HomeMy WebLinkAboutTreasure Valley No. 2 PFP02-002
BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN
IN THE MATTER OF THE REQUEST )
FOR PRELIMINARY/FINAL PLAT FOR )
TREASURE VALLEY NO.2 SUBDIVISION, )
LOCATED AT THE SOUTHWEST CORNER )
OF FLORENCE AND EAGLE ROAD, V. MILE)
SOUTH OF FAIRVIEW AVENUE, MERIDIAN,)
IDAHO )
)
)
)
)
)
BY: CLARK DEVELOPMENT,
APPLICANT
C/C 10/08/02
CASE NO. PFP-02-002
FINDINGS OF FACT AND
CONCLUSIONS OF LAW
AND ORDER OF
CONDITIONAL APPROVAL
OFPRELThfiNAR~FINAL
PLAT
The above entitled matter coming on regularly for public hearing before the City Council
on October 8, 2002, and Steve Siddoway for the Planning and Zoning Department, Billy Ray
Strite and Steve Arnold, appeared and testified at the hearing, and the City Council having
received a report from Brad Hawkins-Clark and David McKinnon of the Planning and Zoning
Department and Bruce Freckleton, Engineering Technician III, and the City Council having
received as part of the record of this matter the recommendation to City Council of the Planning
and Zoning Commission and the applicant having submitted the Plat Drawing described as
follows, "PRELIMINARY PLAT, Located in the NE V. of Section 8, T.3N., R. IE., B.M.,
Meridian, Ada County, Idaho, Drawing Date: July 9, 2002, Drawing No. 20613, Sheet I of I,
Thomas T. Wright Co. - Developer, Briggs Engineering, Inc.", and "FINAL PLAT, Plat of
Treasure Valley No.2 Subdivision, A Resubdivision of Lot I, Block 4, Treasure Valley Business
Center, Located in the NE Y. of Section 8, T.3N., R.IE., B.M., City of Meridian, Ada County,
Idaho 2002, 20613PLAT, MEM 7/11/02 and stamp dated: 7/18/02, Sheet 1 of2, Thomas T.
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARY/FINAL PLA T ~ TREASURE VALLEY
NO.2 SUBDIVISION / BY: CLARK DEVELOPMENT (PFP-02-002)
- 1
Wright Co. - Developer, Briggs Engineering, Inc. - Consulting Engineers", submitted for
preliminary/final plat approval and which preliminary/final plat application is herein received
and adjudged by the City Council pursuant to Meridian City Code, Section 12-3. Therefore the
City Council makes the following findings:
FINDINGS OF FACT
I. That the proposed development is in conformance with the Comprehensive Plan
by reason of the fact that it lies within the existing Urban Area as defined in the Meridian
Comprehensive Plan Generalized Land Use Map, Infrastructure Planning Analysis
Comprehensive Plan and Map, adopted December 21, 1993, and the property is presently zoned
I-L Light Industrial District, and requires connection to the Municipal Water and Sewer System.
[see Meridian City Code, Section 11-7-2 N]
2. The preliminary plat is in conformance with the Comprehensive Plan City of
Meridian adopted December 21, 1993, Ordinance No. 629.
3. It is determined that Urban Services can be made available to accommodate the
proposed development if the plat complies with the requirements and conditions hereinafter set
forth as conditions of preliminary plat approval.
4. The proposed development is a continuity of the development within the City's
Capital Improvement Program and if the conditions which are requested by the Planning and
Zoning Administrator and the Engineering Technician III are met there will be public financial
capability of supporting services for the proposed development.
5. The development, if built in accordance with the conditions and as proposed, will
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARY/FINAL PLAT - TREASURE VALLEY
NO.2 SUBDIVISION / BY: CLARK DEVELOPMENT (PFP-02-002)
- 2
not create health, safety or environmental problems and there have been no specifics of any such
concerns brought to the Council's attention.
6. It is found that the Recommendation to City Council of the Planning and Zoning
Commission is reasonable and appropriate for the conditions of approval of the preliminary plat
as hereinafter set forth.
DECISION AND ORDER
Pursuant to the City Council's authority as provided in Meridian City Code,
Section 12-3-5 and based upon the above and foregoing Findings of Fact which are herein
adopted:
IT IS HEREBY ORDERED AND THIS DOES ORDER
The Preliminary/Final Plat of the applicant as evidenced by "PRELIMINARY PLAT, Located in
the NE Y. of Section 8, T.3N., R. IE., B.M., Meridian, Ada County, Idaho, Drawing Date: July 9,
2002, Drawing No. 20613, Sheet I of I, Thomas T. Wright Co. - Developer, Briggs
Engineering, Inc.", and "FINAL PLAT, Plat of Treasure Valley No.2 Subdivision, A
Resubdivision of Lot I, Block 4, Treasure Valley Business Center, Located in the NE Y. of
Section 8, T.3N., R.IE., B.M., City of Meridian, Ada County, Idaho 2002, 20613PLAT, MEM
7/11102 and stamp dated: 7/18/02, Sheet I of2, Thomas T. Wright Co. - Developer, Briggs
Engineering, Inc. - Consulting Engineers", has been submitted for preliminary/final plat.
1. The conditions of Staff pertaining to the Preliminary/Final Plat comments are as set forth
in the Memorandum to the Mayor and City Council from Brad Hawkins-Clerk and David
McKinnon for Planning and Zoning Department, and Bruce Freckleton, Engineering Technician
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARYIFINAL PLAT- TREASURE VALLEY
NO.2 SUBDIVISION / BY: CLARK DEVELOPMENT (PFP-02-002)
- 3
III, dated August 29, 2002, listing 5 Site Specific Comments (preliminary/final plat) and 6
General Comments (preliminary plat), a true and correct copy of which is attached hereto and
marked Exhibit "A", and consisting of six pages, and by this reference incorporated herein, with
the additional requirements from the City Council from their meeting of October 8, 2002, and the
requirements are as follows, to-wit:
That the action of the City Council from their meeting held on October 8, 2002 was as follows:
I. That under Site Specific Comment number I, that number shall be eliminated from the
Recommendations, and which number I has been struck through on the attached Exhibit
"A", consisting of six pages.
A. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows (Items deleted by Council are noted by strike-through, additions by underline):
Site Specific Comments
1. In accordance ,....ith Offiillance 12 13 10 8, ApplicaIlt Baall COIlStruct detached side'llalkG
adjacent to Eagle Road. The miniffiHfll 'lIidth of the par*y,'ay area between the curb and
side'.valk is fiw (5) feet. Tree plantingG within the parkways ,,'till13e restricted 10 either elasG
I or ClasG II trees, as approved by the P&Z Department.
2. Landscaping shall be installed per the approved landscaping plan, as submitted with the
application for the Certificate of Zoning Compliance for the Primary Health office building.
All landscaping shall be completed prior to receiving occupancy for any of the lots created
by this subdivision.
3. The following notes shall be added or revised on the face of the final plat:
(I) This note states easement width to be twelve feet (12'); however, the plat graphically
depicts ten feet (10') that was dedicated as part of Treasure Valley Business Center-
Phase 1.
(8) Fill in the missing instrument number.
(9) Unless specifically approved by ACHD, direct lot or parcel access to Oyerland N.
Eal!le Road is prohibited.
(10) A cross-parking agreement is required for the separate parking lots.
4. The development of this property shall be in conformance with the recorded Development
Agreement.
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARY/FINAL PLAT - TREASURE VALLEY
NO.2 SUBDIVISION / BY: CLARK DEVELOPMENT (PFP-02-002)
- 4
5. The Chord Bearing of curve C-I on the face ofthe plat doesn't match the corresponding call-
out in the Certificate of Owners. Please correct.
General Comments
1. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
2. A letterof credit or cash surety in the amount of 110% will be required for all, landscaping,
pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat.
3. One hundred-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.
4. Underground year-round pressurized irrigation must be provided to all lots within this
development. If the pressurized irrigation system within this development is to remain a
private owners association system, complete plans and specifications shall be reviewed by
the Public Works Department as part of the development plan review process. A draft copy
of the pressurized irrigation system O&M manual must be submitted prior to plan approval.
The City of Meridian requires that pressurized irrigation systems by supplied by a year-
round source of water. Applicant shall 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
utilized, the developer shall be responsible for the payment of assessments for the common
areas prior to signature on the final plat by the Meridian City Engineer. The system shall be
installed prior to occupancy of the second building.
5. All irrigation ditches, laterals, or canals, exclusive of natural waterways, intersecting,
crossing, or lying adjacent and contiguous to the area being subdivided shall be tiled per City
Ordinance 12-4-13. The ditches to be piped should be shown on the site plans. Plans will
need to be approved by the appropriate irrigation! drainage district, or lateral users
association, with written confirmation of said approval submitted to the Public Works
Department.
6. Slopes within drainage areas are not to exceed a slope ratio of 3: I. Submit compaction test
results to the Meridian Building Department for all building pads within lots receiving
engineered backfill.
B. Adopt the Recommendations of the ACHD as follows:
Site Specific Conditions of Approval
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARY/FINAL PLAT ~ TREASURE V ALLEY
NO.2 SUBDIVISION / BY: CLARK DEVELOPMENT (PFP-02-002)
- 5
I. Comply with requirements of ITD for State Highway 55 (Eagle Road) frontage. Submit
to the District a letter from ITD regarding said requirements prior to District approval of
the final plat or issuance ofa building permit (or other required permits), whichever
occurs first. Contact District III Traffic Engineer Michael Garz at 334-8340.
2. Construct a 5 foot wide concrete sidewalk on Florence Street and Olive Avenue abutting
the parcel.
3. Construct a maximum 35 foot wide driveway on Florence Street located a minimum of
50 feet east of the pavement on Olive Avenue as proposed.
4. Construct a maximum 35 foot wide driveway on Olive Way located approximately 150
feet south of Florence Street as proposed.
5. Construct a maximum 35 foot driveway on Olive Way located approximately 310 feet
south of Florence Street as proposed.
6. Pave all driveways to their full-required width and to a point 30 feet beyond the edge of
pavement of Florence Street/ Olive Avenue.
7. Unless otherwise approved by the Idaho Transportation Department, direct lot or parcel
access to Eagle Road is prohibited. Lot access restrictions, as required with this
application, shall be stated on the final plat.
8. Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
I. Any existing irrigation facilities shall be relocated outside of the right-of-way.
2. All utility relocation costs associated with improving street frontages abutting the site
shall be borne by the developer.
3. Replace any existing damaged curb, gutter, and sidewalk and any that may be damaged
during the construction of the proposed development. Contact Construction Services at
387-6280 (with file number) for details.
4. Utility street cuts in pavement less than five year old are not allowed unless approved in
writing by the District. Contact Construction Services at 387-6280 (with file numbers)
for details.
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARY/FINAL PLAT - TREASURE VALLEY
NO.2 SUBDIVISION / BY: CLARK DEVELOPMENT (PFP-02-002)
- 6
5. All design and construction shall be in accordance with the Ada County Highway District
Policy Manual, ISPWC Standards and approved supplements, Construction Services
procedures and all applicable ACHD Ordinances unless specifically waived herein. An
engineer registered in the State of Idaho shall prepare and certify all improvement plans.
6. The Applicant shall submit revised plans for staff approval, prior to issuance of building
permit (or other required permits), which incorporates any required design changes.
7. Construction, use, and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for
occupancy.
8. Payment of applicable road impact fees is required prior to building construction in
accordance with Ordinance #195, also known as Ada County Highway District Road
Impact Fee Ordinance.
9. It is the responsibility of the Applicant to verify all existing utilities within the right-of-
way. Existing utilities damaged by the Applicant shall be repaired by the Applicant at no
cost to ACHD. The Applicant shall be required to call mGLINE (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.
10. No change in the terms and conditions of this approval shall be valid unless they are in
writing and signed by the Applicant of 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 confirmation of any change from the Ada County
Highway District.
II. Any change by the Applicant in the planned use of the property which is the subject of
this application, shall require the Applicant to comply with all rules, regulations,
ordinances, plans, or other regulatory and legal restrictions in force at the time the
Applicant or its successors in interest advises the Highway District of its intent to change
the planned use of the subject property unless a waiver/ variance of said requirements or
other legal relief is granted pursuant to the law in effect at the time the change in use is
sought.
C. Adopt the Recommendations of the State ofIdaho Transportation Department as follows:
I. No access will be permitted directly to State Highway 55 (Eagle Road). All access will
be by way of Florence St.
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARY/FINAL PLAT - TREASURE V ALLEY
NO.2 SUBDIVISION / BY: CLARK DEVELOPMENT (PFP-02-002)
- 7
2. Noise mitigation (walls, berms, fences, etc.) will be located off of the proposed State
right-of-way. Noise mitigation will be at the expense of the developer.
D. Adopt the Recommendations of the Meridian Fire Department as follows:
I. Provide a fire-flow as required by the 1997 Uniform Fire Code Appendix III-A. Please
show all proximity hydrants within 500' of the project on the resubmitted plat.
2. All entrances and internal roads shall have corners with a minimum of a 28' inside radius
and 48' outside radius.
3. The proposed buildings and uses shall comply with the 1997 Uniform Fire Code.
4. Acceptance of water supply for fire protection is contingent upon acceptance of the water
system by the city of Meridian for water quality.
5. Final approval of fire hydrant locations shall be by the Fire Department.
6. The roadways shall be built to Ada County Highway Standards and shall have a clear
driving surface, which is 20' wide. Any building more than 30' in height shall have a 26'
wide access road to provide for aerial truck operations. UFC 902.2.1
7. All building uses and occupancies will have to meet the separation requirements of the
Uniform Building Code.
E. Adopt the Recommendations of Settler's Irrigation District as follows:
1. All irrigation and drainage facilities/ easements shall be protected.
2. All storm drainage must be retained on site.
3. Plan review/ inspection fees shall be paid prior to any approvals.
4. If this developer wishes to have SID own, operate, and maintain the pressurized irrigation
system, an agreement needs to be in place prior to construction.
F. Adopt the Recommendations of Central District Health Dept as follows:
FINDINGS OF FACT AND CONCLUSIONS OF LA W
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARY/FINAL PLAT - TREASURE V ALLEY
NO.2 SUBDIVISION / BY: CLARK DEVELOPMENT (PFP-02-002)
- 8
I. The Applicant's central sewage and central water plans must be submitted to and
approved by the Idaho Department of Health & Welfare, Division of Environmental
Quality.
2. Run-off is not to create a mosquito breeding problem.
3. Stormwater shall be pretreated through a grassy swale prior to discharge to the
subsurface to prevent impact to groundwater and surface water quality.
4. The Engineers and architects involved with the design of the subject project shall obtain
current best management practices for stormwater disposal and design a stormwater
management system that prevents groundwater and surface water degradation.
2. The final plat upon which there is contained the Certification and signature of
the City Clerk and the City Engineer verifying that the plat meets the City's requirements shall be
signed only at such time as:
a. The Plat dimensions are approved by the City Engineer;
b. The City Engineer has verified that all off-site improvements are completed
and!or the appropriate letter of credit or cash has been issued guaranteeing the
completion of off-site and required on-site improvements; and
h~
~60~~tion of the City Council at its regular meetin~g held on the ~ day of ~~
By: ~f).~
R! RT D. CORRIE
Mayor, City of Meridian
By~,/r~~
City Clerk
Copy served upon Applicant, the Planning and Zoning Department, Public Works DfiH1II1ment
\\\\\1 II"
and City Attorney. \\\\~, OF ~/;"'"
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Dated: tl---;?2.. ~v L-- " ~
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FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND ORDER OF CONDITIONAL APPROVAL OF
PRELIMINARY/FINAL PLAT - TREASURE VALLEY
NO.2 SUBDIVISION / BY: CLARK DEVELOPMENT (PFP-02-002)
- 9
MAYOR
Robeli D. Con'ie
HUB OF TREASURE VALLEY
A Good Place to Live
LEGAL DEPARTMENT
(208) 288-2499 . Fax 288-2501
CITY COUNCIL MEMBERS
Tummy deWeerd
Keith Bird
Cherie McCandless
WilJimn L.M. Nary
CITY OF MERIDIAN
33 EAST IDAHO
MERIDIAN, IDAHO 83642
(2081888-4433' FAX (208) 887-4813
City Clerk Office Fax (208) 888-4218
PUBLIC WORKS
BUILDING DEPARTMENT
(208) 898-5500 . Fax 887- I 297
PLANNING AND ZONING
DEPARTMENT
(208) 884-5533 . FAX 888-6854
MEMORANDUM:
August 29, 2002
To:
Mayor, City Council and Planning & Zoning Commission
Bruce Freckleton, Senior Engineering Tech ~
Brad Hawkins-Clark, Planner III /E::,\.\L
David McKinnon, Plalmer II 1M
From:
Re:
Treasure Valley Business Park
· PreliminarylFinal Plat Approval of Three (3) Building Lots 2.66 Acres of Land, in
an I-L Zone, by Clark Development (File No. PFP-02-002).
· Conditional Use Permit Approval for a Planned Development Consisting of Three
(3) Office Buildings on One (I) Lot, in an I-L Zone, By Clark Development (File
No. CUP 02-022).
We have reviewed the aforementioned applications and now offer the following comments, as
conditions of approval. These conditions shall be considered in full, unless expressly modified or
deleted by motion of the Meridian City Council:
APPLICATIONS SUMMARY
The Applicant, Clark Development, has requested approval of apreliminary/fmal plat and
conditional use request for a three (3) lot subdivision at the southwest corner of Florence Street and
Eagle Road. The applicant intends to develop the subject property as a small three (3) lot office
complex.
In order to develop the subject property prior to the recordation of the final plat, the Applicant has
requested approval of a Conditional Use Permit to allow more than one primary building to be built
on a single lot. The Applicant has already received approval for a Certificate of Zoning Compliance
for the northernmost office building on the subject property (they are permitted one building permit
per one legal lot) .
The development of the subject property is governed in part by an existing Development Agreement
that allows, among other uses, office uses in the I-L zone.
LOCATION
The subject property is located at the southwest corner of Florence and Eagle Road, approximately Y.
E~h;b;f"/r I of (p
Mayor and Council
August 29,2002
Page 2
mile south of the Fairview Avenue, within Section 8, Township 3 North, Range I East.
SURROUNDING PROPERTIES
North: Vacant/Undeveloped Industrial Property, zoned I-L
South: Blue Cross ofIdaho Corporate Building, zoned I-L.
East: The Cross Roads Shopping Center, Zoned l-L (with a Conditional Use Permit to allow retail
and drive-through).
West: Yellow Trucking Facility, zoned I-L
PRELIMINARY PLAT FINDINGS AND REOUIREMENTS
Sections 12-3-3 J.2 and 12-3-5 D read as follows: "In determining the acceptance of a proposed
subdivision, the Commission/Council shall consider the objectives of this title and at least the
following:
a. The conformance of the subdivision with the Comprehensive Development Plan;
Staff finds that the Generalized Land Use Map (93' Comprehensive Plan) depicts the subject
property as "Existing Urban", wherefore staff finds that subdivision and office land use are in
conformance with the Comprehensive Plan.
b. The availability of public services to accommodate the proposed development;
Staff finds public services (police, fire, water, sewer, etc...) are available to accommodate the
proposed subdivision.
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.
d. The public financial capability of supporting services for the proposed development;
Staff finds that the development will not require major expenditures for providing supporting
services in other service sectors.
e. The other health, safety or environmental problems that may be brought to the
Commission's attention.
Staff finds that there should not be any other health, safety or environmental problems
associated with this subdivision that should be brought to the Councilor Commission's
attention.
PfP-02-002; CUP-02-022
f~/h: b,'-f ''11'' ~ oP 0
Treasure Valley Business PBrk.Pfp.CUP
Mayor and Council
August 29, 2002
Page 3
2.
3. The following notes shall be added or revised on the face of the final plat:
(I.) This note states easement width to be twelve (12 '). however the plat graphically depicts
ten (10') that was dedicated as part of Treasure Valley Business Center -Phase}.
(8.) Fill in missing Instrument Number.
(9.) .. .access to O-/erlaIld N. Eagle road is...
4. The development of this property shall be in conformance with the recorded Development
Agreement.
5. The Chord Bearing of curve C-I on the face of the plat doesn't match the corresponding call-
out in the Certificate of Owners. Please correct.
GENERAL COMMENTS (preliminarv plat)
I. Coordinate fire hydrant placement with the City of Meridian Public Works Department.
2. A letter of credit or cash surety in the amount of 110% will be required for all, landscaping,
pressurized irrigation, sanitary sewer, water, etc., prior to signature on the fmal plat.
3. One-hundred-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 aad!or fire hydrants.
4. Underground year-round pressurized irrigation must be provided to all lots within this
development. If the pressurized irrigation system within this development is to remain a
private owners association system, complete plaas and specifications shall be reviewed by the
Public Works Department as part of the development plan review process. A draft copy of the
pressurized irrigation system O&M manual must be submitted prior to plan approval. The City
of Meridian requires that pressurized irrigation systems be supplied by a year-round source of
water. Applicant shall 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 utilized, the developer shall be
responsible for the payment of assessments for the common areas prior to signature on the final
PIP-02-002; CUP-02-022
E.~A,' b:1 ~ \3 of ~
Treasure Valley Business Park.PtP.CUP
Mayor and Council
August 29, 2002
Page 4
plat by the Meridian City Engineer.
5. 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 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 district, or lateral users association, with
written confirmation of said approval submitted to the Public Works Department.
6. Slopes within drainage areas are not to exceed a slope ratio of 3: 1. Submit compaction test
results to the Meridian Building Department for all building pads within lots receiving
engineered backfill.
STANDARDS FOR CONDITIONAL USE PERMITS
The Commission and Council shall review the particular facts and circumstances of each
proposed conditional use in terms of the following and may approve a conditional use permit if
they shall find evidence presented at the hearing(s) is adequate to establish (11-17-3):
A. That the site is large enough to accommodate the proposed use and all yards, open spaces,
parking, landscaping and other features as may be required by this ordinance;
Staff finds that the subject property is large enough to accommodate the requested use and all
other required features.
B. That the proposed use and development plan will be harmonious with the Meridian
Comprehensive Plan and in accordance with the requirements ofthis Ordinance;
The current Comprehensive Plan Land Use Map designates the property as "Existing Urban".
Staff finds the office uses proposed to be in conformance with the "Existing Urban Designation
of the Comprehensive Plan. Staff further finds that the project meets..the requirements and
objectives of the Zoning Ordinances.
C. That the design, construction, operation, and maintenance will be compatible with other
uses in the general neighborhood and with the existing or intended character of the
general vicinity and that such use will not adversely change the essential character of the
same area;
Staff finds the design concept to be compatible with the intended character of the area
(industrial and commercial).
The existing character of the property to be developed is commercial and industrial. The
proposed development will not change the existing character of the area and will not adversely
change the essential character of area.
D. That the proposed use, if it complies with all conditions of the approval imposed, will not
PfP-02-002; CUP-02-022
Treasure Valley Business Park.Pfp.CUP
Exill' b ,. f t'lf" If or fc;
Mayor and Council
August 29, 2002
Page 5
adversely affect other property in the vicinity;
Staff does not anticipate that the proposed development will have an adverse impact on the
majority of the surrounding property; however, the Comrnission and Council should consider
any testimony given at the public hearings before making this finding.
E. That the proposed use will be served adequately by essential public facilities and services
such as highways, street, police, and fire protection, drainage structures, refuse disposal,
water, sewer or that the person responsible for the establishment of proposed conditional
use shall be able to provide adequately any such services;
Staff finds tllat the proposed use will be served adequately by all the essential public services
and facilities listed above.
F. That the proposed use wilI not create excessive additional requirements at public cost for
public facilities and services and will not be detrimental to the economic welfare of the
community;
Staff finds that the proposed use will not create additional requirements at public cost for public
services and facilities.
G. That the proposed use will not involve activities or processes, materials, equipment, and
conditions of operation that will be detrimental to any persons, property, or general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors;
Staff finds that the proposed office uses will not involve any activities or conditions that will be
detrimental to any persons or property due to reasons noted above.
H. That the proposed use will have vehicular approaches to the property which shall be so
designed as not to create an interference with traffic on surrounding public streets;
Staff fmds that the vehicular approaches to the property are designed so as not to interfere with
existing street traffic.
I. That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
Staff does not find that any natural or scenic feature will be lost, damaged or destroyed by
issuance of this conditional use.
SITE SPECIFIC COMMENTS (Conditional Use Permit)
1. Applicant shall meet all of the requirements of the preliminary/final plat as a condition of the
Conditional Use Permit.
PfP-02-002; CUP-02-on
E~h/h;f '/t" 5 of (p
Treasure Valley Business Park.PfP.CVP
Mayor and Council
August 29, 2002
Page 6
2. All development and construction shall comply with the Americans with Disabilities Act.
3. All parking and circulation within the project shall be incompliance with MCC 11-13.
COMPREHENSIVE PLAN POLICIES
The subject property is located in an area designated as Mixed Residential in the Meridian
Comprehensive Plan. The 1993 Comprehensive Plan contains a variety of goals and policies that
are .'elevant to this application. Staff has selected the following sections that most directly apply
to the proposed project.
Goals Section
Goal 8: To establish compatible and efficient use of land through the use of innovative and
functional site design.
Goal 3: To encourage the kind of economic growth and development which supplies employment and
economic self-sufficiency for existing and future residents, reduces the present reliance on
Boise and strengthens the City's ability to finance and implement public improvements,
services, and its open space character.
Goal 9: To encourage a balance ofland use patterns to insure that revenues pay for services.
Economic Develooment
1.1 The City of Meridian shall make every effort to create a positive atmosphere that
encourages., ,commercial enterprises to locate in Meridian.
1.3 The character, site improvements and type of new commercial or industrial developments
should be hanTIonized with the natural environnlent and respect the unique needs and features
of each area.
Land Use
1.l0U Promote the design of attractive roadway entryway areas into Meridian which will clearly
identify the community,
2.4U Encourage sidewalks and paved streets for all existing neighborhoods...
4.3U Encourage new commercial development in under-utilized existing commercial areas.
5.12 Clustering of uses and controlled access points along arterials and collector streets will be
required.
Communitv Desil!n
2.lU Require businesses and government to install and maintain landscaping.
2.3U Encourage the beautification of streets, parking lots. . .etc.
6.2U Pedestrian access connectors will be required in all new development to link subdivisions
together to promote neighborhood identity.
RECOMMENDATION
Staff recommends approval ofthe preliminary/final plat and conditional use permit as proposed by the
Applicant, with the conditions listed above.
PIP-02-002; CUP-02-022
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