Newton-Huckabay, P/Z (No VAR, VAC) Michael Rohm, P2 (No VAR, VAC, FP) Keith Bonlp, P/Z (No VAR, VAC, FP) Tammy de Weerd, Mayor Bill Nary, C/C Charlie Rountree, C/C Keith Bird, C/C Shaun Wardle, C/C Water Department Sewer Department Sanitary Service (No VAR, VAC, FP) Building Department Fire Department Police Department City Attorney City Engineer Planner Parks Department Meridian $Ch001 DIStrtCt (No FP) Meridian Post Office (FP/PP oNy) Ada County Highway District Ada County Development Services Central District Health Nampa Meridian brig. District Settlers Irrigation District Idaho Power Co. (FPiPP onty) Qwest (FP/PP onty) Intermountain Gas (FP/PP only) Bureau of Reclamation (FP/PP only) Idaho Transportation Department (No FP) Ada County Land Records (FPiPP onty) Meridian Development Corporation Historical Preservation Commission Your Concise Remarks: 1 - 4~i I ~` ~~ viw=rL~i;ai7! 33 EAST IDAHO AVENUE • MERIDIAN, IDAHO 83642 • (208) 888-4433 City Clerk Office Fax (208) 888-4218 Human Resources Fax (208) 884-8723 Finance & Utility Billing Fax (208) 887-4813 MAYOR Tammy de Weerd CITY COUNCIL MEMBERS Keith Bird William L.M. Nary Shaun Wardle Charles M. Rountree f CrN OF C~ri~i~-,ri t1 IDAHO ~¢ L ~- ~~3-0 ~~'~ ADDENDUM STAF REPORT: P&Z Hearing Date: June 3, 2004 To: P&Z Commission, Mayor & City Council ~ 1~ t~ i~ ~~~) ~~ From: Brad Hawkins-Clark, Principal City Planner ~"' •; iE r Bruce Freckleton, Engineering Tech III ~ `" CITY OF MERIDIAN Re: Reagan Subdivision '.`IT`{ C(FRK C7~'=1('~ Request for Preliminary Plat Approval of Eight (8) Commercial Building Lots on 6.9 Acres in an I-L Zone by Quadrant Consulting, Inc. (File# FP-04-014) We have reviewed this submittal and offer the following additional 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: AGENCY COMMENTS 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 'k" outlet fa¢ 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'. 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 turn around. 3. Provide a 20' wide Fire Lane for all internal & external roadways. 4. Operational fire hydrants and temporary or permanent street signs are required before combustible construction begins. 5. The roadways shall be built to Ada County Highway Standards and shall have a clear driving PP-04-014 Reagan Sub.pp.doc P&Z Commission, Mayor & City Council Hearing Date: Tune 3, 2004 Page 2 of 2 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 pazking only on one side. 6. Commercial and office occupancies will require afire-flow consistent with the International Fire Code to service the proposed project. Fire hydrants shall be placed an average of 300' apart. 7. The Eight (8) office/commercial lots lot will have an unknown transient population and will have an unknown impact on Meridian Fire Department call volumes. The Meridian Fire Deparment has experienced 2397 responses in the year 2003. According to a report completed by Fire & Emergency Services Consulting Group our requests for service are projected to reach 2800 in the yeaz 2005 and 3800 by the yeaz 2010. 8. All portions of the buildings located on this project must be within 150' of a paved surface. 9. Provide exterior egress lighting as required by the International Building & Fire Codes. Sanitary Services Co. 1. Please contact BIll Gregory at SSC (888-3999) for detailed review of your proposal prior to the public hearing. There is a concern that the required modifications may significantly impact your site design and may require a revised site plan. If the site plan is revised, contact the planner assigned to the project immediately to discuss the changes and how to proceed with the revised site plan. 2. Please contact Bill Gregory at SSC (888-3999) for detailed review of your proposal and submit stamped (approved) plans with your certificate of zoning compliance application. Meridian Parks Department 1. The Pazks Department has no concerns with the site design as submitted with the application. PP-04-014 Reagan Sub.pp.doc MAYOR Tammy de Weerd CITY COLRJCIL MEMBERS Keith Bird William L.M. Nary Shaun Wartlle Chazles M. Roumree -~,~ ,~'' CITY OF ~.~'Vt BYI~lI~"17 ll IUAHO ~~ I~c (..p-~-~~-1 ~~~ STAF REPORT: P&Z Hearing Date: June 3, 2004 To: P&Z Commission, Mayor & City Council RE C L' ~ V L` l From: Brad Hawkins-Clazk, Principal City Planner ~ ,JUN U ~ "L~1~4 Bruce Freckleton, Engineering Tech III Re: Rea an Subdivision ~;4ty Of Nleridiarl g i7ity Clerk Office Request for Preliminary Plat Approval of Eight (8) Commercial Building Lots on 6.9 Acres in an I-L Zone by Quadrant Consulting, Inc. (File# FP-04-014) We have reviewed this submittal and 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 & LOCATION The applicant, Quadrant Consulting, Inc., has applied for Preliminary Plat (PP) approval of an eight lot commercial subdivision on 6.9 acres in the existing, platted Presidential Subdivision. This is a re-subdivision of three (3) of the four (4) existing lots already recorded for Presidential Subdivision. The site is located on the south side of E. Presidential Drive, immediately south of Meridian Crossroads Shopping Center, in an existing I-L (Light Industrial) zone. This property is designated "Commercial" on the 2002 Comprehensive Plan Land Use Map. The Meridian City Council granted three (3) Variances on the property in 2001. One Variance request was to omit the requirement for the Eagle Road landscape buffer to be on a separate common lot. The second Variance request was to reduce the Eagle Road landscape buffer width from 35 feet to 20 feet. The third Variance request was to reduce the minimum buffer width between incompatible land uses from 25 feet to 20 feet. Staff recommends approval of the application with the comments and. conditions stated in this report. LOCATION AND SURROUNDING LAND USES The subject property is located approximately 1/2 mile south of the intersection of Fairview avenue and Eagle Road. The following uses surround the subject property: PP-l)4-014 Reagan Sub.pp.doc P&Z Commission, Mayor & City Council Hearing Date: Tune 3, 2004 Page 2 of 4 North -Commercial use, zoned I-L. Meridian Crossroads South -Undeveloped Commercial land, zoned I-L West - Gemtone Center No. 1 (Blue Cross of Idaho), zoned I-L. East -Crossroads Subdivision, zoned R-4. PRELIMINARY PLAT FINDINGS AND REQUIREMENTS Sections 12-3-3 J.2 and 12-3-5 D 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; Staff finds the subdivision to be in conformance with the City's adopted Comprehensive Plan. The Future Land Use Map depicts the property as "Commercial" which allows for the proposed subdivision. b. The availability of public services to accommodate the proposed development; Staff finds that public services, including water, police, and fire, are available to accommodate the proposed development. c. The continuity of the proposed development with the capital improvement program; Staff finds that the subdivision will not require the expenditure of capital improvement funds. Since the proposed subdivision is a resubdivision of previously platted lots, services, as mentioned above, are already available to the site. d. The public fmancial capability of supporting services for the proposed development; Staff fmds that the development will not require major expenditure of public funds for providing supporting services. Since the proposed subdivision is a resubdivision of a previously platted lot, services, as mentioned above, are already available to this site. e. The other health, safety or environmental problems that may be brought to the Commission's attention. Staff finds that there should not be any other health, safety or environmental problems associated with this subdivision to be brought to the Council or Commission's attention that have not been addressed previously. PP-04-014 Reagan Sub.pp.doc P&Z Commission, Mayor & City Council Hearing Date: June 3, 2004 Page 3 of 4 SPECIAL CONSIDERATION Future Pazkine: As a way of notifying the applicant of future site plan review comments, staff points out that what is envisioned to be a centrally located commercial driveway within the development should have no parking directly off of the aisle. Parking is not a plat issue, however we wanted to raise this for the applicant's benefit when preparing lot layouts, etc. CONDITIONS OF PRELIMINARY PLAT Sanitary sewer and domestic water service to this site shall be via main line extension from the existing mains adjacent to the property. Subdivision designer to coordinate main sizing and routing with the Public Works Department. 2. Please submit all updated groundwater/soils monitoring data to the Public Works Department for review. All drainage areas (detention/retentionhasins) must be designed to ensure that water is retained only during 100-yeaz storm events, and for a period of time not to exceed 24 hours. Side slopes within drainage areas shall not exceed 3:1. The project engineer should pay close attention to the results of field studies determining the groundwater, soil type & and chazacteristics during the design and construction phases. The engineer shall be required to certify that the street centerline elevations aze set a minimum of 3-feet above the highest established normal groundwater elevation. A drainage plan designed by a State of Idaho licensed azchitect or engineer is required and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street pazking areas. Storm water treatment 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 standazds 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. 4. Please submit a copy of the Ada County Street Name Committee's approval letter for the subdivision name, and the lot and block numbering. Make any corrections necessary to conform. Coordinate fire hydrant placement with the City of Meridian Public Works Department and the City of Meridian Fire Department. 6. 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. PP-04-O14 Reagan Sub.pp.doc P&Z Commission, Mayor & City Council Hearing Date: June 3, 2004 Page 4 of 4 A detailed landscape plan, in compliance with the Landscape Ordinance, shall be submitted for the subdivision with the final plat(s) application. 8. All sidewalks shall be constructed in accordance with MCC 12-5-2.K. Prior to signature of the final plat(s), all sidewalks shall be constructed or a financial guazantee that said improvements will be completed shall be provided (MCC 12-5-3). 9. 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. Final design locations and quantity are determined after power designs are completed by Idaho Power Company. The street light contractor shall obtain design and permit from the Public Works Department prior commencing installations. 10. Developer shall coordinate mailbox locations with the Meridian Post Office. 11. 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. 12. 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. 13. Staffls failure to cite specific ordinance provisions or terms of the approved annexation/conditional use does not relieve the Applicant of responsibility for compliance. 14. Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4. 15. Ten days prior to City Council, submit a revised plat depicting a minimum 25' cross access easement and a vehicle turnaround. Meridian Fire Department STAFF RECOMMENDATION Staff recommends approval of the preliminary plat for Reagan Subdivision with the above stated comments & conditions. PP-04-014 Reagan Sub.pp.doc