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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 4, 2006
STAFF REPORT
TO:
FROM:
SUBJECT:
Hearing Date: May 4, 2006
Planning & Zoning Commission
Caleb Hood, CUlTent Planning Manager
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Centrepointe Subdivision
PP-06-020 - Preliminary Plat for 23 commercial lots on 31.37 acres in the C-G
zone, by Winston H. Moore.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Winston H. Moore, is requesting approval of a Preliminary Plat to subdivide 31.37 acres
located on the northwest comer of Us tick Road and Eagle Road. The subject preliminary plat contains 23
commercial lots. A majority ofthis site was annexed into the City in 2004 as part of the Blue Marlin
annexation. A smaller piece of the subject property was recently annexed into the City as Nesmith, AZ-
05-065. The proposed subdivision does not include the 8.33 acres previously approved for a Kohl's
Department Store, or the northern 1/3 of the Blue Marlin property, which totaled 59 acres. The
Development Agreement (DA) in effect for this site requires any future uses be approved through a site
specific Conditional Use Permit (CUP) application, or a Planned Development (PD) submittal. NOTE:
The subject application does not include a CUP or PD, but does include a proposal by the applicant to
construct the parking areas and private drive lanes that are depicted on the submitted site plan.
The submitted landscape plan depicts a 35-foot wide landscape buffer along Eagle Road, located entirely
outside of the right-of-way for Eagle Road. However, the Commission should note that the applicant is
preparing to submit a variance application to allow some of the right-of-way along Eagle Road to count
towards the required landscape street buffer of 35-feet. Staff does not believe that the approval or denial
of the variance request by the Council will have a major impact on the layout ofthe proposed subdivision.
The subject report does not assume that a variance by the Council will be granted.
2. SUMMARY RECOMMENDATION
Staff is recommendinll approval of the proposed Centrepointe Subdivision (PP-06-020) with the
conditions listed in Exhibit B of the Staff Report. Below, staff has provided a detailed analysis and
recommended conditions of approval for the requested Preliminary Plat application.
3. PROPOSED MOTIONS (to be considered after the public hearing)
Recommend Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of File Number PP-06-020 as presented in staff report for the hearing date of May 4,
2006 with the following modifications: (Add any proposed modifications.)
Recommend Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the
City Council of File Number PP-06-020 as presented in the staff report for the hearing date of
May 4, 2006 for the following reasons: (You should state specific reasons for denial of the
annexation and you must state specific reason(s) for the denial of the plat.)
Continuance
I move to continue File Number PP-06-020 to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for continuance.)
4. APPLICATION AND PROPERTY FACTS
Centrepointe Subdivision
PP-O6-020
page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 4, 2006
a. Site Address/Location:
Northwest corner of Us tick Road and Eagle Road
Township 4N, Range IE, Section 32
b. Owner
Winston H. Moore
1940 Bonito Way # 160
Meridian, ill 83642
c. Applicant:
Winston H. Moore
1940 Bonito Way #160
Meridian, ill 83642
d. Representative: Jonathan Seel, W.H. Moore Company
e. Present Zoning: General Retail and Service Commercial (C-G)
f. Present Comprehensive Plan Designation: Mixed Use-Regional - Future Land Use Map
g. Description of Applicant's Request: See Exhibit A (prepared by Quadrant Consulting, Inc.)
for a copy of the preliminary plat depicting the lot layout. Also see the landscape plan in
Exhibit A for the proposed landscaping, parking layout, and access locations.
5. PROCESS FACTS
a. The subject application will in fact constitute a preliminary plat as determined by City
Ordinance. By reason ofthe provisions ofUDC 11-5, a public hearing is required before the
City Council on this matter.
b. Newspaper notifications published on: April 17 and May 1, 2006
c. Radius notices mailed to properties within 300 feet on: April 14, 2006
d. Applicant posted notice on site by: April 24, 2006
6. LAND USE
a. Existing Land Use(s): There is an existing single-family home located near the southwest
comer of this site.
b. Description of Character of SUlTounding Area: Mixed use area with big-box commercial,
retail, and residential uses; rapidly urbanizing.
c. Adjacent Land Use and Zoning
1. North: Vacant, future pad sites, zoned C-G.
2. West: Champion Park Subdivision, zoned R-8, C-N and C-C.
3. South: Proposed Sadie Creek development, zoned C-G.
4. East: Smitchger Subdivision, Lowe's Home Improvement, zoned C-G.
d. History of Previous Actions: In 2004, the CUlTent property owner and the City entered into a
Development Agreement (DA) for this site. In 2006 the DA was amended to include a 1.5
acre piece of property that is the southwest portion of the subject plat (Nesmith). All of the
subject site was zoned to C-G and has a DA provision that requires each use to obtain either
detailed CUP approval or receive approval for a planned development.
e. Existing Constraints and Opportunities:
I. Public Works
Centrepointe Subdivision
PP-O6-020
page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 4, 2006
Location of sewer:
Location of water:
Extension of mains in Ustick Road
Extension of mains in Ustick Road
Issues or concerns:
None.
2. Vegetation: Agricultural, with some existing trees that should be protected or
mitigated for.
3. Flood plain: N/ A
4. CanalslDitches lITigation:
bisect the property.
5. Hazards: None identified.
There are a couple of iITigationidrainage ditches that
6. Size of Property:
31.37 acres
f. Subdivision Plat Information:
The submitted plat proposes 23 commercial lots in a C.G zone. A new north-south
public street, Sadie Creek Avenue, is proposed near the western boundary of the
subdivision. The 8.33 acre Kohl's site is not part ofthe subject plat.
g. Landscaping:
I. Width of street buffer(s): Per the Future Land Use Map, both Ustick Road and Eagle
Road are designated as "Entryway ColTidors" adjacent to this site. As such, the UDC
(Table 11-2B-3) requires a 35-foot wide street buffer adjacent to both roadways. The
landscape plan (Sheets L1.0 and L1.1) proposes a 35-foot wide buffer along both
Ustick and Eagle Roads, except along Ustick Road west of Sadie Creek Avenue.
Landscape buffers along streets should be either placed in a separate common lot or a
landscape easement.
2. Percentage of site as open space: The UDC does not require open space or site
amenities for commercial subdivisions.
3. Other landscaping standards: Landscaping within the proposed parking lot areas
should be constructed in compliance with UDC 11-3B-8. With the approval of the
Nesmith Annexation, the applicant was granted alternative compliance from the
standard requirement to construct a 25-foot wide landscape buffer adjacent to
Champion Park (residential) to the west. A lO-foot wide buffer landscape buffer
should be constructed adjacent to the future single-family uses to the west. See Section
9 below for more information.
h. Proposed and Required Non-Residential Parking: One off-street parking space is required for
every 500 square feet of gross floor area. Also, one Type A and one Type B parking space
required for the loading areas (per UDC 11.3C-8). No buildings are proposed with the subject
application. However, the applicant is proposing to construct the main parking lot and drive
aisles with the subject plat. Staff will monitor the square footage of each building as it is
submitted for CUP approval to ensure that adequate parking is provided.
i. Proposed Street System: Access points to this site have previously been reviewed and
approved by ACHD, ITD and the City. Three access points to Ustick Road and two access
points to Eagle Road are proposed. A public road will be constructed from the most westerly
entrance off of Us tick Road. This road, Sadie Creek Avenue, will be constructed to the north
boundary of the subdivision, eventually connecting to Wainwright Drive further to the north.
The remaining access points to Ustick Road and Eagle Road are proposed as driveways. Staff
is recommending that a cross access/ingress-egress easement be provided so that each lot
Centrepointe Subdivision
PP-06-020
page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 4, 2006
within the subject subdivision,as well as the Kohl's site, has access to the driveways and thus
the public street system.
As of the print deadline for this report, staff has not received comments from ACHD. For
details on ITD's most recent comments, please see the letter dated March 24,2006 submitted
for the application.
7. AGENCY COMMENTS MEETING On April 14, 2006, staff held an agency comments meeting.
The agencies and departments present included: Meridian Fire Department, Meridian Meridian Public
Works Department, and the Sanitary Services Company. Staff has included all comments and
recommended actions as Conditions of Approval in Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS The subject site is designated 'Mixed
Use-Regional' (MU-R) on the Future Land Use Map. In Chapter VII ofthe Comprehensive Plan, this
designation is defined in part as an area that is situated in highly visible or transitioning parts of the City
where innovative and flexible design opportunities are encouraged. The MU-R has no upper limit on the
square footage of non-residential uses and is intended to allow a broad range of uses.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the
proposed development (staff analysis in italics below policy):
.
Require that development projects have planned for the provision of all public services.
(Chapter VII, Goal III, Objective A, Action I)
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the lands
proposed to be subdivided in the following manner:
. The subject lands currently lie within the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian
Rural Fire Department.
The lands will be serviced by the Meridian Police Department (MPD).
The roadways adjacent to the subject lands are currently owned and maintained
by the Ada County Highway District (ACHD) and the Idaho Department of
Transportation (ITD). This service will not change.
The subject lands are currently serviced by the Meridian School District #2. This
service will not change.
The subject lands are currently serviced by the Meridian Library District. This
service will not change and the Meridian Library District should suffer no
revenue loss as a result of the subject annexation.
.
.
.
.
.
Municipal, fee-supported, services will be provided by the Meridian Building Department,
the Meridian Public Works Department, the Meridian Water Department, the Meridian
Wastewater Department, the Meridian Planning Department. Meridian Utility Billing
Services, and Sanitary Services Company.
Chapter VII, Goal I, Objective B: Plan for a variety of commercial and retail opportunities
within the Impact Area.
Stafffinds that the site is designatedfor MU-R on the Comprehensive Plan Future Land Use
Map. Staff believes that over time, a variety of commercial and retail opportunities will be
provided on this site.
Centrepointe Subdivision
PP-O6-020
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 4, 2006
.
Chapter VII, Goal IV, Objective D: Encourage appropriate land uses along transportation
corridors.
Staff believes that the proposed subdivision is appropriate along the adjoining transportation
corridors (Ustick Road and Eagle Road).
.
Chapter VII, Goal IV, Objective D, Action 2: Restrict curb cuts and access points on
collectors and arterial streets.
The ACHD and lTD evaluate access points. The proposed access points to the arterial streets
generally comply with ACHD 's standards.
The Idaho Transportation Department (lTD) has a policy for access to a Type IV Principal
Arterial will be at intersections only, and spaced at one-half mile intervals in urban areas.
ITD allows approaches (other than intersections) in !'pecial cases and on a temporary basis.
The Eagle Road accesses have been approved by the City Council through the variance
process.
.
Chapter VII, Goal IV, Objective D, Action 5: Require appropriate landscape and buffers
along transportation corridor (setback, vegetation, low walls, benns, etc.).
The applicant is proposing to construct 35-foot wide street buffers along the adjacent arterial
streets (Ustick Road and Eagle Road). By Ordinance, a minimum 35-foot wide landscape
buffer along entryway corridors is required.
Staff also finds the following 2002 Comprehensive Plan text policies to be applicable to this
application:
.
"Require all new parking lots to provide landscaping in internal islands." (Chapter V, Goal
III, Obj. D, #3, page 43)
"The capacity of arterial. . .roadways can be greatly diminished by excessive driveway
connections to the roadways. The City should cooperate with ACHD to minimize access
points on arterial. . .roadways as development applications are reviewed." (Chapter VI, page
72)
"Develop methods, such as cross-access agreements, frontage roads, to reduce the number of
existing access points on to arterial streets." (Chapter VI, Goal II, Obj. A, #12, page 79).
"Identify transitional zones to buffer commercial and residential uses, to allow uses such as
offices and other low intensity uses." (Chapter VII, Goal I, Obj. B, #7, page 102)
"Restrict curb cuts and access points on . . . arterial streets." (Chapter VII, Goal IV, Obj. D,
#5, page 107)
.
.
.
.
9. UNIFIED DEVELOPMENT CODE
a. Allowed Uses in the Commercial Districts: UDC Table 11-2B-2 lists several uses as permitted
and conditional uses in the C-G zoning district. However, all uses on this site require CUP
approval.
b. Purpose Statement of Zone: The purpose of the Commercial Districts is to provide for the
retail and service needs ofthe community in accord with the Meridian Comprehensive Plan.
Four Districts are designated which differ in the size and scale of commercial structures
accommodated in the district, the scale and mix of allowed commercial uses, and the location
of the district in proximity to streets and highways. C-G General Retail And Service
Commercial District: The purpose of the C-G district is to provide for commercial uses which
are customarily operated entirely or almost entirely within a building; to provide for a review
Centrepointe Subdivision
PP-O6-020
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 4,2006
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 permanent motoring public. All such
districts shall be connected to the municipal water and sewer systems of the city, and shall not
constitute strip commercial development and encourage clustering of commercial
development.
c. General Off-Street Parking Standards (from UDC 11-3C-5):
The following standards shall apply to off-street vehicle parking for non-residential uses: In all
Commercial Districts the requirement shall be one (1) space for every five hundred (500) square
feet of gross floor area.
d. Structures Subject to Design Standards (UDC 11-3A-19B5): All structures on property
adjacent to an entryway colTidor (Ustick/Eagle Roads) are subject to the design standards listed in
this section of the UDc.
e. Outdoor storage/refuse areas (UDC 11-3A-12): Outdoor utility meters, HV AC equipment,
trash dumpsters, trash compaction and other service functions shall be incorporated into the
overall design of buildings and landscaping so that the visual and acoustic impacts of these
functions are fully contained and out of view from adjacent properties and public streets.
f. Development along State and Federal Highways (UDC 11-3H): The applicant shall construct a
street, generally paralleling the state highway, be designed to accommodate future connectivity
and access to all properties fronting the state highway that lie between the applicant's property
and the nearest section line road and/or half mile collector road. The intent of this section is to
provide for future connectivity and access to all properties fronting the state highway that lie
between the applicant's property and the nearest section line road and/or half-mile collector road.
The applicant is proposing driveways, rather than a street, that will collect and distribute traffic as
envisioned with the subject section of the UDC.
10. ANALYSIS
Analysis of Facts Leading to Staff Recommendation
The PP application substantially complies with the Unified Development Code (UDC). However,
there are some aspects of the proposed parking lot area that do not comply with the design
requirements ofthe UDC. Below, staff has detailed some of the more significant changes that
should be required with the approval of the preliminary plat and associated parking lot
improvements.
Based on the policies and goals contained in the Comprehensive Plan and the general compliance
of the proposed development with the Unified Development Code, staff believes that this is a
good location for the proposed development. Please see Exhibit C for detailed analysis of the
required facts and [IDdings for a preliminary plat.
Future Uses: Consistent with the Development Agreement in effect for this site, all future
development on the subject lots shall be required to obtain Conditional Use Permit approval prior
to construction. Further, each building proposed on a lot adjacent to Eagle Road should also be
subject to Design Review approval.
Landscaping: Staff is generally supportive of the proposed landscape plan prepared by The Land
Group, Inc., labeled Sheet Ll.O, dated 4-5-06, with the following revisions:
Centrepointe Subdivision
PP-06-020
page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 4, 2006
UDC 1l.2B requires a 35-foot wide street buffer along entryway corridors. Eagle Road and
Ustick Road are both entryway colTidors. On the submitted landscape plan, the applicant is
proposing to construct a 35-foot wide street buffer along most of Ustick Road and all of Eagle
Road (Lot 8, Block 1, does not have the required buffer along Ustick Road.) Chapter 2 of the
UDC also requires a 10-foot wide landscape buffer along both sides of the proposed Sadie Creek
A venue, a commercial street. The applicant should be required to depict the required street
buffers on the face of the final plat in an easement or place the required buffers in common lots
(UDC 11-3B). All landscaping adjacent to public streets should conform to the requirements of
UDC 11-3B-7.
UDC 11-3B-8C2 prohibits linear groupings of parking spaces in excess of 12. There are several
groupings of parking spaces that exceed 12 in a row. Therefore, in accordance with UDC lI-3B-
8C2, landscape planters, including trees and groundcover, shall be placed within the proposed
parking areas.
UDC Table II-2B-3 requires a 25-foot wide land use buffer between C-G zoned property and
residentially zoned property. However, the applicant has previously applied for and received
approval for a lO-foot wide landscape buffer adjacent to the residential uses in Champion Park
Subdivision to the west. A IO-foot wide landscape buffer easement should be placed on the face
of the final plat, where this site abuts residentially zoned property.
Ditches. Laterals. and Canals: There are several irrigation laterals that bisect this parcel. Per UDC
11-3A-6, all iITigation ditches, laterals or canals, exclusive of natural waterways, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided shall be tiled.
Pressure lITillation: The City of Meridian requires that pressurized ilTigation systems be supplied
by a year-round source of water (UDC II-3A-15). The applicant should be required to utilize any
existing surface or well water for the primary source. If a surface or well source is not available,
a single-point connection to the culinary water system shall be required. If a single-point
connection is used, the developer will be responsible for the payment of assessments for the
common areas prior to signature on the final plat by the City Engineer. An underground,
pressurized irrigation system should be installed to all landscape areas per the approved
specifications and in accordance with City Code.
Fencinl:: The applicant is not showing any fencing on any of the submitted plans. A detailed
fencing plan should be submitted upon application ofthe final plat (UDC 11-3A- 7). Ifpermanent
fencing is not provided, temporary construction fencing to contain debris must be installed around
the perimeter prior to issuance of a building permit. All fencing should be installed in accordance
with City Code. See Exhibit B below.
Existinl! Structures: Because single-family dwellings are prohibited in the C-G zone, the existing
single-family structures and associated outbuildings on this site should be removed, prior to the
City Engineer's signature of the final plat.
Sadie Creek Avenue: Staff is supportive of the general location and design of Sadie Creek
Avenue. However, once constructed, it will be a very long dead-end street. Until Sadie Creek is
extended further to the north, a temporary turnaround and easement should be provided.
Internal Cross-access: There are some commercial lots that do not have frontage on a public
street. Also, there are shared parking areas and driveways to Ustick Road on the Kohl's out-
parcel. Because several of the proposed lots do not have frontage on a public street, and access to
the adjacent roadways are limited, the applicant should provide a cross parking/cross access
agreement for all of the lots within the subdivision, and the Kohl's site, to use the driveways and
parking aisles. Prior to signature of the final plat by the City Engineer, a copy of a recorded cross-
access/ingress-egress and parking maintenance agreement should be provided to the City.
Centrepointe Subdivision
PP-O6-020
page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 4, 2006
Parkin!! Lot: As mentioned in the application summary above, the applicant is requesting
approval to construct the parking areas in Block 2. UDC 11-3C-6B requires off-street loading
spaces for commercial uses at a rate of 1 per every 500 square feet of building. UDC Table 11-
3C-l requires all90-degree parking stalls to be at least 9-feet wide by 19-feet long adjacent to 25-
foot wide drive aisles. Further, UDC 11-3B-8C2 prohibits linear groupings of parking spaces in
excess of 12. There are several groupings of parking spaces that exceed 12 in a row. In
accordance with UDC 11-3B.8C2, landscape planters, including trees and groundcover, shall be
placed within the proposed parking areas. All parking should comply with UDC 11-3C-5 and
UDC 11-3B-8. To ensure that the proposed parking lot is constructed in accordance with the
UDC, staff recommends that the applicant be required to submit and receive approval of a
Certificate of Zoning Compliance (CZC) permit.
Refuse/Service Area Screen: The submitted site plan, landscape plan or preliminary plat depict
where the refuse/service areas will be. UDC 11-3A.12 requires the visual and acoustic impacts of
these functions are fully contained and out of view from adjacent properties and public streets.
All future CUP and CZC applications should clearly demonstrate how this standard is met.
Staff Recommendation: Based on the above analysis, staff finds the Preliminary Plat
application generally conforms to the Comprehensive Plan policies and UDC standards, as well
as the Development Agreement in effect for this site. Staff recommends aDProval of PP-06.020
with the Conditions listed in Exhibit B ofthe Staff Report for May 4.2006.
11. EXHIBITS
A. Drawings
1. Preliminary Plat (dated March 10, 2006)
2. Landscape Plan (dated April 5, 2006)
B. Conditions of Approval
1. Planning Department
2. Public Works
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Services
7. ACHD (Forthcoming)
D. Required Findings from the UDC
1. Preliminary Plat
Centrepointe Subdivision
PP-O6-020
page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 4, 2006
Exhibit A: Preliminary Plat (dated March 10,2006)
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Exhibit A: Landscape Plan (dated AprilS, 2006)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 4, 2006
Exhibit B: Conditions of Approval
1. Planning Department
SITE SPECIFIC REQUIREMENTS- (PP-06-020)
1.1.1
1.1.2
1.1.3
1.1.4
1.1.5
1.1.6
1.1.7
1.1.8
1.1.9
The preliminary plat labeled as S-l prepared by Quadrant Consulting, Inc., dated March 10, 2006,
is approved with the conditions listed herein.
All future development on the subject lots shall be required to obtain Conditional Use Permit
approval. Further, each building proposed on a lot adjacent to Eagle Road shall also be subject to
Design Review approval.
Access to Ustick Road, Eagle Road and Sadie Creek Avenue shall be consistent with the
approvals of ACHD, ITD and the City of Meridian. A note shall be placed on the [mal plat
restricting direct lot access to the classified roadways.
The landscape plan prepared by The Land Group, Inc., labeled Sheet Ll.O, dated 4-5-06, is
approved with the following revisions:
. Construct a 35-foot wide street buffer along the entire frontage of Eagle Road and Ustick
Road. All landscaping adjacent to public streets should conform to the requirements of
UDC 11-3B-7.
.
In accordance with UDC 11-3B-8C2, landscape planters, to prevent linear groupings of
stalls in excess of 12 shall be placed within the proposed parking areas.
Construct a 10-foot wide landscape buffer along the western boundary of the site, where
the lots abut residentially zoned property.
.
. Mitigate or protect the existing trees on this site. Coordinate a plan with the City
Arborist, Elroy Huff.
With the final plat application, submitted revised copies of the landscape plan with the changes
listed above.
Graphically depict on the face of the plat a 35-foot wide landscape buffer along Ustick Road and
Eagle Road. Graphically depict on the face of the plat a 10-foot wide landscape buffer along both
sides of Sadie Creek Avenue. Said buffers shall either be easements or within separate common
lots.
Graphically depict a lO-foot wide landscape buffer easement along the western boundary of the
site, adjacent to residentially zoned property.
Provide a Fire Department and ACHD approved temporary turnaround and easement at the north
end of Sadie Creek Avenue.
UDC Table 11-3C-l requires all 90-degree parking stalls to be at least 9-feet wide and 19-feet
long adjacent to 25-foot wide drive aisles. Further, UDC 11-3B-8C2 prohibits linear groupings of
parking spaces in excess of 12. In accordance with UDC 11-3B-8C2, landscape planters,
including trees and groundcover, shall be placed within the proposed parking areas. All parking
shall comply with UDC 11-3C-5 and UDC 11-3B-8. To ensure that the proposed parking lot is
constructed in accordance with the UDC, the applicant shall submit and receive approval of a
Certificate of Zoning Compliance (CZC) permit.
The applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-ll.
Centrepointe Subdivision
Exhibit B Page I
1.1.12
1.1.13
1.1.14
1.1.15
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 4, 2006
1.1.10 No irrigation pump station or facility is shown on the submitted plans. However, if one is
proposed for the site, it must be located outside of any required street buffer. Impervious surfaces
are prohibited in said buffers.
1.1.11 Prior to the City Engineer's signature of the final plat, all existing structures shall be removed
from the site.
Prior to the City Engineer's signature ofthe final plat, provide the City with a copy of a recorded
cross parking/cross access agreement for the proposed driveways and parking areas. Prior to
signature of the final plat by the City Engineer, a copy of a recorded cross-access/ingress-
egress and parking maintenance agreement should be provided to the City.
It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
1.1.1
GENERAL REQUIREMENTS-PRELIMINARY PLAT
1.1.2
1.1.3
1.1.4
1.1.5
Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to City Code.
All areas approved as open space shall be free of wet ponds or other such nuisances. All
stormwater detention facilities incorporated into the approved open space are subject to UDC 11-
3A-18 and shall be fully vegetated with grass and trees. Sand, gravel or other non~vegetated
surface materials shall not be used in open space lots, except as permitted under UDC 11-3A-
18. Where the applicant has submitted a preliminary landscape plan and where staff has reviewed
such plan, the landscaping shall be consistent with the preliminary plan with modifications as
proposed by staff. If the stormwater detention facility cannot be incorporated into the approved
open space and still meet the standards of UDC 11-3A-18, then the applicant shall relocate the
facility. This may require losing a developable lot or developable area. It is the responsibility of
the developer to comply with ACHD, City of Meridian and all other regulatory requirements at
the time of final construction.
The applicant shall submit a detailed fencing plan with the final plat application for the
subdivision. If permanent fencing is not provided, temporary construction fencing to contain
debris must be installed around the perimeter prior to issuance of a building permit. All fencing
should be installed in accordance with City Code.
Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be mitigated.
All ilTigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per MCC 12-4-13, unless
otherwise approved by the lITigation District(s). Plans will need to be approved by the
appropriate irrigation/drainage district, or lateral users association (ditch owners), with written
approval or non-approval submitted to the Public Works Department. If lateral users association
approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer
prior to final plat signature.
Centrepointe Subdivision
Exhibit B Page 2
2.5
2.6
2.7
2.8
2.9
2.10
2.11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 4,2006
1.1.6
Staff's failure to cite specific ordinance provisions or terms of the approved Preliminary Plat does
not relieve the applicant of responsibility for compliance.
Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6A.
1.1.7
2. Public Works Department
2.1
Sanitary sewer service to this development is being proposed via extension of mains in E. Ustick
Road. The applicant shall install mains to and through this property; applicant shall coordinate
main size and routing with the Public Works Department, and execute standard forms of
easements for any mains that are required to provide service. Minimum cover over sewer mains
is three feet, if cover from top of pipe to sub~grade is less than three feet than alternate materials
shall be used in conformance of City of Meridian Public Works Departments Standard
Specifications.
Water service to this site is being proposed via extension of mains in E. U stick Road. The
applicant shall be responsible to install water mains to and through this development, coordinate
main size and routing with Public Works.
Any potential reimbursement agreements must comply with all requirements of City Code 9-1-13
and 9-4-19, which includes the preliminary agreement (which includes footage, size, and depth of
reimbursable pipe) being fmalized prior to construction plan approval. The detailed agreement
with the reimbursable amount shall be approved by Council prior to plat signature.
The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants).
Per UDC 11-3A-15 the applicant shall install a pressurized irrigation system in this development.
The applicant has not indicated who will own and operate the pressure irrigation system in this
proposed development. If it is to be maintained as a private system, plans and specifications will
be reviewed by the Public Works Department as part of the construction plan review. A "draft
copy" of the operations and maintenance manual will be required prior to plan approval with the
"final draft" being required prior to final plat signature on the last phase of this project.
If it is to be owned and maintained by an lITigation District then evidence of a license agreement
shall be submitted prior to scheduling of a prewconstruction meeting.
The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3A-6). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
If a pressurized irrigation pump station is to be constructed in this development it shall be located
on its own lot and not in any City of Meridian required landscape buffers.
All existing structures shall be removed prior to signature on the final plat by the City Engineer.
Any existing domestic wells and/or septic systems within this project shall be removed from
domestic service per City Ordinance Section 9~1-4 and 9~4-8. Wells may be used for non-
domestic purposes such as landscape irrigation.
Meridian Public Works specifications do not allow any large landscaping within a five foot radius
of water meters. The applicant shall make the necessary adjustments to achieve this separation
requirement and comply with all landscape requirements.
2.2
2.3
2.4
Centrepointe Subdivision
Exhibit B Page 3
2.14
2.15
2.16
2.17
2.18
2.19
2.20
2.21
2.22
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 4, 2006
2.12
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 UDC 11-3A~6.
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non-approval submitted to the Public Works Department.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
The applicant has not indicated how the storm drainage from the proposed parking lots will be
disposed. A drainage plan designed by a State of Idaho licensed architect or engineer is required
and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas.
Storm water treatment and disposal shall be designed in accordance with Department of
Environmental Quality 1997 publication Catalog of Storm Water Best Management Practices for
Idaho Cities and Counties and City of Meridian standards and policies. Off-site disposal into
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.
Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, and road base approved by the Ada County Highway District, prior to
applying for building permits.
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.
All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
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 final plat.
2.13
It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
The engineer shall be required to certify that the street centerline elevations are set a minimum of
3.feet above the highest established peak groundwater elevation.
3. Meridian Fire Department
3.1 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.
3.2
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.
Centrepointe Subdivision
Exhibit B Page 4
3.8
3.9
3.10
3.11
3.12
3.13
3.14
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 4, 2006
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on comers when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.3
All entrance and internal roads and alleys shall have a turning radius of28' inside and 48' outside
radius.
3.4
Provide a 20-foot wide Fire Lane for all internal roadways all roadways shall be marked in
accordance with Appendix D Section DI03.6 Signs. Provide a public turnaround at the north end
of Sadie Creek Avenue.
3.5
Operational fIfe hydrants, temporary or permanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
3.6
Commercial and office occupancies will require a fIfe-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.7
The 23 office/commercial lots lot will have an unknown transient population and will have an
unknown impact on Meridian Fire Department call volumes. The Meridian Fire Department has
experienced 2612 responses in the year 2004. According to a report completed by Fire & Emergency
Services Consulting Group our requests for service are projected to reach 2800 in the year 2005 and
3800 by the year 2010.
Maintain a separation of 5' from the building to the dumpster enclosure.
Provide a Knox box entry system for the complex prior to occupancy.
The applicant shall work with Fire Department and Planning Department staff to provide an address
identification plan and a sign which meets the requirements of the City of Meridian sign ordinance at
the required intersection(s).
The Fire Deptartment has concerns about the ability to address the project and have the addresses
visible from the street which the project is addressed off of. Please contact Vicki Heugly at 898-
5500 to address this concern prior to the public hearing.
All aspects of the building systems (including exiting systems), processes & storage practices shall
be required to comply with the International Fire Code.
Provide exterior egress lighting as required by the International Building & Fire Codes.
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 fIfe 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).
Centrepointc Subdivision
Exhibit B Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 4, 2006
i. For Group R~3 and Group U occupancies, the distance requirement shall be 600 feet (183 m).
ii. 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).
3.15
There shall be a fIre hydrant within 100' of all Fire Department cormections.
3.16
Buildings over 30' in height are required to have access roads in accordance with Appendix D
Section D1O5.
3.17
Buildings or facilities having a gross building area of more than 62,000 square feet (5760 m2) shall
be provided with two separate and approved fIre apparatus access roads. Exception: Projects having
a gross building area of up to 124,000 square feet (11520 m2) that have a single approved fire
apparatus access road when all buildings are equipped throughout with approved automatic sprinkler
systems. (Remoteness Required)
4. Police Department
4.1 The police department requests that a maximum of 3-foot tall shrubs be used along walkways
within the parking lot. Shrubs in excess of 3 feet create potential hiding spots.
5. Parks Department
5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance 11-3B will be followed.
5.2
6.
6.1
7.
Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance
Sanitary Service Company
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.
Ada County Highway District
Site Specific Conditions of Approval
FORTHCOMING
Standard Conditions of Approval
7.1
7.2
7.3
7.4
Any existing irrigation facilities shall be relocated outside of the right-of-way.
Private sewer or water systems are prohibited ÍÌ"om being located within any ACHD roadway or
right-of-way.
All utility relocation costs associated with improving street ÍÌ"ontages abutting the site shall be
borne by the developer.
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.
Centrepointe Subdivision
Exhibit B Page 6
7.7
7.8
7.9
7.10
7.11
7.12
7.13
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 4, 2006
7.5
Comply with the District's Tree Planter Width Interim Policy.
7.6
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.
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.
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.
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.
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.
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 of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confmnation of any change ITom 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 subj 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.
Centrepointe Subdivision
Exhibit B Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 4, 2006
Exhibit C. Required Findings from Unified Development Code
Preliminary Plat Findings (UDC 11-6B-6):
In determining the acceptance of a proposed subdivision, the Commission and Council shall consider the
objectives of this Title and at least the following:
A. The conformance of the subdivision with the Comprehensive Development Plan;
In Chapter VII of the Comprehensive Plan, 'Mixed Use Regional' is defined as areas including
commercial and residential development consistent with auto and service oriented uses. Staff finds
that the requested General Commercial (C-G) zoning designation is in accord with the
Comprehensive Plan's Future Land Use Map, which delineates the subject property as "Mixed Use-
Regional". 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 permanent motoring public."
Staff fmds that the proposed subdivision is in general conformance with the comprehensive plan
(please see Section 8 of the Staff Report for detailed analysis of specific comprehensive plan action
items that apply to this development).
B. The availability of public services to accommodate the proposed development;
The site is intended for commercial uses which, based on the Comprehensive Plan description, may
include retail, wholesale, service and office uses, as well as appropriate public uses such as
government offices. The applicant will be responsible for the extension of all utilities necessary to
serve this proposed development. All urban services, such as water, are near to this site and the
applicant should be able to extend such services to the site.
The applicant and/or future property owners will be required to pay park and highway impact fees.
ACHD has yet to prepare a staff report with site specific and standard conditions. Once a staff report
is received by City Staff, the conditions will be included in Exhibit B.
Based on the joint agency/department meeting and other comments received from
agencies/departments, staff fmds that public services can be made available to accü.mmodate the
proposed development. The Commission and Council should reference any written and/or verbal
testimony submitted by any public service provider, regarding their ability to adequately service this
project.
If approved, the developer will be financing the extension of sewer, water, local street infrastructure,
utilities and ilTigation services to serve the project. The primary public costs to serve the future
residents will be fIfe, police and school facilities and services. Staff finds there will not be excessive
additional requirements at public cost and that the proposed zoning and subsequent development will
not be detrimental to the community's economic welfare.
C. The continuity of the proposed development with the capital improvement program;
Because the developer is installing sewer, water, and utilities for the development at their cost, the
subdivision will not require the expenditure of capital improvement funds.
D. The public financial capability of supporting services for the proposed development;
Please see Exhibit B for comments and conditions from other agencies and departments.
Centrepointe Subdivision
Exhibit C Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF MAY 4, 2006
E. The other health, safety or environmental problems that may be brought to the Commission's
attention.
Staff is not aware of any health, safety or general welfare problems associated with the development
of this subdivision that should be brought to the Councilor Commission's attention. ACHD considers
road safety issues in their analysis. Staff recommends that the Commission and Council reference any
public testimony that may be presented to determine whether or not the proposed subdivision may
cause health, safety or environmental problems of which staff is unaware.
F. The development preserves significant natural, scenic or historic features.
Staff is not aware of any natural, scenic or historic features which require preservation on this site.
Staff recommends that the Commission and Council reference any public testimony that may be
presented to determine whether there are any natural, scenic or historic features on this site of
which staff is unaware.
Centrepointe Subdivision
Exhibit C Page 2