HomeMy WebLinkAboutWeed & Pest Control
October 3, 2005
MERIDIAN PLANNING & ZONING MEETING
PP 05-042
APPLICANT Ada County ITEM NO. /0
REQUEST Request for Preliminary Plat approval of 3 building lots and 1 common lot on
10.85 acres in an I-L zone for Weed and Pest Control Campus Subdivision - on East Pine
Avenue west of North Locust Grove Road
October 6, 2005
AGENCY
COMMENTS
CITY CLERK:
CITY ENGINEER:
CITY PLANNING DIRECTOR:
See attached Staff Comments
CITY ATTORNEY
CITY POLICE DEPT:
CITY WATER DEPT:
CITY SEWER DEPT:
No Comments
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CITY FIRE DEPT:
CITY BUILDING DEPT:
CITY PARKS DEPT:
MERIDIAN SCHOOL DISTRICT:
SANITARY SERVICES:
ADA COUNTY HIGHWAY DISTRICT:
CENTRAL DISTRICT HEALTH:
NAMPA MERIDIAN IRRIGATION:
See attached Comments
SETTLERS'IRRIGATION:
IDAHO POWER:
INTERMOUNTAIN GAS:
OTHER:
Contacted: '~t,Ú 1\ .~
Emailed: ~
Date: ~ Ó"'f
Staff mtlals:
Phone: 3lLe -7:ßò l,( r-
Materials presented at public meetings shall become property of the City of Meridian.
, "-
~ CENTRAL CENTRAL DISTRICT HEALTH DEPARTMENT
\!tB~1I~ Envi ran mental H ealth~vis ion
Rezone #
Conditional Use # . ... - . '.. . , ....
Preliminary / Final/Short Plat ¡;¡:; oS - l') Y2-
(AJEE(; /J-¡.Jl) jJ,tE"s;--OO,uTI-D ¿ 0?~d5 $lÆk?'I-'/.5/dA!
Return to:
0 Boise
0 Eagle
Q., Garden City
)ðMeridian
0 Kuna
OACZ
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.
05.
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.
Cg[ 8. After wri~ approval from appropriate entities are submitted, we can approve this proposal for:
"..~ ~central sewage g community sewage system 0 community water well
0 interim sewage ~entral water
0 individual sewage 0 individual water
~9. The following plan(s) must be submitted to and approved by the Idaho Department of Health & Welfare,
Division O~vironmental Quality:
entral sewage g community sewage system 0 community water
sewage dry lines )S-Central water
Run-off is not to create a mosquito breeding problem.
]&.10.
0 11. This Department would recommend deferral until high seasonal ground water can be determined if other
considerations indìcate 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
Jli 14. Please see attached stormwater management recommendations
015.
0 child care center
Date~~
Reviewed By: pi. fI'
Review Sheet
15726.001 EH0904
(i 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 lIealtlly lifestyles; and to protect and promote tile lIealtll 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 Stormwater 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 / Boise County Office
707 N. Armstrong PI.
Boise, ID 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 SI. North
Mountain Home, ID 83647
Enviro. Health: 587-9225
Family Health: 587-4407
WIC: 587-4409
FAX: 587-3521
Valley County Office
703 N. 1st 51.
p.o. Box 1448
McCall, ID 83638
Ph. 634-7194
FAX: 634-2t74
land-I! rev 0'"'
STAFF REPORT
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (298).,884-5533
. ',~ " ,'-~::' ~'¡'_"i-.,~ ¡ \\in~,.~_, 5,
P & Z Commission J,"1:I' " ! ^ ,. ,-, ,, ," ,"',1' 'c""
Hearing Date: 10/6/2005 ClI\" r¡~ ,,', ,:. ;;':.<1)
Planning & Zoning Commission ~ndiân~"f ,t . .. "..
LJ ,\1,\(, ~
Joe Guenther, Associate City Planner \~~~fi~¡-.---/j
Weed and Pest Control Campus '"!.'!,'t":('~~"-"~~' y..~!,~-'. '~w;
TO:
FROM:
SUBJECT:
. 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 subj ect Preliminary Plat request with the conditions contained in
Exhibit B.
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
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 of landscape plan (attached as Exhibit A2): August 16, 2005
h. Applicant's Statement/Justification (reference submittal material):
Daren Fluke, JUB 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.
WEED AND PEST CONTROL SUBDIVISION
PP-O5-042
PAGEl
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
4. PROCESS FACTS
a. The subject application will in fact constitute a preliminary plat as detennined by City
Ordinance. By reason of the provisions of the Meridian City Code Title 12 Chapter 3, a
public hearing is required before the City Council on this matter.
b. Newspaper notifications published on: September 19, 2005 and October 3,2005
c. Radius notices mailed to properties within 300 feet on: September 9, 2005
d. Applicant posted notice on site by: September 26, 2005
5. LAND USE
a. Existing Land Use(s): Vacant Industrial
b. Description of Character of SUITounding Area:
c. Adjacent Land Use and Zoning
1. North: Residential R-4 and Ada County R-J
2. East: Industrial
3. South: UPRR, Industrial
4. West: RJ Ada County, Single residence
d. History of Previous Actions: N/A
e. Existing Constraints and Opportunities
Industrial
1. Public Works
Location of sewer:
Location of water:
E. Commercial Ave
E. Commercial Ave
Issues or concerns:
Floodplain
2. Vegetation: None
3. Flood plain: 100 yr floodplain SW comer of site, not for building
4. CanalsIDitches 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: Industrial
f. Subdivision Plat Infonnation
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
WEED AND PEST CONTROL SUBDIVISION
PP-05-042
PAGE 2
CITY OF MERIDIAN PLANNING DEP ARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
9. Gross Density:
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.
NA
h. Proposed and Required Non~Residential
I-L
Setbacks Proposed Required
Street front 35 35
Side 0 0
Rear 0 0
Frontage 0 0
I. 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:
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
Pennit 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
WEED AND PEST CONTROL SUBDIVISION
PP-05-042
PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
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 hnpact 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 confonn 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
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 permitted, and strip
development is prohibited.
9. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
1. PP ADDlication: 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 this 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 inigation.
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
WEED AND PEST CONTROL SUBDIVISION
PP-05-042
PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
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 lO-foot wide street buffer along commercial
roadways. On the submitted landscape plan, the applicant is proposing to construct a 25-foot
wide buffer to Pine Ave. A lO~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 final
plat).
Ditches. Laterals. and Canals: There are several irrigation laterals, creeks, ditches that bisect this
parcel. Per MCC 12-4-13, all irTÎgation 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 ofPP~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 recommend approval to the City Council of File Number PP~05-042 as presented
staff report dated October 6,2005 and the preliminary plat dated August 3,2005 with the conditions of
approval as listed in Exhibit B.
Denial
I move to deny File Number PP-05-042 as presented in staff report dated October 6, 2005 and 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 fe-do the application to gain your recommendation
for approval.)
11. EXHffiITS
A. Drawings
1. Preliminary Plat (dated: August 3, 2005)
2. Landscape Plan (dated: August 16,2005)
3. Legal Description
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Parks Department
WEED AND PEST CONTROL SUBDIVISION
PP-OS-042
PAGES
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
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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WEED AND PEST CONTROL SUBDIVISION
PP-05-042
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PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
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PAGE 8
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:
IG-05-058
August 3, 2005
PARCEl. DESCRIPTION
That portion of the North~ast \<\ of the Southeast Yo of Section 7, Township 3 North, Range 1 East, Boise
Meridian, Ada County, Idaho, and more particularly de$cribed as foUowo¡:
Commendng at the East \<\ corner of Section 7; thence alonl the Northerly bomdllry of the
Southeast V. of said section, South 89'33'47" West, 908.99 feet to the POINT OF BEGINNING;
th@nce 5oWI 00"26'13' East, SO.31 feet;
thence along a non-tangent curve to the left 3.35 feet, havtnø a radius of 35.00 feet, and a I""!I ~hord
which buß South 24' ~'28" East, 3.35 feet;
then<;e South 21'47'45" East, 00.70 feet;
thence South 15' i8'03" East, 64.30 feet;
thenc~ alonl a non-tangent curve to the right 6-60 feet, having a radius of 200.00 feet, and a 10011
chord which bears South 14-21'33" East, 6.60 feet to the Northwest corner of Railside Park SubdIvIsion;
theoce alDns the Westerly boundary 01 said subdivision, South 01'22'23' West, 657,27 feet;
thence North 88' 53"58' West, 100.00 feet;
thence South 01'22'23" West, 316.00 feet;
thence North 88'S3'S8" West, 363,77 feet to the Easterly boundary of Onwtl.". Subdivision;
thence along said boundary, North 00"30'56' East, 1,185.52 feet to the Northerly boundary of the
Southeast V. of Sect!"" 7;
thençe alo... said boundary, North 89' 33'47" [2$t, 414,86 feet tg th~ POINT Of BEGINNING.
Containing 12.012 acres, more or less-
END OF DfSCRIPTION
PrE'plred by:
J.U-8 £N(;IHE[RS, Inc.
R""ald M. Hodg~, P.LS,
RMH/Uk:lhc
\'IIoI"'IIes\I'uIIIIt\P"'J«IM4n¡ On\~\ 'O'~'058 . Ada Co """,,Odion ""*,,tn.1 ParIe"0,OS,OS8-MmlnlDos<tfpt_IC1-OS-QS8.PlaIÐn:,-
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
witlún the subdivision.
3. A perpetual velúcular cross access easement shall be provided to all lots witlún 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 ofthe 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 ofthe pipe. If cover is less than three.feet from the sub-grade to the top ofpipe
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 fITe 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 Fonn of easements for any mains that are
required to provide service.
WEED AND PEST CONTROL SUBDIVISION
PP-05-042
PAGE 10
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 of the 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 irrigation 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 watelWays, 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 Environmental 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 conform 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 detennined during the plan review process, prior to signature on the final 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 final plat.
12. Assessment fees for water and sewer service are detennined 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 Environmental Protection Agency.
14. Applicant shall be responsible for application and compliance with any Section 404 Pennitting
that may be required by the Army Corps of Engineers.
WEED AND PEST CONTROL SUBDIVISION
PP-05-042
PAGE 11
CITY OF MERIDIAN PLANNfNG 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 ftom 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 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!FC Section 509.5.
3. All entrance and internal roads shall have a turning radius of28' 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 International 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.
WEED AND PEST CONTROL SUBDIVISION
PP-05-042
PAGE 12
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
10. Maintain a separation of5' ftom 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 colTespond to the floor level.
13. All aspects of the building systems (including exiting systems), processes & storage practices shall
be required to comply with the futemational Fire Code.
14. All portions of the buildings located on this project must be within 150' ofa paved surface as
measured around the perimeter of the building.
15, Provide exterior egress lighting as required by the futemational 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) ftom a hydrant on a fife apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fife 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).
17. There shall be a fire hydrant within 100' of all fife department connections.
18, Please contact the Fire Marshal (Rich Green 884-1737) 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
ftom 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 Aporoval
ACHD Site Specific Conditions of Approval
1. The applicant shall do one of the following:
WEED AND PEST CONTROL SUBDIVISION
PP-05-042
PAGE 13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT. QUESTIONS? CALL (208) 884-5533
a. Dedicate by donation a total of 37-feet of right-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 ITom the centerline ofthe 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 ITom 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 l5-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. Install a sign at the
terminus 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 1O0-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 from being located within any ACHD roadway or
right-of-way.
3. All utility relocation costs associated with improving street frontages 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.
WEED AND PEST CONTROL SUBDIVISION
PP-05-042
PAGE 14
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 ofIdaho shall prepare and certify all improvement plans.
7. The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incO1þorates 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.
11. No change in the tenns 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 ofthe property which is the subject oftms
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 su bj ect 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.
WEED AND PEST CONTROL SUBDIVISION
PP-05-042
PAGE 15
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 Commission 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 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;
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 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;
Staff finds that the subdivision will not conflict with the capital improvement plan, Because the
developer is installing sewer, water, utilities and iaigation, the subdivision will not require the
expenditure of capital improvement funds.
D. The public financial capability of supporting services for the proposed development; and
Staff finds that the development will not require maj or 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 Council or Commission's attention. ACHD
considers road safety issues in their analysis. No hazardous natural features have been identified
on the site.
WEED AND PEST CONTROL SUBDIVISION
PP-05~O42
PAGE 16
.
MAYOR
Tammy de Weerd
" )
- " ~ ~' ".'I"i\,~,f~..-J~;(;;
Nfe;;dl~~it \, TRANSMITTALS TO AGENCIES FOR COM M ENTS ON
, IDAHO ~ DEVELOPMENT PROJECTS WITH THE CITY OF MERIDIAN
<.;, Þ
.q\i~"."'Tbo'oV¡.Wó~ ~ß To insure that your comments and recommendations will be considered by
"~~URe SlIICE
1903 the Meridian Planning and Zoning Commission please submit your
comments and recommendations to Meridian City Hall
AUn: Will Berg, City Clerk, by: September 29, 2005
Transmittal Date: September 13,2005 File No.: PP 05-042
Hearing Date: October 6, 2005
Request: Preliminary Plat approval of 3 building lots and 1 common lot on
10.85 acres in a I-L zone for Weed and Pest Control Campus Subdivision
CITY COUNCIL MEMBERS
Keith Bird
Christine Donnell
Charles M. Rountree
Sham1 Wardle
CITY DEPARTMENTS
Fire
540 E. Franklin Road
888-1234 / fax 895-0390
tewater
N. Ten Mile Road
191 / fax 884-0744
By: Ada County
Location of Property or prò)ect",~!l East Pine Avenue west of North
Locust Grove Roa9' ',-, ," -:~ ~~:7 ,~-,\
.",:! J
""Ii ,ì' }
"'1; "
David Zaremba (i'loFP) 'M'eridian School District (No FP)
-David Moe (no FP) - I' ", ,- -,,_, - Meridian Post Office(FPIPPonly)
=Wendy Newton-Hockat:iE!Y,,~f'I<?Fr);,. -:' '{_i~Jt:liY'da County Highway District
- Michael Rohm (No FP) '""'.t JC:l.: fj r }~ 14\da County Development Services
Keith Borup (No FP) Central District Health
-Tammy de Weerd, Mayor -Nampa Meridian Img. District
- Charlie Rountree, CIC - Settlers Irrig. District
- Christine Donnell, CIC -Idaho Power Co. (FP,PP,CUP)
- Keith Bird, CIC - Qwest (FPIPP only)
- Shaun Wardle, CIC -Intermountain Gas (FPIPP only)
~ter Department - Bureau of Reclamation (FPIPP only)
- ewer Department == Idaho Transportation Dept. (No FP)
Sanitary ServiceS(No VAR, VAC, FP) Ada County Ass. Land Records
- Building Department - Meridian Development Corp.
- Fire Department - Historical Preservation Comm.
- Police Department
= City Attorney
City Engineer
- City Planner,
= Parks Department
Parks & Recreation
11 W. Bower Street
888-3579 / fax 898-5501
Planning
660 E. Watertower Lane
Suite 202
884-5533 / fax 888-6844
Police
1401 E. Watertower Lane
888-6678 / 846-7366
Public Works
660 E. Water tower Lane
Suite 200
98-5500 / fax 898-9551
Building
60 E. Watertower Lane
uite 150
7~2211 / fax 887-1297
w. 8th Street
/ fax 884-1159
Your Concise Remarks:
No-c
¡;~
CITY HALL 33 EAST IDAHO AVENUE MERIDIAN, IDAHO 83642 (208) 888-4433
888-4218 CITY ATTORNEY I HR - FAX 884-8723 FINANCE & UTILITY BILLING - FAX 887-4813 MAYOR'S OFFICE - FAX 884-8119
Printed on œcyded paper
RADIUS NOTICE REPORT
18-Aug-2005
FILE NAME: adaweed
Owners
Owner Address
ADA COUNTY
200 W FRONT ST
BOISE, ill 83702-0000
Property Address: 1127 E PINE AVE
AIC REAL ESTArn LLC
713 N RALSTIN ST
MERIDIAN, ill 83642-0000
Property Address: 713 N RALSTIN ST
AlC REAL ESTArn LLC
713 N RALSTIN ST
MERIDIAN, ill 83642-0000
Property Address: 717 N RALSTIN ST
ARANA RAMON R
ARANA DARLA G
3200 W DUCK ALLEY RD
EAGLE, ill 83616-0000
Property Address: 741 N RALSTIN ST
ARTCO L L C
9292 WPANDION CT
BOISE, ill 83714~6715
Property Address: 649 N RALSTIN ST
BARCLAY PROPERTIES LLC
4916 W OUTLOOK AVE
BOISE, ill 83714-0000
Property Address: 717 N RALSTIN ST
BUILDERS MARKETPLACE INC
PO BOX 419074
RANCHO CORDOVA, CA 95741-9074
Property Address: 1300 E FRANKLIN RD
BW MERIDIAN INC
250 S BEECHWOOD 120
BOISE, ill 83709-0000
Property Address: 800 E PINE AVE
CHRISTIANSON ARTHUR BON
CHRISTIANSON CORA M
10505 N SAGE HOLLOW WAY
BOISE, ill 83714-0000
Property Address: 709 N RALSTIN ST
~ IDI1 D5'~
~~4~G\
1
Owners
Owner Address
CHRISTIANSON AR1HUR BON
CHRISTIANSON CORA M
10505 N SAGE HOLLOW WAY
BOISE, ill 83714-0000
Property Address: 711 N RALSTIN ST
COLLINS RICHARD H &
COLLINS FRANCES E
1125 E PINE AVE
MERIDIAN, ill 83642.5955
Property Address: 1125 E PINE A VB
FARRINGTON OPAL C TRUST
FARRlNGTON OPAL C TRUSTEE
1180 E PINE AVE
MERIDIAN, ill 83642-5936
Property Address: 1100 E PINE AVE
FARRINGTON OPAL C TRUST
FARRINGTON OPAL C TRUSTEE
1180 E PINE AVE
MERIDIAN, ill 83642-5936
Property Address: 1130 E PINE A VB
FARRlNGTON OPAL C TRUST
FARRlNGTON OPAL C TRUSTEE
1180 E PINE AVE
MERIDIAN, ill 83642-5936
Property Address: 1180 E PINE AVE
HIGH BRIDGE L C
1380 E COMMERCIAL A VB STE 101
MERIDIAN, ill 83642-4077
Property Address: 1380 E COMMERCIAL AVE
IIDMPHREY WilLIAM C 226 S SAILER PL
HUMPHREY VAL YNNE K KUNA, ill 83634-2430
Property Address: 939 E PINE AVE
KETTNER MICHAEL T & 934 N STONEHENGE WAY
KETTNER STACIA M MERIDIAN, ill 83642-4000
Property Address: 934 N STONEHENGE WAY
LANHAM PATRICE 1018 N KILLDARE PL
MERIDIAN, ill 83642-0000
Property Address: 1018 N KILLDARE PL
LOPEZ RAYMOND R 947 N STONEHENGE WAY
LOPEZ LIZABETH E H MERIDIAN, ill 83642-0000
Property Address: 947 N STONEHENGE WAY
2
Owners
Owner Address
LUDWICK MATTHEW
Property Address: 737 N RALSTIN ST
MASTER PROPERTIES LLC
Property Address: 280 N BALTIC PL
MCKAGUE PAUL &
MCKAGUESHIRLEY
Property Address:
E PINE AVE
MCKAGUE ROY & FERN LIF EST AND
MCKAGUEPAUL
Property Address: 931 E PINE AVE
MICK WESTIN B
MICK KARLIN L
Property Address: 739 N RALSTIN ST
MILLER THOMAS D
Property Address: 1009 N KILLDARE PL
MONT AGUE~SAURIAL LLC
Property Address:
E COMMERCIAL AVE
NICHOLS JEFFREY L
Property Address: 1210 E PINE AVE
OBENCHAIN TERRY J
OBENCHAIN ELLONDA M
Property Address: 950 N STONEHENGE WAY
P ADORIS STEPHEN R
P ADORIS V KA YE
Property Address: 978 N STONEHENGE WAY
1023 N 20TH ST
BOISE, ill 83702~OOOO
PO BOX 208
MERIDIAN, ill 83680~00OO
110 E 1ST ST
MERIDIAN, ID 83642~2702
931 E PINE AVE
MERIDIAN, ill 83642-5955
739 N RALSTIN ST
MERIDIAN, ill 83642-0000
4350 POINT REYES CT
CARLSBAD, CA 92008-0000
199 ROOSTER DR
EAGLE, ill 83616-3853
1210 E PINE AVE
MERIDIAN, ID 83642~0000
3104 S KINGSBURY WAY
EAGLE, ill 83616-0000
978 N STONEHENGE WAY
MERIDIAN, ill 83642-0000
3
Owners
Owner Address
PETERSON GERALD R
PETERSON SHIRLEY A
935 E PINE AVE
MERIDIAN, ID 83642-5955
Property Address: 941 E PINE AVE
PETERSON SHIRLEY A
PElERSON GERALD R
935 E PINE AVE
MERIDIAN, ID 83642-5955
Property Address: 935 E PINE AVE
RAILSIDE PARK INDUST BOA INC
1433 E COMMERCIAL AVE
MERIDIAN, ID 83642-0000
Property Address:
E COMMERCIAL AVE
RAILSIDE PARK INDUST BOA INC
1433 E COMMERCIAL AVE
MERIDIAN, ID 83642-0000
Property Address:
E COMMERCIAL A VB
RAILSIDE PARK INDUST BOA INC
1433 E COMMERCIAL AVE
MERIDIAN, ID 83642-0000
Property Address:
E FRANKLIN RD
RAILSIDE PARK INDUST BOA INC
1433 E COMMERCIAL AVE
MERIDIAN, ID 83642-0000
Property Address:
N RALSTIN ST
STOM J SCOTT
STOM JENNIFER R
981 N STONEHENGE WAY
MERIDIAN, ID 83642-0000
Property Address: 981 N STONEHENGE WAY
SWCR INC
851 E ANTILLES CT
MERIDIAN, ID 83642-0000
Property Address:
N RALSTIN ST
T AND RPROPERTIES LLC
721 RALSTON
MERIDIAN, ID 83642-0000
Property Address: 721 N RALSTIN ST
T AND RPROPERTIES LLC
721 RALSTON
MERIDIAN, ID 83642-0000
Property Address: 723 N RALSTIN ST
4
Owners
Owner Address
T AND R PROPERTIES LLC
721 RALSTON
MERIDIAN, ill 83642-0000
Property Address: 727 N RALSTIN ST
T AND R PROPERTIES LLC
721 RALSTON
MERIDIAN, ill 83642-0000
Property Address: 727 N RALSTIN ST
T AND R PROPERTIES LLC
721 RALSTON
MERIDIAN, ill 83642-0000
Property Address: 729 N RALSTIN ST
THOMAS/ANDERSON PARTNERSHIP
733 N RALSTIN ST
MERIDIAN, ill 83642~0000
Property Address: 733 N RALSTIN ST
ULMEN JASON P
925 N STONEHENGE WAY
MERIDIAN, ill 83642-0000
Property Address: 925 N STONEHENGE WAY
UNITED ASSOC OF JOURNEYMAN AND
APPRENTICE OF THE PLUMBING
575 N RALSTIN ST
MERIDIAN, ill 83642-0000
Property Address: 575 N RALSTIN ST
URlONA JOHN C & 942 E PINE A VB
URlONA SHANNON M MERIDIAN, ill 83642-0000
Property Address: 942 E PINE A VB
VANCE JAMES E 1599 LAZY TRAIL DR
VANCE DERRIEN E CHICO, CA 95926-0000
Property Address: 73 5 N RALSTIN ST
WATKINS JOHN R 911 N STONEHENGE WAY
WATKINS HEATHER MERIDIAN, ill 83642-0000
Property Address: 911 N STONEHENGE WAY
WITTLAKE DONALD L 10768 W ASHBURTON DR
WIITLAKE JUDY BOISE, ill 83709-0223
Property Address: 1375 E COMl\.1ERCIAL A VB
5
Owners
Owner Address
WITTLAKE DONALD L
WITTLAKE JUDY
10768 W ASHBURTON DR
BOISE, ID 83709-0223
Property Address: 1433 E COMMERCIAL A VB
WRIGHT CHARLES G
1040 E PINE A VB
MERIDIAN, ID 83642-5936
Property Address: 1040 E PINE A VB
WYLIE JAMES R IV
1676 N CLARENDON WAY
EAGLE, ID 83616-0000
Property Address: 763 N RALSTIN ST
6