HomeMy WebLinkAbout Redfish Subdivision AZ
AZ 05-021
MERIDIAN PLANNING & ZONING MEETING
APPLICANT Ben Miller
June 2. 2005
ITEM NO.
22
REQUEST Public Hearing: Annexation and Zoning of 2.78 acres from RUT to L-O zone for
Redfish Subdivision - 4120 North Linder Road
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See attached Staff Comments
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CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
CITY PARKS DEPT:
No Comment
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
No Comment
IDAHO POWER:
INTERMOUNTAIN GAS:
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Emailed:
Date: tA ~ ¡.JJ5
Staff Initials:
Phone: ß~'/ -/ 7 7(¡j)
Materials presented at public meetings shall become property of the City of Meridian.
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MAYOR
Tammy de Weerd
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CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Shaun Wardle
Charles M. Rountree
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STAFF REPORT:
To:
Mayor, City Council and Planning & Zoning Commission
Josh Wilson, Associate City Planner 142-
Michael Cole, Development Serviils ¿oordinator fY\ c..
From:
Subject:
Redfish Subdivision
P & Z Hearing Date: June 2, 2005
Transmittal Date: May 26, 2005
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Annexation and Zoning of 2.78 Acres from RUT (Ada County) to L-O (Limited
Office) for Redfish Subdivision, by Ben Miller (File No. AZ-O5-021)
Preliminary Plat Approval of Five(5) building lots and Two (2) other lots on 2.521
acres in a proposed L-O Zone for Redfish Subdivision, by Ben Miller (File No. PP-
05-021)
.
We have reviewed the aforementioned applications and now offer the following 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, Ben Miller, has applied for Annexation and Zoning and Preliminary Plat approval of five (5)
office buildings on 2.52 acres (exclusive of right of way) in a proposed L-O (Limited Office) zone.
Combined, the five office buildings total approximately21,000 square-feet of office floor space. The site is
located on the east side N. Linder Road, north of Us tick Road, and immediately north of Sawtooth Middle
School. This property is designated "Medium Density Residential" on the 2002 Comprehensive Plan Land
Use Map and currently contains an existing rural residence and associated accessory buildings.
The subject application was submitted to the Planning and Zoning Department for review. Staff has provided
a detailed analysis and recommended conditions of approval for the requested conditional use permit
application below. Staffis recommending approval of the application, with the conditions outlined in
this report.
CURRENT OWNERS OF RECORD
Ben Miller, the current property owner, has submitted notarized consent for the subject application.
AZ-O5-021, PP-O5-021
Redfish.AZ.PP .doc
Planning & Zoning Commission/Mayor & City Council
Hearing Date: June 2, 2005
Page 2
LOCATION & SURROUNDING USES
The subject property is located on the east side ofN. Linder Road, approximately one half-mile north of
Ustick Road, in Section 36, Township 4 North, Range 1 West, B.M., Ada County, Idaho.
The following uses surround the subject property:
North - Baldwin Park Subdivision, zoned R-8.
South - Sawtooth Middle School, zoned R-4.
East - Baldwin Park Subdivision, zoned R-8.
West - N. Linder Road and Vacant land, zoned RUT (Ada County).
The residential properties to the north and east ofthis property developed without providing a stub street to
the subject property, and the property is limited to one point of access on Linder Road. This fact, combined
with the small size and shallow (east to west) configuration of the property, makes development of the
property as a residential project unfeasible. The subject property meets the criteria of the recent
Comprehensive Plan text amendment for office uses on arterial roads, and it is reasonable to assume that the
property would not redevelop under the Comprehensive Plan's designation of Medium Density Residential.
ANNEXATION & ZONING ANALYSIS
Because the analysis below applies both to the proposed use and the proposed zoning, staff has combined the analysis
of use with the annexation and zoning findings.
According to Meridian City Code (MCC) 11-15-II, General Standards Applicable to Zoning Amendments, both the
Planning & Zoning Commission and Council are required "to review the particular facts and circumstances of each
proposed zoning amendment in tenns of the following standards and shall find adequate evidence answering the
following questions about the proposed zoning amendment."
The following is the list of standards found in II-I5-II and analysis by staff:
A.
Will the new zoning be harmonious with and in accordance with the Comprehensive Plan and,
if not, has there been an application for a Comprehensive Plan amendment;
The subject property is currently designated 'Medium Density Residential' on the 2002
Comprehensive Plan Future Land Use Map. The City recently approved Resolution No. 04-0454,
which amended Chapter VII, Section I, of the Comprehensive Plan to include the following
language: "At the discretion of City Council, areas with a Residential Comprehensive Plan
designation may request office uses if the property has frontage on an arterial street or a section line
road and is 3 acres in size or less in size." In this instance, no ancillary commercial uses shall be
permitted." Staff finds that the subject property has frontage on an arterial street Linder Road and is
less than 3 acres in size (2.52 acres). According to Resolution No. 04-0454, the subject parcel is
eligible for an office use/zone, if the Commission and Council find the zoning is appropriate for this
site. Please see the following facts and circumstances and the Special Considerations below for
further analysis of the proposed zoning designation.
Staff finds the following Goals, Objectives, and Action items contained in the 2002 Comprehensive
Plan to be applicable to this application (staff analysis is in italics below policy):
AZ-O5-0ZI, PP-O5-021
Redfish-AZ.PP.doc
Planning & Zoning Commission/Mayor & City Council
Hearing Date: June 2, 2005
Page 3
.
Require that development projects have planned for the provision of all public services (Chapter
VII, Goal III, Objective A, Action 1)
When the City established its Area of City Impact, it planned to provide City services to the
subject properties. The City of Meridian plans to provide municipal services to the lands
proposed to be annexed in the following manner:
. Sanitary sewer and water service will be extended to the project at the developer's
expense.
The subject lands currently lie within the jurisdiction of the Meridian Rural Fire
District. Once annexed the lands will be under the jurisdiction of the Meridian City
Fire Department, who currently shares resource and personnel with the Meridian
Rural Fire Department. Fire and Emergency Medical Services will be provided by
Meridian City Fire Station #3. The subject lands lie within 1.5 miles of the recently
opened Meridian City Fire Station #3 and lie within the Meridian Fire Department's
five-minute response zone.
The subject lands currently lie within the jurisdiction of the Ada County Sheriff's
Office. Once annexed the lands will be serviced by the Meridian Police Department
(MPD).
The roadways adjacent to the subject lands are currently owned and maintained by
the Ada County Highway District (ACHD). This service will not change.
The subject lands are currently serviced by the Meridian School District #2. This
service will not change.
The subject lands are currently serviced by the Meridian Library District. This
service will not change and the Meridian Library District should suffer no revenue
loss as a result of the subject annexation.
.
.
.
.
.
Municipal, fee-supported, services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning and Zoning Department, Meridian Utility Billing Services,
and Sanitary Services Company.
.
"Plan for a variety of commercial and retail opportunities within the hnpact Area." (Chapter
VII, Goal I, Objective B)
Staff believes that the proposed zone, which allows office uses, does contribute to the variety
of uses in this area.
Provide for non-exclusive residential zoning that allows for low-impact neighborhood
commercial areas to develop in residential districts. Develop standards to regulate neighborhood
commercial uses to minimize the impact on the integrity ofthe residential district (Chapter VII,
Goal IV, Objective C, Action 7).
.
The proposed development will be restricted to professional and medical offices uses through a
AZ-O5-021, PP-O5-021 Redfish.AZ.PP.doc
Planning & Zoning Commission/Mayor & City Council
Hearing Date: June 2, 2005
Page 4
Development Agreement and the recent Comprehensive Plan text amendment. The office uses
will have a low-impact on the surrounding properties and will not compromise the integrity of
the surrounding residential district. The project will take vehicular access from N Linder Road,
an arterial, and will not disrupt the nature or character of the neighborhood.
.
Require screening and landscape buffers on all development requests that are more intense than
adjacent residential properties (Chapter VII, Goal IV, Objective C, Action 2).
The applicant will be required to provide land use buffers between the existing single-family
residences and the proposed office uses, per Meridian City Code.
Staff finds that the proposed L-O zoning designation is harmonious with and in accordance with the
Comprehensive Plan and the recent Comprehensive Plan text amendment.
B.
Is the area included in the zoning amendment intended to be rezoned in the future;
Staff does not anticipate that the applicant plans to rezone the subject property in the future if the
accompanying PP application is approved.
c.
Is the area included in the zoning amendment intended to be developed in the fashion that
would be allowed under the new zoning -for example, a residential area turning into a
commercial area by means of conditional use permits;
Staff finds that the proposed professional/medical office development is allowed within the
requested L-O zone. The uses of the property will be restricted through a Development Agreement
to those uses that are allowed by the Comprehensive Plan text amendment.
D.
Has there been a change in the area or adjacent areas that may dictate that the area should be
rezoned. For example, have the streets been widened, new railroad access been developed or
planned or adjacent area being developed in a fashion similar to the proposed rezone area;
There have been no recent street improvements in the area. N. Linder Road is not currently scheduled
within ACHD's Five Year Work Program or Capital Improvements Plan (CIP) for roadway
widening. Other urban services, such as water, are near to this site and the applicant should be able to
extend such services to the site.
E.
Will the proposed uses be designed, constructed, operated and maintained to be harmonious
and appropriate in appearance with the existing or intended character of the general vicinity
and that such use will not change the essential character of the same area;
The existing character of the area will, and is, currently changing. Staff finds that the proposed L-O
zoning and subsequent office use proposed with the concurrent preliminary plat is harmonious and
appropriate to the intended character ofthe general vicinity. Staff recommends that the applicant be
required to execute a Development Agreement with the City of Meridian to restrict hours of
AZ-O5-021, PP-O5-021
Redfish.AZ_PP.doc
Planning & Zoning Commission/Mayor & City Council
Hearing Date: June 2, 2005
Page 5
operation, uses allowed, and the height of the structures. If this development is approved as
proposed and restrictions are placed on the property through a Development Agreement, staff finds
that it will not significantly change existing character of the area as noted on the Future Land Use
Map in the Comprehensive Plan.
F.
Will the proposed uses not be hazardous or disturbing to existing or future neighboring uses;
Staff finds that the use of this site for professional office/clinic purposes should not be hazardous or
disturbing to existing or future neighboring uses if the applicant enters into a development agreement
with the City and if the development complies with all development and landscaping ordinances.
Staff recommends that the Commission and Council rely on staff analysis, comments from other
agencies, and public testimony to determine whether the proposed use will be disturbing or
hazardous to the existing neighboring uses and future planned uses in this vicinity.
G.
Will the area be served adequately by essential public facilities and services such as highways,
streets, police and fire protection, drainage structures, refuse disposal, water, sewer or that the
person responsible for the establishment of proposed zoning amendment shall be able to
provide adequately any of such services;
Other urban services, such as water and sewer, are near this site and the applicant should be able to
extend such services to the site. The applicant shall be responsible for the extension of utilities to
and through this proposed development. Sizing and routing shall be coordinated with the Public
Works Department.
On May 13, 2005, ajoint agency/department comments meeting was held with representatives of key
service providers to this property. The detailed comments and conditions from the Fire Department,
Police Department, and other agencies/departments are at the end of this report.
This project approved at staff level by ACHD on May 3, 2005. Staff has reviewed the report
prepared by ACHD and agrees with the recommendations it contains. Please review any comments
that may be sent from ACHD between the print deadline and the hearing.
Based on the comments received from other agencies/departments, staff finds that the public services
listed above can be made available to accommodate the proposed development. The Commission
and Council should reference any written and/or verbal testimony submitted by any public service
provider, regarding their ability to adequately service this project.
H.
Will not create excessive additional requirements at public cost for public facilities and
services and will not be detrimental to the economic welfare of the community;
If approved, the developer will be financing the extension of sewer, water, utilities and irrigation
services to serve the project. The primary public costs to serve the future residents will be fire,
police, school facilities and services. Staff finds there will not be excessive additional requirements
at public cost. Staff does not anticipate that the annexation and zoning will be detrimental to the
AZ-O5-021, PP-O5-021
Redfish.AZ.PP.doc
Planning & Zoning Commission/Mayor & City Council
Hearing Date: June 2, 2005
Page 6
community's economic welfare.
I.
Will the proposed uses not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general welfare
by reason of excessive production of traffic, noise, smoke, fumes, glare or odors;
Staff recognizes that traffic and noise will increase with the approval of a development on this site;
however, staff does not believe that the amount generated will be detrimental to the general welfare
of the public. Traffic congestion is an ongoing issue for north Meridian, the resolution of which is
beyond the scope of this project. ACHD staff finds that the additional traffic created by the project
should not be excessive. Staff does not anticipate that annexation and development in accordance
with current city code and the Comprehensive Plan will create excessive noise, smoke, fumes, glare,
or odors.
J.
Will the area have vehicular approaches to the property which shall be so designed as not to
create an interference with traffic on surrounding public streets;
The applicant is proposing to construct one entrance into the site from N. Linder Road. Ifvehicular
approaches are approved and constructed in accordance with ACHD policy, staff does not believe
that the subdivision will create interference with traffic on the surrounding public streets. Please
review the ACHD report for this project for additional information regarding this finding.
K.
Will not result in the destruction, loss or damage of a natural or scenic feature of major
importance; and
Staff is not aware of any natural or scenic features that may be lost, damaged or destroyed with
the approval of the subject applications. Staff recommends that the Commission and Council
reference any public testimony that may be presented to determine whether or not the proposed
development may result in the destruction, loss or damage of a natural or scenic feature(s) of
importance of which staff is unaware. Any existing trees larger than 4" caliper that are removed
should be mitigated for, per the Landscape Ordinance.
L.
Is the proposed zoning amendment in the best interest ofthe City of Meridian. (Ord. 592,11-
17-1992)?
In accordance with the findings listed above, staff finds that the annexation/zoning of this property,
as proposed by the applicant, is in the best interest ofthe City.
ANEXATION & ZONING COMMENTS
1. The annexation legal description submitted with the application (dated 1-6-05, stamped by Stephen R.
Lee, PLS) shows the property as contiguous to the existing corporate boundary of the City of Meridian.
2. Any future subdivision, uses and construction on this property shall comply with the City of Meridian
ordinances in effect at the time.
AZ-O5-021 , PP-O5-021
Redfish.AZ.PP.doc
Planning & Zoning Commission/Mayor & City Council
Hearing Date: June 2, 2005
Page 7
3. Prior to the annexation ordinance approval, a Development Agreement (DA) shall be entered into
between the City of Meridian, property owner (at the time of annexation ordinance adoption), and the
developer. The applicant shall contact the City Attorney, Bill N arv. at 888-4433 to initiate this
process. The DA shall incorporate the following:
. That no alterations, expansions, reconstructions or other enlargements to the existing single-
family structures will be permitted except through a Certificate of Zoning Compliance (CZC)
and except where 1) the use of the structure changes to a use consistent with this Development
Agreement and 2) the structure meets all applicable development standards such as setbacks,
frontage, height, etc
. That no building or other structure shall be erected, moved, added to or structurally altered,
nor shall any building, structure or land be established or changed in use without a Certificate
of Zoning Compliance (CZC).
. That all future uses shall not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general welfare
by reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
. That the following shall be the only allowed uses on this property: professional and sales
offices, personal or professional services, clinics (medical, dental and optical), and health care
or social services.
. That the hours of operation shall be limited to 7 a.m. to 7 p.m., unless otherwise modified
through a Conditional Use Pennit.
. That any new structure(s) shall be generally compatible in appearance and bulk with the
surrounding residential properties, as detennined by the Planning Director, unless otherwise
modified through a Conditional Use Permit.
PRELIMINARY PLAT ANALYSIS
Sections 12-3-3.J.2 and 12-3-5.D of Meridian City Code read as follows: In determining the acceptance ofaproposed
subdivision, the Commission/Council shall consider the objectives of this title and at least the following:
PRELIMINARY PLAT ANALYSIS
Meridian City Code (MCC) 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;
See Annexation and Zoning Analysis" A" above.
B.
The availability of public services to accommodate the proposed development;
Staff finds that public services are or will be available to accommodate the proposed development.
See Annexation and Zoning Analysis "G" above.
c.
The continuity of the proposed development with the capital improvement program;
AZ-O5-021, PP-O5-02\
Redfish.AZ.PP .doc
Plmming & Zoning Commission/Mayor & City Council
Hearing Date: June 2, 2005
Page 8
Because the developer is installing sewer, water, and utilities for the development at their cost, staff
finds that a development on this property will not require the expenditure of capital improvement
funds.
D.
The public financial capability of supporting services for the proposed development;
The development will not require major expenditures for providing supporting services. Staff
recommends the Commission and Council rely upon comments submitted from the public service
providers (i.e. police, fire, ACHD, etc.) to determine this finding. (See finding "G" under Annexation
and Zoning Analysis above, and the Agency Comments and Conditions at the end ofthis report for
more detaiL)
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 health, safety or envirornnental problems associated with
this subdivision that should be brought to the Councilor Commission's attention; no hazardous
natural features have been identified on the site. ACHD considers road safety issues in their
analysis. Staff finds the Commission and Council should rely on any public testimony that may be
presented to determine whether the proposed use may cause health, safety or envirornnental
problems.
SPECIAL CONSIDERATIONS- PRELIMINARY PLAT
1. Parking Spaces: The applicant has shown approximately 21,000 square feet of buildings on the
submitted plans, which would require fifty-three (53) parking spaces at the required ratio of 1 space
per 400 square feet for professional office use. The applicant has shown seventy-four parking
spaces on the preliminary plat, which exceeds the requirements of Meridian City Code. Specific
approval of parking ratios shall be with the required Certificate of Zoning Compliance for each
building.
2.
Linder Road Future Right-of-wav/Sidewalk: Per ACHD requirements, the applicant shall dedicate
23 feet (23') of additional right of way and construct a minimum 5' sidewalk along Linder Road,
located a minimum of 41 feet (41') from the centerline of the right of way which ties into the
existing sidewalks on the north and south. See Site Specific Condition #1 below.
3.
Frontage: In order to meet the L-O District requirement for 50 feet of frontage on a public street
for Lots 2,3,5, and 6, the applicant shall provide the required 25-foot landscape buffer along N.
Linder Road in an easement to benefit the Business Owner's Association. The submitted
preliminary plat shows the landscape buffers in separate lots, which creates lots without frontage
on a public street and does not conform to the L-O District standards. See Site Specific Condition
#2.
4.
Street Buffers: Linder Road abutting this site is designated on the current Ada County Long Range
Highway and Street Map as an arterial street. Meridian City Code (MCC) 12-13-10-4 requires a 25-
AZ-O5-021, PP-O5-02!
Redfish,AZ.PP.doc
Planning & Zoning Commission/Mayor & City Council
Hearing Date: June 2, 2005
Page 9
foot wide buffer along arterials. MCC 12-13-10-2 states that all required street buffers shall be
located beyond any street right-of-way and shall be maintained by the property owner upon which the
buffer lies. The applicant shall be required to place the 25 feet of future right-of-way along Linder
Road in an easement to benefit the Homeowner's Association, which shall be maintained by the
Business Owner's Association. See Site Specific Condition #3 below.
5.
Land Use Buffers: Per Meridian City Code 12-13-12, the applicant shall provide a20-foot land use
buffer between the proposed office use and the adjacent single family residences. The buffer is
required along the entire contiguous property line and must contain at least one (1) tree per thirty- five
(35) feet if a fence of at least six feet is proposed or existing. The applicant shall provide an
additional six (6) trees along the east property line and an additional three (3) trees along the north
property line to fulfill this requirement. The applicant has also shown the area within the land use
buffers on the east and north as drainage swales for retention of on-site storm water. The applicant
shall coordinate the design of these swales and placement of trees within the swales with the City of
Meridian Public Works Department. See Site Specific Condition #3 below.
6.
Revise Plans: The applicant shall modify the site and landscape plans to reflect Preliminary Plat Site
Specific Conditions #12-14 below and submit 10 copies of a revised landscape plan. depicting the
above-mentioned changes. to the City Clerk at least 10 days prior to the next public hearing. See Site
Specific Condition #4 below.
7.
Perimeter Fencing: If permanent fencing is not provided, temporary construction fencing to contain
debris must be installed around the perimeter adjacent to the vacant lands prior to issuance of a
building permit. See Site Specific Condition #7 below.
8.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be supplied by a
year-round source of water (MCC 12-13-8.3). The applicant should be required to 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
used, the developer shall be responsible for the payment of assessments for the common areas prior
to signature on the final plat by the City Engineer. An underground, pressurized irrigation system
shall be installed to all landscape areas per the approved specifications and in accordance with MCC
12-13-8 and MCC 9-1-28. See Site Specific Condition #6 below.
SITE SPECIFIC CONDITIONS- PRELIMINARY PLAT
1.
Per ACHD requirements, the applicant shall dedicate 23 feet (23') of additional right of way and
construct a minimum 5' sidewalk along Linder Road, located a minimum of 41 feet (41') from the
centerline of the right of way, which ties into the existing sidewalks on the north and south.
2.
The applicant shall be required to eliminate Lots 1 and 7, and provide the required 25-foot
landscape buffer along N. Linder Road in an easement to benefit the Business Owner's
Association.
AZ-O5-021, PP-OS-O21
RedfishAZ.PP.doc
Planning & Zoning Commission/Mayor & City Council
Hearing Date: June 2, 2005
Page 10
3.
The applicant shall provide an additional six (6) trees within the land use buffer along the east
property line and an additional three (3) trees within the land use buffer along the north property line
to fulfill this requirement. The applicant has also shown the area within the land use buffers on the
east and north as drainage swales for retention of on-site storm water. The applicant shall coordinate
the design of these swales and placement of trees within the swales with the City of Meridian Public
Works Department.
4.
Submit 10 copies of a revised site plan and landscape plan in conformance with this report and the
direction of the Planning & Zoning Commission at least 10 days prior to the next hearing on this
application.
5.
City sewer and water services are currently available to this site from existing mains in Linder Road.
The applicant shall be responsible to construct sewer and 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. Cover over sanitary sewer mains shall be no less than 3 feet
from finish grade to the top of the pipe. If cover is less than 3 feet from the sub-grade to the top of
pipe, alternate pipe materials shall be used per the Meridian Public Works Department's Standard
Specifications.
6.
Underground pressurized irrigation shall be provided to all buildable lots, and landscape areas on
site. The applicant has indicated that Settlers Irrigation District will own and maintain this system.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source
of water. If a creek or well source is not available, a single-point connection to the municipal water
system shall be required. If a single-point connection is used, 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.
7.
If permanent fencing is not provided, temporary construction fencing to contain debris must be
installed around the perimeter adjacent to the vacant lands prior to issuance of a building permit.
8.
Other than the one driveway specifically approved by ACHD, no other access to Linder Road is
allowed and shall be noted on the final plat.
9.
With the submittal of the final plat application, the applicant shall submit a copy of the Ada
County Street Name Committee's final approval letter for the subdivision name, and lot and block
numbering. Make any other corrections necessary to conform.
10.
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
AZ-O5-021 , PP-O5-021
Redfish.AZ.PP.doc
4.
5.
6.
7.
Planning & Zoning Commission/Mayor & City Council
Hearing Date: June 2, 2005
Page 11
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.
11.
The preliminary plat shows a proposed sewer main routing through a common lot. No large
landscaping shall be allowed in the sewer easement.
12.
All existing structures shall be removed prior to the City Engineer's signature on final plat.
13.
The applicant shall revise the preliminary plat to show the standard City of Meridian 20- foot
utility easement for the proposed sewer and water mains.
14.
Any domestic wells and/or septic systems appurtenant with the two existing houses within this
project shall be removed from 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.
15.
The applicant shall establish a Business Owner's Association for the maintenance of the common
lots.
STANDARD CONDITIONS- PRELIMINARY PLAT
1. All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.
A detailed landscape plan, in compliance with the landscape and subdivision ordinance and as noted
in this report, shall be submitted for the subdivision with the final plat application.
3.
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 responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
All development features shall comply with the Americans with Disabilities Act and the Fair
Housing Act.
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
Two-hundred-fiftyand one-hundred-watt, high-pressure sodium streetlights will be required at
locations designated by the Public Works Department. All streetlights shall be installed at
subdivider's expense. Typical locations are at street intersections and/or fire hydrants. 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.
AZ-O5-021, PP-O5-021
Redfish.AZ.PP .doc
14.
15.
16.
Planning & Zoning Commission/Mayor & City Council
Hearing Date: June 2,2005
Page 12
8.
Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed. Required
landscaping trees will not be considered as replacement trees for those trees that have to be
mitigated.
9.
Applicant's engineer will 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.
10.
The 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 [mal plat
per Resolution 02-374.
11.
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.
12.
All development improvements, including sewer, fencing, micro-paths, pressurized irrigation and
landscaping shall be installed and approved prior to obtaining certificates of occupancy.
13.
Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building permits.
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 fmancial guarantee that said improvements will
be completed shall be provided (MCC 12-5-3).
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/retention basins) must be
designed to ensure that water will percolate or discharge with a period of time not to exceed 24~
hours for all storms up to and including a 1O0-year storm 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.
All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per City Ordinance 12-4-
13. Plans shall be approved by the appropriate irrigation/drainage district, or lateral users
association (ditch owners), with written approval or non-approval submitted to the Public Works
Department. If lateral users association approval can't be obtained, alternative plans shall be
reviewed and approved by the meridian City Engineer prior to final plat signature.
AZ-OS-O21, PP-OS-O21
Redfish.AZ.PP.doc
Planning & Zoning Commission/Mayor & City Council
Hearing Date: June 2,2005
Page 13
17.
The Applicant shall coordinate mailbox locations with the Meridian Post Office.
18.
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.
19.
Staff's failure to cite specific ordinance provisions or terms of the approved annexation/conditional
use does not relieve the Applicant of responsibility for compliance.
20.
Preliminary plat approval shall be subject to the expiration provisions set forth in MCC 12-2-4.
Other Aeencv/Deoartment Comments & Conditions
SANITARY SERVICES COMPANY (SSC)
1. 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. Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (MCC 12-13-13-6) will be followed.
2. Standard Plan for Protection of Existing Trees during Construction: The standard established in the
City of Meridian Landscape Ordinance (MCC 12-13-13) will be followed.
MERIDIAN FIRE DEP AR TMENT
1. Acceptance of the water supply for fITe 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 ofthe hydrant
location.
e. Fire Hydrants shall be placed on comers 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 ofthe IFC Section 509.5.
3. All entrance and internal roads shall have a turning radius of28' 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.
AZ-OS-O21, PP-OS-O21
Redfish.AZ. PP .doc
Planning & Zoning Commission/Mayor & City Council
Hearing Date: June 2, 2005
Page 14
5. Fire lanes and streets shall have a vertical clearance of 13 '6". This includes mature landscaping.
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 5 office/commerciallots 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 are projected to reach 2800 in the year 2005 and 3800 by the
year 2010.
9. The proposed project lies outside the five-minute response zone goal. Achievement ofthis goal is
subj ect to budgetary constraints and is intended to enhance the probability of a favorable outcome on
a request for Basic Life Support. The budget constraints are typically defined as capital outlay for
facilities that are located within 1.5 miles from a given location and sufficient operational funds to
staff the facilities.
10. Maintain a separation of5' from the building to the dumpster enclosure.
11. Provide a Knoxbox entry system for the complex prior to occupancy.
12. The applicant shall work with city staff to provide an address identification plan including a
pylon/monument sign at the required intersection(s).
13. All aspects of the building systems (including exiting systems), processes & storage practices shall be
required to comply with the International Fire Code.
14. Provide exterior egress lighting as required by the International Building & Fire Codes.
15. 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).
AZ-O5-021, PP-O5-021
Redfish.AZ.PP.doc
Planning & Zoning Commission/Mayor & City Council
Hearing Date: June 2, 2005
Page 15
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).
16. There shall be a fire hydrant within 100' of all fire department connections.
RECOMMENDATION
Staff recommends approval of the submitted Preliminary Plat (PP-O5-011) and Conditional Use
Permit (CUP-O5-013) applications, with the conditions listed herein.
AZ-O5-021, PP-O5-021
Redfish.AZ.PP .doc
Ma~ 23 05 08:1fa
Pinnacle Engineers, Inc.
(2081887-7781
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PINNACLE
Engineers,
Inc.
TO:
Anna Canning
City of Meridian
660 E. Watl.:rLower Lme, Ste 202
Meridian, 10 83642
RE:
Property posting for Redfish Subdivision
RECEIVED
MAY ì. 3 2005
~t;y 9/ Meridian
Cd~y Clerk Office
DATE:
Mi.\y 20, 2005
Dear Anna:
Rcdlish Subdivision was posted on May 20. 2005. per the requirement of the City of Meridian's
City Code. The attached photos depict the property posting located at 4120 N. Linder Road.
Ifyúu have any questions or comments, please don't hesitate to eontr\ct me m (208) 8~n-7760.
Sincerely,
¿JÞfj ;tI ø~-
Chris Hobbs
Land Use Planner
cc:
f'ile#C04G345
State of Id.\ho )
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On this 20111 day of May the year of 2005 before 111C, the undersigned, a Notary Public in the
fort tho State of Idaho. personally appeared Chris Hobbs idcnli ñ¡,;u to me to the be person whose
name is $ubscribcd to the within in::;trúl11cnl, and acknowledged to me that he executed the samc.
In witness whereof, I have hereunto ~c¡'lnv hand and affixed illY official seal tJ1C day ¿¡nd
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12552 W. Executive Dr. Suite B, Bolsa. Idaho 83713
FAX TRAN SMITT AL
DATE: 23-May-O5
FROM: Chris Hobbs
TO: Will Bcrt:t
FIRM:
JOB NO.:
CO46345
ADDRESS:
-.'.,--_.-
FAX NUMBER SENT TO:
SS8-4218
N UMBER OF PAGES (INCLUDING COVER SHEET):
4
RE: .~.~~perty postin~ for Rcdfish Subdivision
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PAGE. Ø1
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RECEIVED
MAY 1 0 2005
City of Meridi¡n
City Clerk OffiCi
~ & ~ 1~ 'Dueua
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651"4395
FAX # 208-463-0092
4 May, 2005
phones: Area Code 208
OFFICE; Nampa 466"7861
SHOP: Nampa 466-0663
William G. Berg Jr., City Clerk
City of Meridian
33 East Idaho Ave.
Meridian, ill 83642
RE:
AZ 05-021/Redfish Subdivision
Dear Will:
Nampa & Meridian lITigation District has no comment on the above referenced
application for Annexation and Zoning of 2.78 acres from RUT to L-O zone for Redfish
Subdivision.
Sincerely,
13 ~It~
Bill Henson
Asst. Water Superintendent
Nampa & Meridian Irrigation District
BH/dbg
c:
File. Office/Shop
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS" 23,000
BOISE PROJECT RIGHTS - 40,000