HomeMy WebLinkAboutPorky Park Sub PP
PP 05-026
0
MERIDIAN PLANNING & ZONING MEETING
APPLICANT V J Joint Venture
July 7, 2005
ITEM NO.
21
REQUEST Public Hearing - Preliminary Plat approval of 15 commercial building lots on
34.56 acres in proposed C-G zone for Porky Park Subdivision - south of Pine Street and
east of North Eagle Road
AGENCY
COMMENTS
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:
See attached Comments
See attached Comments
SETTLERS'IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted: ~a~ l.ft2/'--.
Emailed:
Date: 7/VJ þs- Phone: f.(~ - Sf 21'/ Cf'L^--
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Staff Initials: tJ€ '-'V ~
Materials presented at public meetings shall become property of the City of Meridian.
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:
Transmittal Date: July I, 2005
Hearing Date: July 7, 2005
To:
Mayor, City Council and Planning & Zoning Commission
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From:
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Joseph Guenther, Associate City Planner /
Michael Cole, Development Services Coordinator M C
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Re:
Porky Park Subdivision
.
Request for Rezone of 4.5 acres £rom 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, Jacksons Food Stores, Inc.( proposed Lot 1) 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 incluqing the existing J acksons food
store and twelve industrial lots. The C-G rezone is proposed as the Lots 2-3. Proposed Lot 1 Block 1
is cunently 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 1 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 1, Block 1 (2 acres) within the proposed preliminary plat is owned by Jacksons Food stores and
is included with the plat as a condition of approval for the rezoning ofthepropertyto C-G. VJ Joint
Ventures, which is owned and managed by Ronald W. Van Auker, owns the property east of the
J acksons property. Van Auker, Inc. has not submitted a master plan on the remainder of their 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-05-0 12, and RZ-05-004. The remainder
RZ-05-009, PP-O5-026
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-04-00 I.
Staff recommends approval of the subject 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 of this site is the Meridian School
District.
W est ~ 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-OS-O09, PP-OS-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 othelwise required per ordinance; Residential
density of3 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.r. states the purpose of the C-G district is "to provide for
a review of the 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 pennanent 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 submitted 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 mitigate 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 N, Obj. D, #2)
Access to Pine Ave, including rightøin/right-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-05-009, 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 J acksons 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
of the 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 hannonious
with and appropriate in appearance with the existing neighborhood. The approved retail/fuel
RZ-O5-009, PP-05-026
Porky Park Subdivision RZ.PP
Plmming & Zoning CmmnissioniMayor & City Council
July 7,2005 (Hearing Date)
Page 5
service/auto washing facilities on proposed Lot 1, Block 1 are listed uses in hmIDony with the
intended uses in the C-G district mId received approval on May. The eastel11 edge of the
proposed Jacksons Food Store development (Pine Ave westel11 entrance dliveway) 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 eastel11 remainder
ofthe 27.59 acre parcel. However, any fl.lture 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 stmIdards 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 econoDÛc 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 of the property does not inherently allow uses that
RZ-O5-009, PP-05-026
Porky Park Subdivision RZ_PP
Plmming & Zoning Commission/Mayor & City Council
July 7,2005 (Hearing Date)
Page 6
will generate activities, processes, materials, equipment, mId conditions that are detrimental
to the general welfare of the 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 of the site, unless
at the designated access.
The applicant has shown a public roadway connection from the south border ofthe project to
connect Commerce Street with Pine Avenue. Staff supports this location mId 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
ITD reports for more information 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 ofI-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-O5-009, PP-05-026
Porky Park Subdivision RZ,PP
Plmming & Zoning Cmmnission/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 ofthe C-G zone is on the plat listed as
Lots 1-3 of Block 1, 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 FINDfNGS 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 pennissible 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-05-009, PP-05-026
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
CoD1DÚssion'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 Council or 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
1. The applicant shall maintain compliance with existing approvals for the conditional use
approval of the J acksons food store on proposed Lot 1 Block 1, 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
1. 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 1 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 forms 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 forms of
easements, for any mains that are required to provide service.
RZ-O5-009, PP-O5-026
Porky Park Subdivision RZ.PP
Plamling & Zöl1Îng 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 5/1912005, Sheet PP-l 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-l, 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 1 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.
11. 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-O5-026
Porky Park Subdivision RZ.PP
Plamling & Zoning Commission/Mayor & City Council
July 7,2005 (Hearing Date)
Page 10
subdivision. The City of Meridian requires that pressurized inigations 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 cOlmection 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 conections 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 subdiv.ided 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-OS-O09, PP-OS--DZ6
Porky Park Subdivision RZ_PP
Planning & Zoning Commission/Mayor & City Council
July 7,2005 (Hearing Date)
Page 11
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 ofthis 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.
11.
All construction shall conform to the requirements ofthe Americans with Disabilities Act.
12.
Applicant shall be required to pay Public Warks 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.
13.
Applicant shall be responsible for application and compliance with any NPDES Permitting
that may be required by the Environmental Protection Agency.
14.
Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army 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 of three feet above the highest
established normal groundwater elevation.
SPECIAL CONSIDERATIONS
1.
2.
Signage: MCC 11-14-10 (Table D) allows a maximum of one, 15-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 1 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-O5-009, PP-05-O26
Porky Park Subdivision RZ.PP
PlatU1ing & Zóì1ing Commission/Mayor & City Council
July 7,2005 (Hearing Date)
Page 12
2. Final Approval ofthe fire hydrant locations shall be by the Meridiat1 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 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 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 15 industrial/ commercial lots lot will have an unknown transient population and will have
an unknown impact on Meridian Fire Department call vohunes. 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-05-026
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 ofthis 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
11. Maintain a separation of5' ITom 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).
15. All aspects of the building systems (including exiting systems), processes & storage practices
shall be required to comply with the International 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 DI05.
ACHD SITE SPECIFIC CONDITIONS OF APPROVAL
RZ-05-009, PP-05-026
Porky Park Subdivision RZ,PP
9.
rimming & 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
Im1dscape strip, or construct a 7-foot wide attached concrete sidewalk, abutting the site on
Pine Street. Provide a sidewalk easement for sidewalk located outside of the 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 Avenue 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 permit (or other required permits), whichever occurs
first. Contact District III Traffic Engineer Dan Coonce at 334-8340.
Comply with all Standard Conditions of Approval.
ACHD Standard Conditions of Approval
1.
2.
Any existing irrigation facilities shall be relocated outside of the right-of-way.
All utility relocation costs associated with improving street frontages abutting the site
shall be borne by the developer.
RZ-OS-OO9, PP-OS.026
Porky Park Subdivision RZ.PP
10.
11.
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 of Idaho shall prepare and certify all improvement plans.
6.
The applicant shall submit revised plans for staff approval, prior to issuance of building
permit (or other required permits), which incorporates any required design changes.
7.
Construction, use and property development shall be in confonnance 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
Impact Fee Ordinance.
9.
It is the responsibility of the applicant to verify all existing utilities within the right-of-
way. The applicant at no cost to ACHD shall repair existing utilities damaged by the
applicant. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two
full business days prior to breaking ground within ACHD right-of-way. The applicant
shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare
or filled) are compromised during any phase of construction.
No change in the terms and conditions of this approval shall be valid unless they are in
writing and signed by the applicant or the applicant's authorized representative and an
authorized representative ofthe Ada County Highway District. The burden shall be upon
the applicant to obtain written confirmation of any change from the Ada County Highway
District.
Any change by the applicant in the planned use ofthe 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-05-009, PP-O5-026
Porky Park Subdivision RZ.PP
Planning & Zoning Commission/Mayor & City Council
July 7,2005 (Hearing Date)
Page 16
Sanitarv 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:
I. Standard for Mitigation oftrees: 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-05-026
Porky Park Subdivision RZ.PP
~ & ~ 1~ Z)i4tUd
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
RE(jEIVED
22 June 21, 2005
JUN '3 C 2005
phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
William G. Berg Jr., City Clerk
City of Meridian
- 3 3 East TdãIíò-Ave.' -~-- - "
Meridian, ID 83642
':::;ity Of Meridian
(:Jity Clerk Office
.. --..c.. --~"--
_n -nn" -
--n ---- --,-, " ~-~"_n- -""
RE:
PP 05-026 & RZ 05-009/Porky Park Subdivision
Dear Will:
Nampa & Meridian Irrigation District has no comment on the above referenced application for
Rezoning.
Preliminary Plat: Ifall storm drainage is retained on-site there will be no impact on Nampa &
Meridian Irrigation District and no further review will be required.
However, if any surface drainage leaves the site, the Nampa & Meridian Irrigation District
requires that a Land Use Change Application is filed for review prior to final platting. Please
contact Donna Moore at 466-7861 for further information.
All laterals and waste ways must be protected. The developer must comply with Idaho Code 31-
3805. It is recommended that irrigation water be made available.to all developments within the
Nampa & Meridian Irrigation District.
Sincerely,
13# {/~
Bill Henson
Asst. Water Superintendent
Nampa & Meridian lITigation District
BH/dbg
, c: A. Damberger
.. File - Office/Shop
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS, 40,000
~ & ~ ~o~Jia
1503 FIRST STREET SOUTH NAMPA, IDAHO 83651-4395
FAX # 208-463-0092
22 June 2005
phones: Area Code 208
OFFICE: Nampa 466-7861
SHOP: Nampa 466-0663
Matt Munger
Munger Engineering, Inc.
4090 W. State Street, Suite 29
Boise, ID 83703
----'~-~---""~----~--~----"~"-"-~--"-~--' ---'-'-----'-~-~-"--"----~-_.-_"'-'--~-".",, .. -~--,-. --"=~-- ----'-------
"""-------~-~----"
RE:
Land Use Change Application - Porky Park Subdivision
Please note the District now reQuires t~s of P!!.D.!
Dear Mr. Munger:
Enclosed please find a Land Use Change Application for your use to file with the Irrigation
District for its review on the above-referenced development. If this development is under a
"rush" to be finalized, I would recommend that you submit a cashier's check, money order or
cash as payment of the fees in order to speed the process up. If you submit a company or
personal check, it must clear the bank before processing the application.
Should this development be planning a pressure urban irrigation system that will be owned,
operated and maintained by the Irrigation District, I strongly urge you to coordinate with John P.
Anderson, Water Superintendent for the Irrigation District, concerning the installation of the
pressure system. Enclosed is a questionnaire that you must fill out and return in order to initiate
the process of contractual agreements between the owner or developer and the Irrigation
District for the ownership, operation and maintenance of the pressure urban irrigation system.
If you have any questions concerning this matter, please feel free to call on me at the District's
office, or John P. Anderson, at the District's shop.
Sincerely,
-- .,. ~-.
it - -~. ~.
~. ~lore, A t. SecretarylTreasurer
NAMPA & MERIOI N IRRIGATION DISTRICT
ONM/smc
cc: File
Water Superintendent
Will Berg, City Clerk, Meridian City
Ronald w. VanAuker, VJ Joint Venture & Jacksons Food Stores, Inc.,
3084 E. Lanark, Meridian, 10 83642
enc.
APPROXIMATE IRRIGABLE ACRES
RIVER FLOW RIGHTS - 23,000
BOISE PROJECT RIGHTS - 40,000
SETTLERS'IRRIGATION
PO BOX 7571
PHONE, 344-247
DISTRICT. CORY
BOISE. IDAHO B3707-1571
FAX: 343-]642
,,--"
June 16, 2005
RECEIVED
JUN 2 0 2005
Matt Munger
Munger Engineering
4090 W. State Street, Suite 29
Boise, ID 83703
City of Meridian
City Clerk Office
Re: PP 05-026 Porky Park Subdivision
~"---"""",,~----,,-,c.- - ---" c- -,-c-- -,,------"-----~--c-:-- "--,,--c-" c- -,_--~-" --o,-,I=-------_--------------""_-~_"",, -" ..-" _-._-'----,-~-_.. .~-----' -"- - 0 ------:-----..---'---.-" ---'-- -~---,,'--" ---~------- ---",-
Dear Matt:
After review of the Preliminary Plat ofthe above-mentioned application Settlers Irrigation
District requests the following:
1. All irrigation/drainage facilities along with their easements must be protected and
continue to function. The facilities involved are the Settlers Canal (50' easement), the
O'Brien Lateral (20'easement) and the Dobaron Lateral (20'easement).
2. A Land Use Change Application must be on file prior to any approvals.
3. A license" agreement MUST be signed and recorded prior to -- construction of any S .LD.
facilities, or within its easements. --
4. Any changes to the existing irrigation system such as relocation, water delivery, tiling,
and landscaping must be approved by Settlers Irrigation District's Board --of Directors.
5. All storm drainage must be retained on-site.
6. The development must supply irrigation access to all lots within the above-mentioned
subdivision from the current delivery point. If the developer wishes to have Settlers
Irrigation District own, operate, and maintain the pressure irrigation system an agreement
needs to be in place prior to the pre-construction meèting.
If you have any questions please call 343-5271.
~~
Nathan Draper, Manager
, Settlers Irrigation District
Enclosures
Cc: Will Berg, City of Meridian (w/o enclosures)
Bruce Freckleton (w/o enclosures)
Scott Campbell (w/o enclosures)
CITY OF MERIDIAN
PUBLIC HEARING
SIGN-UP SHEET
July 7,2005
ITEM #
21
DATE
PROJECT NUMBER
PP 05-026
Porky Park Subdivision
PROJECT NAME
NAME (PLEASE PRINT) FOR AGAINST NEUTRAL