HomeMy WebLinkAboutPorky Park Sub RZ
RZ 05-009
MERIDIAN PLANNING & ZONING MEETING
APPLICANT V J Joint Venture
July 7, 2005
ITEM NO.
20
REQUEST Public Hearing - Rezone of 4.53 acres from I-L to C-G zone for Porky Park
Subdivision - south of Pine Street and east of North Eagle Road
AGENCY
COMMENTS
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CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
CITY ATTORNEY
See attached Staff Comments
CITY SEWER DEPT:
CITY PARKS DEPT:
No Comment
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CITY POLICE DEPT:
CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY WATER DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
SETTLERS' IRRIGATION:
See attached Comments
No Comment
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER: S4i!e IJIfidavit of Posli~
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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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LEGAL DEPARTMENT
(208) 888-4433 'Fax 887-4813
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 898-5500 . Fax 898-9551
CITY COUNCIL MEMBERS
Keith Bird
William L.M. Nary
Shaun Wardle
Charles M. Rountree
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533 . Fax 888-6854
MEMORANDUM:
To:
Mayor, City Council and Planning & Zoning Commission
Transmittal Date: July I, 2005
Hearing Date: July 7, 2005
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From:
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Joseph Guenther, Associate City Planner
Michael Cole, Development Services Coordinator fYI c..
JUL 0 i 2005
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City Ch;;~k öffi~~
Re:
Porky Park Subdivision
.
Request for Rezone of 4.5 acres from I-L to C-G Zone, by VJ Joint Venture
(File No. RZ-O5-009).
.
Request for subdivision of fifteen (15) Commercial Lots on 34.56 acres in
an existing I-L Zone and proposed C-G Zone by VJ Joint Ventures. (File
#PP-O5-026)
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:
APPLICATIONS SUMMARY & HISTORY
The Applicants, J acksons Food Stores, Inc.( proposed Lot I) and VJ Joint Ventures, have requested
rezone approval of 4.5 acres from I-L (Light Industrial) to C-G (General Commercial). The PP
application includes fifteen commercial lots, three total C-G lots including the existing J acksons food
store and twelve industrial lots. The C-G rezone is proposed as the Lots 2- 3. Proposed Lot I Block I
is currently approved for C-G zone by Jacksons Food Store, VJ Joint Ventures is proposing to add
4.53 acres ofC-G zoned lots to the mix-use. The remaining lots, all lying east of Lot 3 Block I will
remain in the I - L zone. The property is located at the southeast comer of Eagle Road and Pine Ave.
The Comprehensive Plan depicts the subject property as Mixed Use-Regional.
Lot I, Block I (2 acres) within the proposed preliminary plat is owned by J acksons Food stores and
is included with the plat as a condition of approval for the rezoning of the property to C-G. VJ Joint
Ventures, which is owned and managed by Ronald W. Van Auker, owns the property east of the
Jacksons property. Van Auker, Inc. has not submitted a master plan on the remainder oftheir land.
The 2 acre parcel has a legal description drafted November 29,2004, prepared by Treasure Valley
Engineers and rezone and conditional approval under CUP-05-012, and RZ-05-004. The remainder
RZ-OS-OO9, PP--OS-026
Porky Park Subdivision
Planning & Zoning Commission/Mayor & City Council
July 7,2005 (Hearing Date)
Page 2
of the Van Auker land holding to the east is currently vacant and requires compliance with the
conditions of approval reduction in platting requirements RP-04-00I.
Staff recommends approval ofthe subiect applications with the conditions noted in this report.
LOCATION & SURROUNDING USES
The subject property is located on the ease side of Eagle Road, south of Pine Ave. The following
uses surround the subject property:
North-Existing commercial development recently platted as Reagan Subdivision, zoned 1-
L with a CUP Use Exception for Commercial uses and designated as Commercial in
the Comprehensive Plan Future Land Use Map.
South - Commerce Park Subdivision, zoned I-L, designated as Industrial in the
Comprehensive Plan Future Land Use Map.
East - Ronald W. Van Auker Property, zoned I-L, designated as Mixed Use Regional in the
Comprehensive Plan Future Land Use Map. East ofthis site is the Meridian School
District.
West - Undeveloped parcels, zoned 1- L, designated as Industrial in the Comprehensive Plan
Future Land Use Map. Recently amended to Mixed Use Regional.
OWNER OF RECORD
The owners of record are Jacksons Food Stores, and VJ Joint Ventures, signed by Ronald W. Van
Auker who has given consent for the applicant to submit the requested applications.
STANDARDS FOR ZONING AMENDMENT
The Commission and Council shall review the particular facts and circumstances of each proposed
zoning amendment in terms of the following standards and shall find adequate evidence answering
the following questions about the proposed zoning amendment (11-15-11):
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;
This property is designated "Mixed Use - Regional" on the Comprehensive Plan Future
Land Use Map. The Mixed Use comprehensive plan designations provides for a
combination of compatible land uses that are typically developed under a master or
conceptual plan. All development within this designation will occur only under the
Conditional Use Permit process, except the Mixed Use-Regional (see below). Where
mixed use developments are phased, a conceptual site plan for the entire mixed use area
is encouraged with the development application or, depending on the scope ofthe
development, prior to a formal development application being submitted.
The following standards will apply to this category:
RZ-O5-009, PP-05-026
Porky Park Subdivision RZ,PP
Planning & Zoning Commission/Mayor & City Council
July 7,2005 (Hearing Date)
Page 3
No upper limit of non-residential use.s Over 200,000 sq. ft. of non-residential building
area; CUP application would not be needed unless a project lies within 300 feet of an
existing residence or school or CUP is otherwise required per ordinance; Residential
density of 3 to 40 units/acre. Sample uses include: All MU-N and MU-C categories,
entertainment uses, major employment centers, clean industry.
Meridian City Code (MCC) 11-7-2.1. states the purpose of the C-G district is "to provide for
a review ofthe impact of proposed commercial uses which are auto and service oriented and
are located in close proximity to major highway or arterial streets; to fulfill the need of
travel-related services as well as retail sales for the transient and permanent motoring
public." The following Comprehensive Plan policies also support the annexation and
proposed retail/fuel service use:
. "Permit new. . .commercial developments only where urban services can be
reasonably provided at the time of final approval and development is
contiguous to the City." (Chapter IV, pg. 26, Goal I, Obj. A, #6)
Sanitary sewer, municipal water, solid waste and other services exist to
this area of Meridian.
.
"Require all new parking lots to provide landscaping in internal islands."
(Chapter V, pg. 43, Goal III, Obj. D, #3)
The Site Plan subllÙtted with the CUP application for this property shall
show internal planters, as required.
.
"Locate new community commercial areas on arterials. . .near residential
areas in such a way as to complement with adjoining residential areas."
(Chapter VII, pg. 43, Goal III, Obj. D, #3)
The proposed commercial uses are located closest to the intersection of a
minor arterial roadway and a state highway. A 25-foot wide street buffer
is shown along Pine Ave and a 35.foot wide street buffer is shown along
Eagle Road SH55, designed in part to llÙtigate potential negative impacts
upon the vehicular traffic on Eagle Road.
.
"Restrict curb cuts and access points on collectors and arterial streets."
(Chapter VII, pg. 107, Goal IV, Obj. D, #2)
Access to Pine Ave, including right-inlright-out and shared accesses
allowing travel towards the west/Eagle Road are subject to the
conditions of ACHD. A cross access agreement within the properties at
the future property boundaries will be required so the cuts can be
shared with adjacent development. In addition, access to Eagle Road is
prohibited in compliance with lTD.
Staff finds that the requested General Commercial (C-G) zoning designation is in accord with
the Comprehensive Plan, the Future Land Use Map, and the Mixed Use-Regional
RZ-O5-009, PP-O5-026
Porky Park Subdivision RZ,PP
Planning & Zoning Commission/Mayor & City Council
July 7,2005 (Hearing Date)
Page 4
designation.
B.
Is the area included in the zoning amendment intended to be re-zoned in the future;
Staff finds that the proposed rezone and accompanying development plans comply with the
requested zone and staff does not anticipate that the property will be rezoned in the future.
The properties requesting commercial zoning meet the requirements of a commercial/retail
comprehensive designation and are adjacent to an existing commercial development to the
north. The industrial use development east of the commercial phase is consistent with the
development of warehousing and wholesale production and sales which are located to the
south of the property. A Master or Concept plan for the 27.59 acres has been submitted
consistent with the development agreement for the rezone of the Jacksons Food store (RZ-
05-004) to address the future of rezoning on the subject property.
c.
Is the area included in the zoning amendment intended to be developed in the fashion
that would be allowed under the new zoning;
Staff finds that the applicant has submitted detailed development plans for the mixed uses on
the property. Staff further finds that the convenience store use, proposed hotel, and proposed
light industrial businesses are allowed within the appropriate zoning designations in this
mixed use area.
D.
Has there been a change in the area or adjacent areas which may dictate that the area
should be rezoned;
Staff finds that the immediate vicinity is a mix of undeveloped parcels that are designated for
a mix of uses in the future, existing urban density residential uses (Meridian Crossroads), and
property annexed and zoned as commercial and industrial property. The southwest comer of
Eagle and Pine (approx. 62 acres) was annexed and zoned C-G (General Commercial) in
February 2005 as part of the Ten Mile Development planned development. Immediately
south of the parcel is an industrial subdivision with warehousing/sales/various industrial
uses. The widening of Pine Avenue to five lanes, the construction of the middle School east
ofthe site, the signalization of the intersection, and the Eagle/I-84 on ramp are all indicators
of a need for a mix of commercial services in the area. The proposal is consistent with
adjacent uses in the City of Meridian and to the east in the City of Boise.
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;
Staff finds that the proposed development is designed in a manner that will be harmonious
with and appropriate in appearance with the existing neighborhood. The approved retail/fuel
RZ-05-009, PP-O5-026
Porky Park Subdivision RZ,PP
Planning & Zoning Commission/Mayor & City Council
July 7,2005 (Hearing Date)
Page 5
service/auto washing facilities on proposed Lot I, Block I are listed uses in harmony with the
intended uses in the C-G district and received approval on May. The eastern edge of the
proposed Jacksons Food Store development (Pine Ave western entrance driveway) is
approximately 207 feet east of the 2-acre site, requiring a cross access agreement to be
entered into. The application does not indicate potential future uses on the eastern remainder
of the 27.59 acre parcel. However, any future use will be consistent with the existing zoning
or only allowed through a public hearing/CUP or platting process in compliance with the
Future Land Use Map. The landscaped street buffers, lighting standards and building
setbacks as required by the Zoning Ordinance are intended to ease impacts of these
commercial and industrial uses on nearby residences.
F.
Will not be hazardous or disturbing to existing or future neighboring uses;
Staff finds that the requested annexation and zoning to C-G should not be disturbing to
existing or future neighboring uses. Any future change of use on the property that may have a
significant impact on the surrounding properties will require conditional use approval under
current ordinances, and adjoining property owners will have an opportunity to comment.
Staff anticipates that the proposed commercial use will not be hazardous or disturbing to the
neighboring uses as long as lighting and noise ordinances are adhered to. The Commission
and Council should consider all public testimony, oral and written, before making this
finding.
G.
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 service;
Staff finds that the proposed uses can be adequately served by all essential public services
and facilities. Drainage will need to be retained on site.
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;
Staff finds that the requested uses will not create excessive additional requirements at public
costs for public facilities and services. Additionally, staff finds that the proposed rezone
would not be detrimental to the economic welfare of the community.
I.
Will not involve uses, activities, processes, materials, equipment, and conditions 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 the proposed C-G zoning ofthe property does not inherently allow uses that
RZ-O5-009, PP-O5-026
Porky Park Subdivision RZ.PP
Planning & Zoning Commission/Mayor & City Council
July 7, 2005 (Hearing Date)
Page 6
will generate activities, processes, materials, equipment, and conditions that are detrimental
to the general welfare ofthe community. Pennitted uses in the C-G zone include gas stations
facilities, banks, professional offices, clinics, dry cleaning, hotels, restaurants and retail
stores. However, as noted above, all future uses will require a mix of use applications
consistent with the Future Land Use Map. Future uses and/or platting will allow for public
testimony and site specific conditions, if necessary, to mitigate uses that may be detrimental
to any persons, property or the general welfare.
J.
Will have vehicular approaches to the property which shall be so designed as not to
create an interference with traffic on surrounding public streets;
The accompanying Preliminary Plat application shows vehicular access to the property via
existing curb cuts that have been authorized by ACHD. The property owner negotiated the
locations and design of these ingress/egress points to Pine Ave with ACHD and access points
may change slightly through the platting. To help prevent interference with westbound Pine
Ave traffic and southbound Eagle Road traffic, left turns are prohibited out ofthe site, unless
at the designated access.
The applicant has shown a public roadway connection from the south border of the project to
connect Commerce Street with Pine Avenue. Staff supports this location and connection in
compliance with Preliminary Plat special consideration #2.
The project is in compliance with ITD and the Meridian Comprehensive Policies on access to
principle arterials, no direct access to Eagle Road will be allowed. Please see the ACHD and
1TD reports for more infonnation regarding vehicular approaches and traffic.
K.
Will not result in the destruction, loss or damage of a natural or scenic feature of major
importance.
Staff finds that no natural or scenic features will be lost or damaged by the project.
L.
Is the proposed zoning amendment in the best interest of the City;
Staff finds that the proposed annexation would be in the best interest of the City by
increasing the supply of land zoned for neighborhood and vehicular oriented
commercial/retail uses North of 1-84. The proposed zoning complies with the Future Land
Use Map, is not proposing any variances or exceptions to Meridian City Code and will allow
for the commercial improvement ofland at a high visibility intersection and industrial uses
consistent with existing uses away from the commercial corridor.
SITE SPECIFIC COMMENTS (Annexation)
RZ.05-009, PP-O5-026
Porky Park Subdivision RZ.PP
Planning & Zoning Commission/Mayor & City Council
July 7,2005 (Hearing Date)
Page 7
1.
The legal description submitted with the application is accurate, places the property
contiguous to existing city limits, and meets the requirements of the City of Meridian and
Idaho State Tax Commission. The legal description of the C-G zone is on the plat listed as
Lots 1-3 of Block I, Porky Park Subdivision. Stamped by Todd R.Waite, PLS May 18,
2005.
2.
The subject property is within the Urban Services Planning Area.
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 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 Regional."
Generally, the Mixed Use designation will provide for a combination of compatible land uses
that are typically developed under a master or conceptual plan. Sample uses are listed as
entertainment, clean industry, and major employers. The uses of Office/Retail closest to
Eagle Road are similar to the sample uses listed on Page 98 Chapter VII of the Meridian
City Comprehensive Plan. The uses of warehouse and wholesaling on the remaining lots are
also consistent with the underlying zoning designation and mixes of uses.
The proposed retail uses within the subdivision are permissible in the requested zones of the
MCC (11-8-1.) Therefore, Staff finds that the proposed subdivision is in compliance with the
Comprehensive Plan and will not require further conditional approval if developed as presented.
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 in Pine Avenue. The applicant shall be required to extend water and
sanitary sewer mains to and through the proposed development, thereby making them available
to the adjacent properties.
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
RZ-O5-009, PP-O5-026
Porky Park Subdivision RZ,PP
Planning & Zoning Commission/Mayor & City Council
July 7,2005 (Hearing Date)
Page 8
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.
SPECIAL CONSIDERATIONS-PRELIMINARY PLAT
I. The applicant shall maintain compliance with existing approvals for the conditional use
approval of the J acksons food store on proposed Lot I Block I, AZ-05-004, CUP-05-009 and
all applicable conditions of approval for the commercial lots in a mixed use development.
2. Construct a north-south public road at the end of Commercial Court to intersect Pine
Street. The roadway location should be approved as proposed. Construct the roadway as
a 40-foot local/commercial street section with vertical curb, gutter and 5-foot wide
concrete sidewalk, within 54-feet of right-of-way.
PRELIMINARY / FINAL PLAT SITE SPECIFIC CONDITIONS
I. Sanitary sewer service to this site is being proposed from existing 6-inch stubs run in during
the E. Pine Street road project to all lots except Lot 7, Block I and Lot 2 Block 2. Six inch
pipe can not be used for main line purposes, therefore the aforementioned lots are not
sewerable at this time and will be subject to sanitary sewer restrictions until such time as
sewer is made available to them. The applicant shall be responsible to install all mains
necessary to serve this project, main size and routing to be coordinated with Public Works.
The applicant shall execute City of Meridian standard foTITIS of easements for any mains
necessary to provide service.
2. Water service to this site will be from main line extensions from existing water mains in Pine
Avenue. 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 foTITIS of
easements, for any mains that are required to provide service.
RZ-OS-OO9, PP-OS-O26
Porky Park Subdivision RZ.PP
Planning & Zoning Commission/Mayor & City Council
July 7,2005 (Hearing Date)
Page 9
3. Per MCC 12-13-10-4, maintain a 25-foot wide street buffer along Pine Avenue. All required
street buffers shall be located beyond any future right-of-way. Show easements for all
required buffers on the final plat. The Porky Park 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 Porky Park Subdivision.
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:
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. The Preliminary Plat dated 5/19/2005, Sheet PP-1 drawn by Todd R. Waite, Claiborn-
Waite Consulting, LLC is approved with the comments and considerations contained within
this report.
10. The Preliminary Site/Landscape Plan (Sheet PL-I, by G-Jenson.)is approved with the
following considerations:
a. The final landscape plan must match the approved landscape plan as required by
CUP-05-012 for the Eagle Road and Pine Avenue intersection.
b. The future public road, indicated between Blocks I and 2 shall include right ofway
landscaping consistent with MCC 12-13.
c. All future projects will be required to submit an internal landscape plan with
Certificate of Zoning Compliance applications.
II. The applicant has not proposed a pressurized irrigation system. M.C.c. 12-5-2-N requires all
new subdivisions to provide underground pressurized irrigation to all lots within a new
RZ-O5-009, PP-05-026
Porky Park Subdivision RZ,PP
Planning & Zoning Commission/Mayor & City Council
July 7,2005 (Hearing Date)
Page 10
subdivision. The City of Meridian requires that pressurized irrigations systems be supplied
by a year-round source of water. If a creek or well source is not available, a single-point
connections 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.
PRELIMINARY PLAT GENERAL REQUIREMENTS
1.
Submit letter from the Ada County Street Name Committee, approving the subdivision and
street names. Make any coaections necessary to conform.
2.
Coordinate fire hydrant placement with the City of Meridian Public Works Department.
3.
Assessment fees for water and sewer service are determined during the building plan review
process.
4.
Two-hundred-fifty-watt, high-pressure sodium streetlights will be required at locations
designated by the Public Works Department. All streetlights shall be installed at subdivider's
expense. Typical locations are at street intersections and/or fire hydrants. 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 to commencing installations.
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 oflandscaped 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
pnmary 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.
All storm and drainage water must be retained on site. 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 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
RZ-O5-009, PP-05-O26
Porky Park Subdivision RZ,PP
Planning & Zoning Commission/Mayor & City Council
July 7,2005 (Hearing Date)
Page II
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.
8.
Show all existing and proposed easements for irrigation/drainage facilities located within the
boundaries of this proposed development.
9.
Any existing domestic wells and/or septic systems within this project will have to be
removed from their domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may
be used for non-domestic purposes such as landscape irrigation.
10.
Provide five-foot-wide sidewalks throughout development in accordance with City
Ordinance.
II.
All construction shall confonn to the requirements of the Americans with Disabilities Act.
12.
Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as detennined during the plan review process, prior to signature on the final
plat per Resolution 02-374.
13.
Applicant shall be responsible for application and compliance with any NPDES Pennitting
that may be required by the Environmental Protection Agency.
14.
Applicant shall be responsible for application and compliance with any Section 404
Pennitting that may be required by the Anny Corps of Engineers.
15.
The applicant's engineer shall be required to submit a signed, stamped statement certifYing
that all street finish centerline elevations are set a minimum ofthree feet above the highest
established nonnal groundwater elevation.
SPECIAL CONSIDERATIONS
1.
2.
Signage: MCC 11-14-10 (Table D) allows a maximum of one, IS-foot high sign per street
frontage. Also, MCC 11-14-9-D.3 requires the signs be located "as near the primary access
driveway as practical."
Roadway connection: The plat includes an undefined lot between blocks I and 2. The lot
should be platted as a public right of way for future dedication and connection through to
Commerce Street.
FIRE DEPARTMENT
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.
RZ-05-009, PP-05-026
Porky Park Subdivision RZ,PP
Planning & Zoning Commission/Mayor & City Council
July 7,2005 (Hearing Date)
Page 12
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 ofthe IFC Section 509.5.
3. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside
radius.
4. Fire lanes and streets shall have a vertical clearance of 13 '6". This includes mature
landscaping.
5. 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.
6. The roadways shall be built to Ada County Highway Standards cross section requirements
and shall have a clear driving surface, available at all times, which is 20' wide. Streets with
less than a 29' street width shall have no parking. Streets with less than 33' shall have
parking only on one side. These measurements shall be based on the face of curb dimension.
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 IS industrial/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 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. The proposed project lies outside the five-minute response zone goal. Achievement ofthis
goal is subject to budgetary constraints and is intended to enhance the probability of a
favorable outcome on a request for Basic Life Support. The budget constraints are typically
defined as capital outlay for facilities that are located within 1.5 miles from a given location
and sufficient operational funds to staff the facilities.
RZ-O5-009, PP-O5-026
Porky Park Subdivision RZ,PP
Planning & Zoning Commission/Mayor & City Council
July 7, 2005 (Hearing Date)
Page 13
10. The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom Sensors to ensure a safe and efficient
response by fire and emergency medical service vehicles. This cost of this installation is to
be borne by the developer
II. Maintain a separation of 5' from the building to the dumpster enclosure.
12. Provide a Knoxbox entry system for the complex prior to occupancy.
13. The first digit ofthe Apartment/Office Suite shall correspond to the floor level.
14. The applicant shall work with Planning Department staffto provide an address identification
plan including a pylon/monument sign at the required intersection(s).
IS. All aspects ofthe building systems (including exiting systems), processes & storage practices
shall be required to comply with the futemational Fire Code.
16. Provide exterior egress lighting as required by the International Building & Fire Codes.
17. 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).
18. All R-2 occupancies with 6 or more units or with 3 floors shall be required to be fire sprinkled.
19. There shall be a fire hydrant within 100' of all fire department connections.
20. Buildings over 30' in height are required to have access roads in accordance with Appendix D
Section D105.
ACHD SITE SPECIFIC CONDITIONS OF APPROVAL
RZ-O5-009, PP-O5-026
Porky Park Subdivision Rl.PP
Planning & Zoning Commission/Mayor & City Council
July 7,2005 (Hearing Date)
Page 14
1.
Construct a 5-foot wide detached concrete sidewalk with a minimum 5-foot wide
landscape strip, or construct a 7-foot wide attached concrete sidewalk, abutting the site on
Pine Street. Provide a sidewalk easement for sidewalk located outside ofthe right-of-
way.
2.
No new Pine Street approaches (driveways or streets) are approved with this application,
with the exception of the location for the proposed street connection to Commercial
Court. Provide cross access agreements throughout the subdivision to allow multiple
access points to Pine Street and the proposed public roadways.
3.
Construct a north-south public road located approximately 400- feet west of the east
property line as proposed
4.
Construct a north-south public road at the end of Commercial Court to intersect Pine
Street. The roadway location should be approved as proposed. Construct the roadway as
a 40-foot local/commercial street section with vertical curb, gutter and 5-foot wide
concrete sidewalk, within 54-feet of right-of-way.
5.
Close the existing curb return adjacent to the proposed north-south public street with
standard curb and gutter to match existing improvements.
6.
Access to the proposed north-south roadways shall be located a minimum of 50-feet south
of Pine Street.
7.
Other than the access points specifically approved with this application, direct access to
Pine A venue is prohibited and shall be noted on the final plat.
8.
Comply with requirements of ITD for the Eagle Road (SH 55) 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 pennit (or other required pennits), whichever occurs
first. Contact District III Traffic Engineer Dan Coonce at 334-8340.
9.
Comply with all Standard Conditions of Approval.
ACHD Standard Conditions of Aooroval
2.
1.
Any existing irrigation facilities shall be relocated outside ofthe right-of-way.
All utility relocation costs associated with improving street frontages abutting the site
shall be borne by the developer.
RZ-05-009, PP-05-026
Porky Park Subdivision RZ.PP
10.
II.
Planning & Zoning Commission/Mayor & City Council
July 7, 2005 (Hearing Date)
Page 15
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 ACHD Ordinances unless specifically waived herein. An
engineer registered in the State ofIdaho shall prepare and certifY all improvement plans.
6.
The applicant shall submit revised plans for staff approval, prior to issuance of building
penuit (or other required penuits), which incorporates any required design changes.
7.
Construction, use and property development shall be in confonuance with all applicable
requirements of the Ada County 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 #200, also known as Ada County Highway District Road
hnpact Fee Ordinance.
9.
It is the responsibility of the applicant to verify all existing utilities within the right-of-
way. The applicant at no cost to 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.
No change in the tenus 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 confinnation of any change from the Ada County Highway
District.
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.
RZ-O5-009, PP-O5-026
Porky Park Subdivision RZ.PP
Planning & Zoning Commission/Mayor & City Council
July 7,2005 (Hearing Date)
Page 16
Sanitary Services Comment:
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.
Police Department Comment:
1. The Police Department has no concerns related to the site design submitted with the
application.
Parks Department Comment:
1. Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (MCC 12-13-13-6) will be followed.
RECOMMENDATION
Upon resolution of the issues raised in this report, staff recommends approval of this application
with the aforementioned conditions of approval.
RZ-O5-009, PP-O5-026
Porky Park Subdivision RZ,PP
.'
()ì CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT
~B~LI~ Environmental Health Division
RECEIVED
Rezone # ¡¿ Z 0..:5 - 00 f
Conditional Use #
Preliminary / Final/Short Plat
£.
JUN ~ 4 2005
City of Meridian
City Clerk Office
Return to:
0 Boise
0 Eagle
0 Garden City
ø Meridian
0 Kuna
DACZ
0 Star
0 1. We have No Objections to this Proposal.
0 2. We recommend Denial of this Proposal.
0 3. Specific knowledge as to the exact type of use must be provided before we can comment on this Proposal.
0 4. We will require more data concerning soil conditions on this Proposal before we can comment.
0 5. Before we can comment concerning individual sewage disposal, we will require more data concerning the depth of:
0 high seasonal ground water 0 waste flow characteristics
0 or bedrock from original grade 0 other
0 6. This office will require a study to assess the impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
07. This project shall be reviewed by the Idaho Department of Water Resources concerning well construction and
water availability.
ø.a. After written approval from appropriate entities are submitted, we can approve this proposal for:
rg central sewage 0 community sewage system 0 community water well
tJ interim sewage ~ central water
0 individual sewage 0 individual water
Ø9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division of Environmental Quality:
~ central sewage g community sewage system 0 community water
tJ sewage dry lines )9'central water
,Ø-1Q. Run-off is not to create a mosquito breeding problem.
0 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indicate approval.
0 12. If restroom facilities are to be installed, then a sewage system MUST be installed to meet Idaho State
Sewage Regulations.
0 13. We will require plans be submitted for a plan review for any:
0 food establishment 0 swimming pools or spas
0 beverage establishment 0 grocery store
0 child care center
Ø-14. Please see attached stormwater management recommendations
015.
Dale:~ tJ J ~
Reviewed By:)'11 rI'c- /'
15726-001 EHO904
Review Sheet
" CENTRAL
r.HËALTH
DEPARTMENT
MAIN OFFICE. 707 N. ARMSTRONG PL. . BOISE, 10 83704-0825 . (208) 375-5211 . FAX 327-8500
To prevent and treat disease and disability; to promote healthy lifestyles; and to protect and promote the health and quality of our environment.
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 Storm water 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.
Ada I Boise County Office
707 N. Armstrong PI.
Boise, 10 83704
Enviro. Health: 327-7499
Family Planning: 327.7400
Immunizations: 327-7450
Senior Nutrition: 327-7460
WIC; 327-7488
FAX: 327-8500
Serving Valley, Elmore, Boise, and Ada Counties
Elmore County Office
520 E. 8th 51. North
Mountain Home, 10 83647
Enviro. Health: 587-9225
Family Health: 587-4407
WlC: 587-4409
FAX: 587-3521
Valley County Office
703N.1stSt.
P.O. Box 1448
McCall, 10 83638
Ph. 634-7194
FAX: 634-2174
UuoQ,IZrevO'^'
RECEIVED
JUN 2 7 2005
CITY OF MERIDIAN
CITY CLERK OFFrCE
AFFIDAVIT OF LEGAL INTEREST
STATE OF IDAHO)
) ss
COUNTY OF ADA )
l,v1 J 0 " V\k Vl\tw.œ.. , 1::0 ~~ € !..JrNft;t2.\t-.
(name) (address)
Me e\ t> \ Prt-J _11) being first duly sworn
. upon oath, depose and say:
(city) ( state)
I. That I am the record owner of the Property described on the attached, and I
grant my permission to:
V:s jO\Ñ\ VetJ~E:
(name)
, "ÿ) ~ 1..\ e ~ f\-~ ~~
(address)
to submit the accompanying application pertaining to that property.
2. I agree to indemnify, defend and hold the City of Eagle and it's employees
Hannless from any claim or liability resulting from any dispute as to the
statements contained herein or as to the ownership of the property which is th
subject of the application.
Dated this
Z 1-t}J.
day of
SUBSCRIBED AND SWORN to hefo me the day and year above written.
~k<
Public for Idaho f/
Residing at:L1JdIk-Æ
,
My commission expires: 7-.;-; / - d-o Ii)
DATE
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
July 7, 2005
ITEM #
PROJECT NUMBER
PROJECT NAME
20
RZ 05-009
Porky Park Subdivision
NAME (PLEASE PRINT)
FOR
AGAINST NEUTRAL