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HomeMy WebLinkAboutDevon Park Subdivision No. 3 PP-05-018 CUP-05-023 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER In the Matter of Devon Park Subdivision #3 a request for Preliminary Plat of 16 commercial lots and one common Lot, with a Planned Development, and Conditional Use for a Public/Quasi Public in C-G and R-40 zones by Fairview Lakes LLc. Case No(s). PP-05-018, CUP-05-023 For the City Council Hearing Date of: June 28, 2005 A. Findings of Fact 1. Hearing Facts a. A notice of a public hearing was published for two (2) consecutive weeks prior to the City Council public hearing, the first publication appearing and written notice mailed to property owners or purchasers of record within three hundred feet (300') of the external boundaries of the property. The notice of public hearing before the City Council was posted upon the property under consideration more than one week before said hearing. All other noticing was done consistent with Idaho Code §67- 6509. The matter was duly considered by the City Council at the June 28, 2005, public hearing(s). The applicant, affected property owners, and government subdivisions providing services within the planning jurisdiction of the City of Meridian were given full opportunity to express comments and submit evidence. b. Written and oral testimony was received on this matter, as reflected in the records of the City Clerk (for written testimony) and in the official meeting minutes (for oral testimony). The Planning and Zoning Commission conducted a public hearing on May 19, 2005 and issued a written recommendation on the subject matter to the City Council. c. d. The City Council heard and took oral and written testimony and duly considered the evidence and the record in this matter. 2. Process Facts a. There has been compliance with all notice and hearing requirements set forth in Idaho Code §67-6509, 6512, and Meridian City Code §§ 11-15~5 and 11-17-5 as evidenced by the Affidavit of Mailing, and the Affidavit of Publication and Proof of Posting filed with the staff report. 3. Application and Property Facts CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). PP.O5.0 18, CUp.O5.023 . PAGE 1 of 4 In addition to the application and property facts noted in the staff report and the Planning & Zoning Recommendation for the subject application(s), it is hereby verified that the property owner(s) of record at the time of issuance of these findings are Fairview Lakes LLC. 4. Required Findings per Zoning and Subdivision Ordinance a. a. See Exhibit C for the findings required for Preliminary Plat/Conditional Use. B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (LC. §67- 6503). 2. The Meridian City Council takes judicial notice of its Zoning, Subdivision and Development Ordinances codified at Titles II and 12, Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002, Resolution No. 02-382 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-17-9. 4. Due consideration has been given to the comment(s) received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision, which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the Planning and Zoning Department, the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the Legal Description in Exhibit A, the Preliminary Plat dated February, 2005 as shown in Exhibit B and the Conditions of Approval in Exhibit D. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code § 12-3-5 and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The applicant's Preliminary Plat as evidenced by having submitted the Preliminary Plat dated February, 2005 is hereby conditionally approved; and CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NOeS). PP.O5-018, CUP.O5.023 . PAGE 2 of 4 2. The apphcants Conditional Use request for a Pubhc/Quasi Public Use and Planned Development is hereby conditionally approved; and 3. The site specific and standard conditions of approval are as shown in Exhibit C. D. Notice of Applicable Time Limits 1. Notice of Twelve (12) Month Preliminary Plat Duration Please take notice that after the date of approval of the preliminary plat, the owner or developer shall have one year within which to file the request for approval of the final plat. After approval of final plat, the owner or developer shall have one year to begin construction of the public utilities and one year thereafter to complete construction of those public facilities. (MCC 12-2-4.B & C.) E. Notice of Final Action and Right to Regulatory Takings Analysis 1. 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 may be filed. 2. 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 may be adversely affected by the issuance or denial of the conditional use permit approval 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. F. Exhibits Exhibit A: Legal Description Approved Preliminary Plat/Site Plan Exhibit B: Exhibit C: Exhibit D: Required Findings Final Conditions of Approval By a~n of the City Council at its regular meeting held on the ç¿ (A/'h.R.... , 2 0 0 5 . 2 æ -I"J- V - day of COUNCIL MEMBER SHAUN WARDLE VOTEDþ CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NOeS). pp.OS.O 18, cup.OS-O23 . PAGE 3 of 4 COUNCIL MEMBER CHRISTINE DONNELL VOTED~ COUNCIL MEMBER CHARLIE ROUNTREE VOTED ~ ~ COUNCIL MEMBER KEITH BIRD VOTED MAYOR TAMMY de WEERD (TIE BREAKER) VOTED -- Attest: and City Attorney. By' City Clerk's Office Dated: u -30--~ CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NOeS). PP.OS.0l8, Cup.O5.023 . PAGE 4 of4 EXHIBIT A Devon Park Subdivision #3 PP-05-018, CUP-05-023 .. Leg3:l Descrip!~«?.~ m~_..__...,~_._.- ~~~ C) EXHIBIT "An Legal Description Boundary -Devon Park Subdivision No.3 A portion of Lot 2, Block 1 of Devon Park Subdivision No.1, recorded In Book 89, at Page 10355 and a portion of the Southwest Quarter of the Southeast Quarter of Section 6, Township 3 North, Range 1 East of the Boise Meridian, City of Meridian, Ada County, Idaho, more partlcular!y described as follows: Commencing at the Section corner common to Sections 5, 6, 7 and 8, Township 3 North, Range 1 East, B.M.¡ thence along the south fine of said Section 6, North 89Q28'06" West a distance of 2641.06 feet to a brass cap at the quarter corner common to Sections 6 and 7 retorded as Instrument No. 103121926; thence leaving said south line, North 00Q20'01" East a distance of 522.39 feet, to the Real Point of Beginning; thence North 00°20'01" East a distance of 453.74 feet to a point¡ thence South 9O.OO'00" East a distance of 317.11 feet to a point on the Northerly extension of the westerly rlghtkof-way line of North Lakes Place; thence South 00°00'00" West 268.05 feet along said extension to a point of curve; thence 18.86 feet along the arc of a curve to the right having a radIus of 20.00' feet; through a central angle of 54"01'13", the chord of which bears South 27QOO'36" West 18.16 feet to ð point of a reverse curve along said extension of the westerly right-of-way line of North Lakes Place; thence 113.14 feet along the arc of a curve to the left having a radius of 60.00 feet¡ through a central angle of 108°02'26", the chord of which bears South 00.00'00" East 97.11 feet to a point of reverse curvature along said westerly right-of~way line of North Lakes Place, thence 18.86 feet along the arc of a curve to the right having a radius of 20.00' feet; through a central angle of 54Q01 '13", the chord of which bears South 27QQO'36" East 18.17 feet to a point of tangency along said westerly right~of-way line of North Lakes; thence South 00°00'00" East a distance of 56.21 feet; thence leavIng said Westerly rjght-of~way of North Lakes Place, North 90QQO'QO" West a distance of 319.76 feet to the Point of Beginning. Said parcel contains 3.26 acres, more or less PrOject No. 03-150 January 14, 2005 ---:- -_1- -----:---- ----- ,151 f WQ"'IDwe¡ I.. . ~"'ile f, ".,Idle., 10 B3fj4( P lOUR! -'315. . :¡, : ~ ",","".""olD".'O' ';/:¡~~"""" . r------- .:::~ --:f,\/ : ~: )ì ~ ~ ~ ! ð:t ~--- , -- ~L~.., ¡, tOT;: ~ LOT 1 \,---,-~-~>,' .~i " ,..."",.,."""""",,': ~ ~ .,_....".",.".".-'t 'Of'" "7" """""'",,0,", ",;;c----'- " .,"'. ... "'" ......., "." I .,.....' 0< "'.""'--' EXHIBIT B Devon Park Subdivision #3 PP-05-018, CUP-05-023 Approved Site Plan "'1 ¡'o . ~ J¡, ~Ir i "-"_:-~[, -L~:~~O-~~" ~:,wi : ~ s ~ ,~ .a ~ I ." 0, , ,~ J ",!~--,." _----.!:!.'<!!". J~I ' ---. L-'-'M"""""""""""",."" I! .."""., I"""'" i ,: -- ~ _.~." "'w"", 0[".'-;, ',",. M.h,9(~ /."" C J/7.'" . <o:'"~ t -- :o;':~ -- .. ~ ~ ,. 27' ~ ,"",'--~ : ^ ,,",'" """"Nt-,-.-- - f--- ""./,j'Z.", ",,' I ~f~':'~" ,--~ -yO ,.""", ,-------..; - -- I ¿,. ,"",'... "'"' ""... "', I ......".. .."""'----~: ,-- '-I "!:!!f!-"'-' ",,"'" "-IX" -------0 -, , I ~ ~i Q'~ ~ ~I Î ~ ~I -- :;: ... ,,-~""-, ~~: ,¡,I ~ "I -, ..",'",,', ",,' -',0" VPl> '-TUJ I... ¡ LOT 9 I~ - . á~ ¡"."',...,.,' I ' it :.~::~ ~"" ~ l4-- ~t2T_?- - ~ ---. ~ I. ~"""-. ,,-,,- ~ I, , LOU I ' ~"'."'-OO".""- ,- ' I~ I LOT 5 ~ I :. "'-'i""'. CI,Jr -, :- I ---- LOT 3 ~ ~ - ~ 8. ~ ~ LOT 14 LOT 15 """"',00" , ; . ~ LOT 17 ~ LOT 16 ,..-. "_00" -,"-"" . ."""",", ","'- ~~ ~ ~ 1'8 : ?¡ LOr 1 t' 8'- 8~ ~ I , ~-,,---_.,,"- .rç~oo~: - ;" ~ -~ '.,fR,P,OB' ~" ~i ,." " "'~,- .'" ",,",- (""""""-"""~ - '-iihJlj'õij=;;-ji",' - - - - - ,;>c"cw PM',- "'9"-,-_>,,.,- "'-' ¡ ,riw", 'I' """'" ,«"'" , :W~-- ¡;':;~'g ~""" Devon Park #3 Exhibit B :1" " ~ ~~ ~~ l>i" U if", 27' .... ., - .oo ..... .. .. ... - ... .. '" .""'" ." ... ... - ... "' .. . id ~.". , i - i : I ."" ... , .. .... .... .... ...." . .. .- Devon Park #3 Exhibit B .QI '0 II< " " " .. " ¡i " . . " . . ~ .. '.' ! EXHIBIT C Devon Park Subdivision #3 PP-05-018, CUP-05-023 Required Findings for Preliminary Plat/Conditional Use PRELIMINARY PLAT FINDINGS AND REOU!R.EMENTS 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 ofthis title and at least the following: a. The conformance of the subdivision with the Comprehensive Development Plan; Staff finds that the current zoning designation is in general compliance with the effective Comprehensive Plan ('02) and the Future Land Use Map, which designates the land to be "Mixed Use Community." which allows for the commercial and residential mix of uses previously approved within the proposed subdivision. Generally, the Mixed Use designation will provide for a combination of compatible land uses that are typically developed under a master or conceptual plan. The mixed use plan was conceived under CUP-O2-014 as Fairview Lakes Office Park. Sample Uses are listed as entertainment, clean industry, and major employers. The uses of Office/Retail are similar to the sample uses listed on Page 98 Chapter VII of the Meridian City Comprehensive Plan. The proposed office/retail uses within the subdivision are permissible under the excepted land use provisions of the MCC (12-6-3.) Therefore, Staff finds that the proposed subdivision is in compliance with the Comprehensive Plan. b. The availability of public services to accommodate the proposed development; Staff finds that this development will not cause excessive additional requirements at public cost. The property has existing sewer and water stubs served adequately by all essential public facilities and services through Devon Park Subdivision No.1 and Devon Park Subdivision No.2. Applicant shall be required to extend water and sanitary sewer mains to and through the proposed development. c. The continuity of the proposed development with the capital improvement program; Staff finds that the subdivision will not conflict with the capital improvement plan. Because the developer is installing sewer, water, utilities and irrigation, the subdivision will not require the expenditure of capital improvement funds. d. The public financial capability of supporting services for the proposed development; Staff finds that the development will not require major expenditures for providing supporting services. See item b. 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 that should be brought to the Councilor Commission's attention. ACHD considers road safety issues in their analysis. No hazardous natural features have been identified on the site. CONDITIONAL USE FINDINGS AND REOUIREMENTS The Commission and Council shall review the particular facts and circumstances of each proposed conditional use in terms of the following and may approve a conditional use permit if they shall find evidence presented at the hearing(s) is adequate to establish (11- 17-3): A. That the site is large enough to accommodate the proposed use and all yards, open spaces, parking, landscaping and other features as may be required by this ordinance; Staff finds that the subject property is large enough to accommodate the requested use and all other required features as noted above. There are 126 required parking stalls for approximately 31,400 square feet of retail/office space. The applicant is proposing 155 parking stalls on these lots. So, staff concludes that the site is large enough to accommodate the proposed uses. Perimeter landscaping has been approved under the Fairview Lakes/Devon Park Planned development. The applicant has shown the required landscape buffers on the site plan. Internal landscaping will be addressed through Certificate of Zoning Compliance Approval. B. That the proposed use and development plan will be harmonious with the Meridian Comprehensive Plan and in accordance with the requirements of this Ordinance; F. The current Comprehensive Plan Land Use Map designates the property as "Mixed Use Community". The Comprehensive Plan text policies of Chapter VII, including the requirement for all development to proceed through a CUP and allowing retail uses, are met with this plan. Staff finds that the proposed commercial/retail use is harmonious with and in accordance with the Comprehensive Plan. As noted in the Findings for File #CUP-03-054, the "Mixed Use-Community" policies (Ch. VII, pg. 98) set a maximum of200,OOO s.f. of non-residential uses per each area with a MU-C designation. If approved, the proposed 31,400 s.f. building will be counted toward this allowable square footage of non-residential uses within the entire Fairview Lakes/Devon Park development. The square footage increase is still under the maximum 200,000 s.f. allowed. c. That the design, construction, operation, and maintenance will be compatible with other uses in the general neighborhood and with the existing or intended character of the general vicinity and that such use will not adversely change the essential character of the same area; Staff finds that the Planning & Zoning Commission and City Council have previously determined the proposed uses and site configuration to be compatible with the general neighborhood. D. That the proposed use, if it complies with all conditions of the approval imposed, will not adversely affect other property in the vicinity; Staff does not anticipate that the revised project will have an adverse impact on other properties within the vicinity; however, the Commission and Council should consider any testimony (written and oral) presented at the public hearings before making this finding. To mitigate any potential adverse impact, the applicant must comply with the minimum buffers between land uses widths, as noted in Finding C above. E. That the proposed use will be served adequately by essential public facilities and services such as highways, street, police, and fire protection, drainage structures, refuse disposal, water, sewer or that the person responsible for the establishment of proposed conditional use shall be able to provide adequately any such services; Staff finds that the revised development plans will be adequately served by the essential public facilities and services listed above. The applicant has already received approval for these services as part of previous applications. That the proposed use will not create excessive additional requirements at public cost for public facilities and services and will not be detrimental to the I. economic welfare of the community; Staff finds that the proposed use would not be detrimental to the economic welfare of the community, nor would it create the need for any new facilities or services to be paid for by the public that would be considered excessive. The use will actually be a net contributor to the tax base and job base of the City. G. That the proposed use will not involve activities or processes, materials, equipment, and conditions of operation that will be detrimental to any persons, property, or general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors; Staff finds that there will be similar levels of traffic and noise in the general vicinity of the revised project when compared to the original project. Staff further finds that approval ofthe revised project will not lead to a major increase in smoke, fumes, glare, odors or other disturbances that will be considered detrimental to the welfare of the City and the subdivision's neighbors. H. That the proposed use will have vehicular approaches to the property which shall be so designed as not to create an interference with traffic on surrounding public streets; Staff finds that the proposed use and vehicular approaches will not create significant interference with any traffic on the surrounding public streets. A traffic signal has been approved for the intersection ofN. Lakes Avenue and E. Fairview Ave, which should enhance the movement and circulation of traffic in this area. Please review the ACHD report for this project for additional information regarding this finding. That the proposed use will not result in the destruction, loss or damage of a natural, scenic or historic feature considered to be of major importance. Staff does not find that any natural or scenic feature will be lost, damaged or destroyed by issuance of this conditional use. Existing trees greater than 4" caliper must be retained or mitigated for, if removed. EXHIBIT D Devon Park Subdivision #3 PP-OS-018, CUP-05-023 Site Specific and Standard Comments SPECIAL CONSIDERATIONS-PRELIMINARY PLAT The applicant shall maintain compliance with existing development agreement for the Fairview Lakes Office Park Subdivision, PP-OI-002, CUP-02-014 and all applicable conditions of approval for the commercial lots in a mixed use development. PRELIMINARY / FINAL PLAT SITE SPECIFIC COMMENTS 1. Sanitary sewer service to this site will be ITom service line extensions from existing and proposed mains adjacent to the project. Subdivision designer to coordinate service sizing and routing with the Public Works Department. Applicant shall execute City of Meridian standard forms of easements, for any mains that are required to provide service. 2. Water service to this site will be from main line extensions ITom existing water mains in Devon Park Subdivision #1 and Devon Park Subdivision #2. The applicant will be responsible to construct water mains to and through this proposed development. Subdivision designer to coordinate main sizing and routing with the Public Works Department. Applicant shall execute City of Meridian standard forms of easements, for any mains that are required to provide servIce. 3. Per MCC 12-13-10-4, maintain the existing lO-foot wide street buffer along N. Lakes Avenue Drive in compliance with the overall site landscape plan. All required street buffers shall be located beyond any future right-of-way. Show easements for all required buffers on the final plat. The Business Owners Association shall maintain all required landscape buffers. 4. All landscape buffers shall be constructed prior to the issuance of any Certificate of Occupancy within the subdivision. 5. A perpetual vehicular cross access easement shall be provided to all lots within the subdivision. Said cross access shall be depicted on the final plat for Devon Park Subdivision #3. 6. A detailed fencing and landscape plan, in compliance with MCC 12-13, shall be submitted with the final plat application. 7. Any tree over 4" in caliper that is removed from the property shall be replaced by installing additional trees, being the equivalent number of caliper inches of trees that were removed, unless deemed unnecessary by the City Arborist per Ordinance 12-13 -13. Required landscaping trees will not be considered as replacement trees for those trees that have to be removed. The applicant shall submit a tree removal/preservation plan at least 10 days prior to the City Council hearing. 8. Add the following plat note: (12) The owner of each lot, across which passes an irrigation/drainage ditch or pipe, is responsible for the maintenance thereof, unless such responsibility has been assumed by an irrigation/drainage jurisdiction. 9. All internal landscaping shall be installed as depicted on approved landscape plans for the individual lots during the Certificate of Zoning Compliance process. 10. The applicant has indicated that Nampa Meridian Irrigation will own and maintain the pressurized irrigation system within this development. Underground year-round pressurized irrigation must be provided to all lots within this development. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. 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, a single-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer shall be responsible for the payment of assessments for the common areas prior to signature on the final plat by the Meridian City Engineer. 11. The preliminary plat shows two separate lots labeled as Lot 7 Block 6, and there is a lot in the center of the development that has no number. The applicant shall make the necessary adjustment to ensure consecutive numbering of all lots in each block. 12. Revise the preliminary plat to indicate the means and location of the storm drainage facilities. 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 and disposal shall 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 a 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. 13. The landscape plant shows landscaping near the proposed fire hydrants. All fire 9. hydrants shall have a minimum of six feet of clear circumference from mature landscaping and other fixed vertical objects. PRELIMINARY PLAT GENERAL REQUIREMENTS 1. Submit letter from the Ada County Street Name Committee, approving the subdivision and street names. Make any corrections necessary to confonn. 2. Coordinate fire hydrant placement with the City of Meridian Public Works Department. 3. Assessment fees for water and sewer service are determined during the building plan review process. 4. Metal Hilife streetlights of a wattage as approved in Devon Park #2 Subdivision will be required at locations designated by the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical locations are at street intersections and/or fire hydrants. 5. Underground, year-round pressurized irrigation must be provided to all landscape areas on site. Please submit hook-up and design details based on the proposed landscaping. Due to the size of landscaped area, primary water supply connection to the City's mains will not be allowed. Applicant shall be required to utilize any existing surface or well water for the primary source. 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 City Ordinance 12-4-13. The ditches to be piped should be shown on the site plans. Plans will need to be approved by the appropriate irrigation/drainage jurisdiction, or lateral users association, with written confirmation of said approval submitted to the Public Works Department. 7. Show all existing and proposed easements for irrigation/drainage facilities located within the boundaries of this proposed development. 8. 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. Provide five-foot-wide sidewalks throughout development in accordance with City Ordinance. 10. All construction shall conform to the requirements of the Americans with Disabilities Act. 13. 14. 15. 11. Applicant shall be responsible for application and compliance with any NPDES Permitting that may be required by the Environmental Protection Agency. 12. Applicant shall be responsible for applicatIon and compliance with any Section 404 Permitting that may be required by the Army Corps of Engineers. Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to signature on the final plat per Resolution 02-374. Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. Apphcant's engineer shall be required to submit a signed, stamped statement certifying that all street finish centerline elevations are set a minimum of three feet above the highest established normal groundwater elevation. FIRE DEPARTMENT CONDITIONS 1. Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 2. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 W' outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works spec. d. Locations with fire hydrants shall have the curb painted red 10' to each side of the hydrant location. e. Fire Hydrants shall be placed on corners when spacing permits. f. Fire hydrants shall not have any vertical obstructions to outlets within 10'. g. Fire hydrants shall be place 18" above finish grade. h. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. 3. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside radius. 4. Provide a 20' wide Fire Lane for all internal roadways all roadways shall be marked in accordance with Appendix D Section DI03.6 Signs. 5. For all Fire Lanes, paint the curb red and provide signage "No Parking Fire Lane". 6. Operational fire hydrants, temporary or permanent street signs and access roads with an all weather surface are required before combustible construction is brought on site. 7. Commercial and office occupancies will require a fire-flow consistent with the International Fire Code to service the proposed project. Fire hydrants shall be placed per Appendix D. 8. The 16 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 2612 responses in the year 2004. According to a report completed by Fire & Emergency Services Consulting Group our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010. 9. Maintain a separation of5' from the building to the dumpster enclosure. 10. Provide a Knoxbox entry system for the complex prior to occupancy. 11. The Fire Dept. has concerns about the ability to address the project and have the addresses visible from the street which the project is addressed off of. Please contact Joe Silva (888-1234) to address this concern prior to the public hearing. 12. All portions of the buildings located on this project must be within 150' of a paved surface as measured around the perimeter of the building. 13. Provide exterior egress lighting as required by the International Building & Fire Codes. 14. Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the code official. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183). a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m). b. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183 m).