HomeMy WebLinkAboutWeed & Pest Control
CITY OF MERIDIAN
FINJ)INGS OF FACT, CONCLUSIONS OF
, LAW AND
DECISION & ORDER
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In the Matter of Ada County Weed and Pest Control Campus Subdivision, a request to
-,,----/--,,----------Sfibdivide 10.85 acres into three building lots and one landscape lot
Case No(s).PP-05-042
For the City Council Hearing Date of: November 1, 2005
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of November 1, 2005
incorporated by reference)
2. Process Facts (see attached Staff Report for the hearing date of November 1, 2005
incorporated by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of
November 1, 2005 incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the
hearing date of November 1, 2005 incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (Lc. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code
codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of
Meridian has, by ordinance, established the Impact Area and the Amended
Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002,
Resolution No. 02-382 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code §
II-SA.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). PP-O5-042 - PAGE 1 of 4
5. It is found public facilities and services required by the proposed development will not
impose expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which
shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon
the applicant, the Planning Department, the Public Works Department and any affected
party requesting notice.
7. That this approval is subject to the Legal Description, Preliminary Plat, and the
Conditions of Approval all in the attached Staff Report for the hearing date of
November 1, 2005 incorporated by reference. The conditions are concluded to be
reasonable and the applicant shall meet such requirements as a condition of approval of
the application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and
based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
1. The applicant's Preliminary Plat as evidenced by having submitted the Preliminary Plat
dated August 3, 2005 is hereby conditionally approved; and,
2. The site specific and standard conditions of approval are as shown in the attached Staff
Report for the hearing date of November 1, 2005 incorporated by reference.
D. Notice of Applicable Time Limits
1.
Notice of Twelve (12) Month Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final
plat, or short plat shall become null and void if the applicant fails to record a final plat
within two (2) years ofthe approval of the preliminary plat or one (1) year of the
combined preliminary and final plat or short plat. In the event that the development of
the preliminary plat is made in successive phases in an orderly and reasonable manner,
and conforms substantially to the approved preliminary plat, such segments, if
submitted within successive intervals of eighteen (18) months, may be considered for
final approval without resubmission for preliminary plat approval. Upon written request
and filed by the applicant prior to the termination of the period in accord with 11-6B-
7.A, the Director may authorize a single extension of time to record the final plat not to
exceed eighteen (18) months. Additional time extensions up to eighteen (18) months as
determined and approved by the City Council may be granted. With all extensions, the
Director or City Council may require the preliminary plat, combined preliminary and
final plat or short plat to comply with the current provisions of Meridian City Code
Title 11. If the above timetable is not met and the applicant does not receive a time
extension, the property shall be required to go through the platting procedure again.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). PP-O5~O42 - PAGE 2 of 4
E.
Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat
or conditional use permit entitles the Owner to request a regulatory taking analysis.
Such request must be in writing, and must be filed with the City Clerk not more than
twenty-eight (28) days after the final decision concerning the matter at issue. A request
for a regulatory takings analysis will toll the time period within which a Petition for
Judicial Review may be filed.
2. Please take notice that this is a final action ofthe governing body of the City of
Meridian, pursuant to Idaho Code § 67-6521 an affected person being a person who has
an interest in real property which may be adversely affected by the issuance or denial of
the conditional use permit approval may within twenty-eight (28) days after the date of
this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho
Code.
F.
Attached: Staff Report for the hearing date of November 1,2005
By action ofthe City Council at its regular meeting held on the
,2005.
day of
COUNCIL MEMBER SHAUN WARDLE
VOTED
COUNCIL MEMBER CHRISTINE DONNELL
VOTED
COUNCIL MEMBER CHARLIE ROUNTREE
VOTED
COUNCIL MEMBER KEITH BIRD
VOTED
MAYOR TAMMY de WEERD
(TIE BREAKER)
VOTED
Mayor Tammy de Weerd
Attest:
William G. Berg, Jr., City Clerk
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISlON & ORDER
CASE NO(S). PP-O5-042 - PAGE 3 of 4
Copy served upon Applicant, The Planning Department, Public Works Department and City
Attorney.
By:
City Clerk's Office
Dated:
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). PP-O5-042 - PAGE 4 of 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
TO:
FROM:
Meridian City Council
Joe Guenther, Associate City Planner
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STAFF REPORT
City Council Hearing Date: 11/1/2005
p+Z Hearing Date 10/6/2005
SUBJECT:
Weed and Pest Control Campus
. PP~05~042
3 building lots and 1 landscape lot on 10.85 acres in an I-L zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Ada County Weed and Pest Control, is requesting a Preliminary Plat approval for three lots
in an Industrial District. The subject application includes a request to subdivide 10.85 acres into three
building lots and one landscape lot.
2. SUMMARY RECOMMENDATION
Staff recommends approval of the subject Preliminary Plat request with the conditions contained in
Exhibit B.
The Meridian Planning and Zoning Commission heard the item on October 6,2005. At the public
hearing they moved to recommend unanimous approval.
a. Summary of Public Hearing:
i. In favor: Darin Fluke JUB Engineers
ii. In opposition: None.
iii. Commenting: None.
iv. Staff presenting application: Joe Guenther, Associate Planner
v. Other staff commenting on application: None.
b. Key Issues of Discussion by Commission:
i. None.
c. Key Commission Changes to Staff Recommendation:
i. None.
d. Outstanding Issue(s) for City Council:
i. None.
3. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
South of Pine Ave. and West of Locust Grove
3NIE7
b. Owner:
Ada County
200 W. Front Street
Boise, Idaho 83702
c. Applicant:
Ada County
200 W. Front Street
Boise, Idaho, 83702
WEED AND PEST CONTROL SUBDIVISION
PP-O5-042
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
d. Representative:
Daren Fluke, J-U-B Engineers
e. Present Zoning: I-L
f. Present Comprehensive Plan Designation:
Mixed Use Community
g. Description of Applicant's Request: The applicant is requesting the following preliminary
plats for three building lots and one landscape lot in an Industrial district.
1. Date of preliminary plat (attached as Exhibit AI): August 3,2005
2. Date oflandscape plan (attached as Exhibit A2): August 16,2005
h. Applicant's Statement/Justification (reference submittal material):
Daren Fluke, nJB Engineers has submitted a statement of purpose with the application, dated
August 2, 2005. The applicant has made amendments to the site plan due to Meridian City
Staff concerns and has addressed the pathway location along the Five-mile Creek in response
to City of Meridian staff.
4. PROCESS FACTS
a. The subject application will in fact constitute a preliminary plat as detennined by City
Ordinance. By reason ofthe provisions of the Meridian City Code Title 12 Chapter 3, a
public hearing is required before the City Council on this matter.
b.
c.
Newspaper notifications published on:
Planning Commission Hearing: September 19, 2005 and October 3, 2005
City Council Meeting Published on October 10, 2005 and October 24, 2005
Radius notices mailed to properties within 300 feet on:
Planning Commission Hearing: September 9, 2005
City Council Meeting Published on October 7, 2005
d.
Applicant posted notice on site by:
Planning Commission Hearing: September 26, 2005
City Council Meeting Published on October 24, 2005
5. LAND USE
a. Existing Land Use(s):
Vacant Industrial
b. Description of Character of SulTounding Area:
c. Adjacent Land Use and Zoning
1. North: Residential R-4 and Ada County R-1
2. East: Industrial
3. South: UPRR, Industrial
4. West: Rl Ada County, Single residence
d. History of Previous Actions: N/A
e. Existing Constraints and Opportunities
Industrial
1. Public Works
Location of sewer:
E. Commercial Ave
Location of water:
E. Commercial Ave
WEED AND PEST CONTROL SUBDIVISION
PP-05-042
PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
Issues or concerns:
Floodplain
2. Vegetation: None
3. Flood plain: 100 yr floodplain SW comer of site, not for building
4. Canals/Ditches Irrigation: Five Mile Ditch, Five Mile Creek
5. Hazards: Floodplain
6. Proposed Zoning: I-L
7. Size of Property: 10.85 acres
8. Description of Use: hldustrial
f. Subdivision Plat fuformation
1. Residential Lots: N/ A
2. Non-residential Lots: 3
3. Total Building Lots: 3
4. Common Lots: 1
5. Other Lots: N/A
6. Total Lots: 4
7. Open Lots: N/A
8. Residential Area: 0
9. Gross Density: NA
g. Landscaping
1. Width of street buffer(s): 25' along Pine Avenue; 10' along Commercial Avenue.
2. Width ofbuffer(s) between land uses: None at this time. Any buffers required at
time of construction will likely be met by the natural separation due to Five Mile Creek.
3. Other landscaping standards: Five Mile Creek Pathway, as shown on Landscape
Plan dated August 16, 2005.
h. Proposed and Required Non-Residential
I-L
Setbacks Proposed Required
Street front 35 35
&& 0 0
Rear 0 0
Frontage 0 0
1. Summary of Proposed Streets and/or Access (private, public, common drive, etc.):
The Street Configuration is for allowing Commercial Ave to continue from the existing
Commercial Ave in the future. For a detailed report on the public streets and access points to
public streets, the attached staff report from the Ada County Highway District (Exhibit C).
6. AGENCY COMMENTS MEETING On September 16, 2005, a joint agency and departments
meeting was held with service providers in this area. The agencies and departments present include:
WEED AND PEST CONTROL SUBDIVISION
PP-05-042
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
Meridian Fire Department. Staff has included all comments and recommended actions as Conditions of
Approval in attached Exhibit B.
7. COMPREHENSIVE PLAN POLICIES AND GOALS
Mixed Use. There are three sub-categories of the Mixed Use designation. Generally, the
designation will provide for a combination of compatible land uses that are typically developed
under a master or conceptual plan. The purpose of this designation is to
Identify key areas which are either infill in nature or situated in highly visible or transitioning
areas of the city where innovative and flexible design opportunities are encouraged. The intent of
this designation is to offer the developer a greater degree of design and use flexibility.
The following standards will serve as general guidelines for development in these Mixed
Use areas:
All development within this designation will occur only under the Conditional Use
Permit process,
Mixed Use-Community: The following standards will apply to this category:
Up to 25 acres of non-residential uses permitted within the Mixed Use-Community areas as
shown on the Future Land Use Map. In Mixed Use-Community areas that are not Neighborhood
Centers, over 25 acres of non-residential uses shall be permitted (through the CUP process).
Up to 200,000 sq. ft. of non-residential building area
Residential density of 3 to 15 units/acre
Sample uses include: All MU-N categories, clothing stores, garden centers, hardware stores,
restaurants, banks, drive-thru facilities, auto service station, department stores.
Furthennore, the proposed development meets the following goals and objectives of the
Comprehensive Plan: Chapter VII Goal IV: Encourage compatible uses to minimize conflicts and
maximize use of land.
Objective A: Address conflicts with compatible uses and Impact Areas.
Chapter VII Goal IV Objective A Action 1. Minimize noise, odor, air pollution, and visual
pollution in industrial development adjacent to residential areas.
Chapter VII Goal IV Objective A Action 2. Encourage industrial development to locate adjacent
to existing industrial uses.
Chapter VII Goal IV Objective A Action 3. Require industrial uses to conform to disposal, spill
and storage measures as outlined by the EP A.
Chapter VII Goal IV Objective A Action 4. Locate industrial uses where adequate water supply
and water pressure are available for fIre protection.
Chapter VII Goal IV Objective A Action 5. Require industrial development to confonn to Federal
and State air, water, and noise pollution standards, and local landscaping, traffic, noise, and
environmental standards.
8. ZONING ORDINANCE
Purpose Statement of Zone:
I-L Light Industrial District: The purpose of the I~L light industrial district is to provide for light
industrial development and opportunities for employment of Meridian citizens and area residents
and reduce the need to commute to neighboring cities; to encourage the development of
WEED AND PEST CONTROL SUBDIVISION
PP-05-042
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
manufacturing and wholesale establishments which are clean, quiet and free of hazardous or
objectionable elements, such as noise, odor, dust, smoke or glare and that are operated entirely
or almost entirely within enclosed structures; to delineate areas best suited for industrial
development because of location, topography, existing facilities and relationship to other land
uses. This district must also be in such proximity to ensure connection to the municipal water
and sewer systems of the city. Uses incompatible with light industry are not pennitted, and strip
development is prohibited.
9. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
1. PP Application: Based on the policies and goals contained in the Comprehensive Plan
and the general compliance of the proposed development with the Zoning Ordinance, staff
believes that this is a good location for the proposed development.
The applicant will be responsible for all costs associated with the sewer and water service
extension. Any existing domestic wells and/or septic systems within tIns project will have to be
removed from their domestic service, per City Ordinance Section 5-7-517, when services are
available from the City of Meridian. Wells may be used for non-domestic purposes such as
landscape irrigation.
All future development of the subject property shall be constructed in accordance with City of
Meridian ordinances in effect at the time of development. All future uses shall not involve uses,
activities, processes, materials, equipment and conditions of operation that will be detrimental to
any persons, property or the general welfare by reason of excessive production of traffic, noise,
smoke, fumes, glare or odors.
Micropaths: The applicant is proposing to construct a micropath with this plat along the Five
Mile Creek as shown on the landscaping plan. Staff is generally supportive of the pedestrian
connections between the existing industrial developments east of the site for future connection to
the west and north along Five Mile Creek.
Commercial Streets: MCC 12-13-10-4 requires a 10-foot wide street buffer along commercia!
roadways. On the submitted landscape plan, the applicant is proposing to construct a 25-foot
wide buffer to Pine Ave. A 10-foot wide street buffer along both sides of Commercial Avenue
is required. However, the street buffers easements should be labeled on the plat. Staff
recommends that the applicant be allowed to landscape such easements prior to issuance of
certificate of occupancy for the first structure on each proposed lot (instead of tied to the [mal
plat).
Ditches. Laterals. and Canals: There are several inigation laterals, creeks, ditches that bisect this
parcel. Per MCC 12-4-13, all inigation ditches, laterals or canals, exclusive of natural
waterways, intersecting, crossing or lying adjacent and contiguous to the area being subdivided
shall be tiled. Due to the size, location and status of the canals bordering the site, they shall not
be required to be tiled or covered.
b. Staff Recommendation: Staff recommends Approval of PP-05-042 for Weed and Pest
Control Campus Subdivision as presented in the staff report dated October 6, 2005 based on the
Findings of Fact as listed in Exhibit C as attached to this report. Staff has prepared findings
consistent with this recommendation.
10. PROPOSED MOTION
Recommend Approval
I move to approve File Number PP-05-042 as presented staff report dated November 1, 2005
with the preliminary plat dated August 3, 2005 subject to the conditions of approval as listed in
WEED AND PEST CONTROL SUBDIVISION
PP-05-042
PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
Exhibit B.
Denial
I move to deny File Number PP-05-042 as presented in staff report dated November 1,2005 with
the preliminary plat dated August 3, 2005 for the following reasons: (you must state specific
reasons for denial. They should address how the applicant might re-do the application to gain
your recommendation for approval.)
11. EXHIBITS
A. Drawings
1. Preliminary Plat (dated: August 3, 2005)
2. Landscape Plan (dated: August 16,2005)
3. Legal Description
B. Conditions of Approval
1. Plmming Department
2. Public Works Department
3. Fire Department
4. Parks Department
5. Ada County Highway District
C. Required Findings from Zoning Ordinance
WEED AND PEST CONTROL SUBDIVISION
PP-05-042
PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT, QUESTIONS? CALL (208) 884-5533
A. Drawings
1. Preliminary Plat (dated: August 3,2005)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
2. Landscape Plan (dated Au ust 16,2005)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
3, Legal Description (Signed by Ronald Hodge, PLS August 3, 2005)
Project:
Date:
H)-aS-aS8
August 3, 2005
PARCEl DESCRIPTION
That portion of the NOfth~ð5t \{o of the South~ast \{o of Section 7, Township 3 North, Range 1 Ea$t, Boi$e
Meridian, Ada County, Idaho, and more P4rtiaJlarly described as follows:
Commencing at the East ~ ~orner of SectlOI'I 7; thef\ce along the Northerly boundary of the
Southeast 14 of !OIld sectIon, South 89" 33'47" West, 908.99 feet to the POINT OF ilfGrNNING;
thence South 00'26'1]" East, 50.31 feet;
thence along a non-tanøent curve to the Ielt 3,35 feet, havlna a radiw¡ of 35.00 feet, and a long chord
which b<lers Soljth 24"34'28" East, 3.3S feet;
thence South 21' 41'45" East, 110.70 feet;
thence South 15'18'03" East, 64.30feetõ
thence atone a non.tantent cljrve to the right 6.60 feet. having a nIdi... of 200.00 feet, and a long
chord which be;Irs South 1"'21'3]" East, 6.60 feet to the Northwest corn...- of RaII$Ide Pari\ StJbdiv(ston;
thence atong the Westerly boondary of said subdivisIon, South 01'22'23. West, 657,27 feet;
theoce North 88'53'58" West, 100.00 feet;
thence South 01"22'23" West, 316.00 feet;
tllenee North 88' 53'58" West, 363.77 feet to the Easterly boundary of Onwiler Subdivision;
then<:e along said boundary, North 00'30'56" East, 1,185.52 feet to the Northerly bouodary Of the
Soljtheast 14 of Section 7;
thence along said bound¡,ry, North 89" ]]'47" E8$t, 414.86 feet to the POINT Of BEGINNING.
CDOt.1tnlnø 12,012 acres, more or tess.
END OF Dl!:5CRIPTION
Prepar~ by:
J,0-8 ENGINEERS, Inc.
Ronald M. Hodge, P.LS
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WEED AND PEST CONTROL SUBDIVISION
PP-05-042
PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
B - Conditions of Approval
1.
Planning Department.
PRELIMINARY PLAT SITE SPECIFIC CONDITIONS:
1. 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.
2. All landscape buffers shall be constructed prior to the issuance of any Certificate of Occupancy
within the subdivision.
3. 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 Weed and Pest Control Campus
Subdivision.
4. A detailed fencing and landscape plan, in compliance with MCC 12-13, shall be submitted with
the final plat application.
5. 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.
6. Provide five-foot-wide sidewalks throughout development in accordance with City Ordinance.
7. All uses shall be required to obtain conditional use approval.
2.
Public Works Site Specific Conditions:
1. There is sanitary sewer available in E. Commercial Street, East Pine Avenue, and on the southern
boundary of this project. The preliminary plat indicates only extension of the main in E.
Commercial Avenue without service being shown to the northern most lot. The applicant shall
install all mains necessary to serve this development, coordinate main size and routing with
Public Works. Cover over sanitary sewer mains shall be no less than three-feet from finish grade
to the top of the pipe. If cover is less than three-feet from the sub-grade to the top of pipe
alternate pipe materials shall be used per Meridian Public Works Standard Specifications.
2. Water is being proposed via extension of mains located in E. Commercial Avenue. The applicant
shall be responsible to install all mains necessary to serve this development. A connection in Pine
Avenue to loop the system may be required to gain any necessary fire flows that may be required
for this project. Applicant to coordinate main size and routing with the Public Works
Department.
3. The applicant shall execute Meridian's Standard Form of easements for any mains that are
required to provide service.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
4. No construction will be allowed in the Five Mile floodway. The remainder ofthe subject
property is located in the floodplain and will be subject to all applicable regulations found in
Section 10-6-5 of the MCc.
5. Underground, year-round pressurized ilTigation must be provided to all landscape areas on site. If
the system is going to be a private system, then plans and specifications will be reviewed as part
of the construction plan review, with a draft operations and maintenance manual being submitted
prior to construction plan approval.
If the system is to be owned and operated by an Irrigation District, evidence of a license
agreement shall be submitted prior to scheduling of a pre-construction meeting.
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
confinnation of said approval submitted to the Public Works Department.
7. All stonn 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. Stonn water treatment and disposal must be
designed in accordance with Department of Envirornnental Quality 1997 publication Catalog of
Stonn Water Best Management Practices for Idaho Cities and Counties and City of Meridian
standards and policies. Off-site disposal into surface water is prohibited unless the jurisdiction
which has authority over the receiving stream provides written authorization prior to development
plan approval. The applicant is responsible for filing all necessary applications with the Idaho
Department of Water Resources regarding Shallow Injection Wells.
8. No drainage facilities are shown on the preliminary plat for E. Commercial Avenue. Revise the
preliminary plat to show how stonn drainage for this road will be disposed of.
9. All construction shall confonn to the requirements of the Americans with Disabilities Act.
10. Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the fmal plat
per Resolution 02-374.
11. A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the fmal plat.
12. Assessment fees for water and sewer service are determined during the building plan review
process.
13. Applicant shall be responsible for application and compliance with any NPDES Pennitting that
may be required by the Envirornnental Protection Agency.
14. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Anny Corps of Engineers.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
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
nonnal groundwater elevation.
16. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
17. 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.
18. Compaction test results shall be submitted to the Building Department for all building pads
receiving engineered backfill, where footing would sit atop fill material.
3. 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.
2. Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 Yz" 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!FC Section 509.5.
3. All entrance and internal roads shall have a turning radius of 28' inside and 48' outside radius.
4. For all Fire Lanes, paint the curb red and provide signage "No Parking Fire Lane".
5. fusure that all yet undeveloped parcels are maintained free of combustible vegetation.
6. Operational fire hydrants, temporary or pennanent street signs and access roads with an all
weather surface are required before combustible construction is brought on site.
7. Building setbacks shall be per the futemational Building Code for one and two story construction.
8. 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.
9. Commercial and office occupancies will require a fire-flow consistent with the futemational Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
10. Maintain a separation of 5' from the building to the dumpster enclosure.
11. Provide a Knoxbox entry system for the complex prior to occupancy.
12. The first digit of the Apartment/Office Suite shall correspond to the floor level.
13. All aspects ofthe building systems (including exiting systems), processes & storage practices shall
be required to comply with the International Fire Code.
14. All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
15. Provide exterior egress lighting as required by the International Building & Fire Codes.
16. 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 ill).
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).
17. There shall be a fire hydrant within 100' of all fIfe department connections.
18. Please contact the Fire Marshal (Rich Green 884-1 737) to work specific issues associated with this
project as soon as possible.
4.
Meridian Parks
1. Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (MCC 12-13-13~6) will be followed.
2. Pathway and Trail standards: The proposed pathway and/or trail shall meet the standards as set
forth in the August 2003 Comprehensive Parks and Recreation System Plan, pgs. 3-2 and 3-3,
sections B & C.
3. Standard for City to assume Maintenance of a section of Pathway: The pathway must connect
from one major arterial to another, and either an easement or ownership deed must be granted
before the city will assume the maintenance of any section of pathway.
5.
ACHD Conditions of ADDroval
ACHD Site Specific Conditions of Approval
1. The applicant shall do one of the following:
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
a. Dedicate by donation a total of37-feet ofright~of-way (from the centerline) along Pine
Avenue, and construct a minimum 5~foot wide concrete sidewalk along Pine Avenue,
located a minimum of 30-feet from the centerline of the right~of-way.
b. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along Pine Avenue, located a minimum of 37~feet from the centerline of the
right-of~way, in an easement provided to the District.
c. Do not dedicate additional right-of-way, but construct a minimum 5-foot wide concrete
sidewalk along Pine Avenue, located at the back edge of the existing right-of-way.
Accomplish all necessary adjustments to properly accommodate existing drainage and
utilities.
2. Construct a (40-foot wide maximum) driveway that intersects Pine Avenue approximately 150-
feet east of the west property line and align the driveway with Stonehenge Way (centerline to
centerline), and pave the driveway its full width and at least 30-feet into the site beyond the edge
of pavement ofthe roadway and install pavement tapers with IS-foot radii abutting the roadway
edge.
3. Extend Commercial Avenue from the east property line and extend it to the west property line.
Construct a temporary turnaround at the tenninus of Commercial Avenue. fustall a sign at the
tenninus of Commercial Avenue stating that, "THIS ROAD WILL BE EXTENDED IN THE
FUTURE".
4. Construct Commercial Avenue as a 40-foot street section with curb, gutter and sidewalk within
54-feet of right-of-way. The curves shall have a minimum of 500-foot radius or 100-foot tangent
between the curves.
5. Other than the access point that has specifically been approved with this application, direct lot
access to Pine Avenue is prohibited. Notes of this access restriction shall be noted on the plat.
6. Comply with all Standard Conditions of Approval.
ACHD Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of~way.
2. Private sewer or water systems are prohibited ftom being located within any ACHD roadway or
right-of-way.
3. All utility relocation costs associated with improving street ftontages abutting the site shall be
borne by the developer.
4. 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.
5. 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.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
6. 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.
7. The applicant shall submit revised plans for staff approval, prior to issuance of building pennit
(or other required pennits), which incorporates any required design changes.
8. 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.
9. Payment of applicable road impact fees are required prior to building construction in accordance
with Ordinance #200, also known as Ada County Highway District Impact Fee Ordinance.
10. 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.
II. 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.
12. Any change by the applicant in the planned use of the property which is the subject ofHris
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 plarmed 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.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
C. Preliminary Plat Findings:
In detennining the acceptance of a proposed subdivision, the Council and Conunission shall
consider the objectives of this Title and at least the following:
A. The conformance of the subdivision with the Comprehensive Development Plan;
The Council finds that the designated Comprehensive Designation is Industrial. The property is
existing industrial zoning and is consistent with the Comprehensive Plan.
B. The availability of public services to accommodate the proposed development;
The Council 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 East Commercial 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;
The Council fmds that the subdivision will not conflict with the capital improvement plan.
Because the developer is installing sewer, water, utilities and irrigation, the subdivision will not
require the expenditure of capital improvement funds.
D. The public financial capability of supporting services for the proposed development; and
The Council 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.
The Council 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 Conunission's attention.
ACHD considers road safety issues in their analysis. No hazardous natural features have been
identified on the site.
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