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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007
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PP-06-055 - Preliminary Plat for 8 lots on 39.28 acres in the I-L and C.G zones,
by Ronald Van Auker.
Hearing Date: January 9,2007
Mayor and City Council
Justin Lucas, Associate City PlaIll1er
Seyam Subdivision
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Ronald Van Auker, is requesting approval of a Preliminary Plat to subdivide 39.28
acres located on the south side of Franklin Road, approximately 1,200 feet east of the intersection
of Franklin Road and Eagle Road. The subject property is zoned C-G and I-L. The subject
preliminary plat contains 8 lots with a mix of commercial and industrial zoned lots. Portions of
this site have already been developed, including the AsWey Furniture Building on the southwest
comer of the property (proposed Lot 4, Block 2) and the Lanark Warehouse complex at the north
end of the site (proposed Lot 1, Block 1).
2. SUMMARY RECOMMENDATION
Staff is recommending approval of the proposed Seyam Subdivision (PP-06-055) with the
conditions listed in Exhibit B ofthe Staff Report. Below, staff has provided a detailed analysis
and recommended conditions of approval for the requested Preliminary Plat application. The
Meridian Plannine and Zonine Commission heard this item on December 7. 2006. At the
public hearine they moved to recommend approval.
a. Summary of Commission Public Hearine:
i. In favor: Brad Miller
ii. In opposition: None
iii. Commentine: None
iv. Staff presentine application: Justin Lucas
v. Other staff commentine on application: C. Caleb Hood
b. Key Issues of Discussion by Commission:
i. - Width of landscape buffer between uses:
ii. - Timine of constructine the landscape buffer adjacent to Franklin Road
c. Kev Commission Chanees to Staff Recommendation:
i. - The 35-foot wide street landscape buffer alone Franklin Road can be
constructed on a lot by lot basis.
ii. - The 25-foot wide landscape buffer between uses can be reduced to 10 feet.
iii. - Prior to submittal of the Final Plat application for this project. the
applicant shall receive City Council approval for a rezone application on
this property. The rezone application shall at a minimum adjust the zonine
district boundary lines on Lot 3. Block 2 and Lot 3. Block 1 to coincide with
the proposed northern lot lines.
d. Outstandine Issue(s) for City Council:
i. - The revised landscape plan and preliminary plat submitted by the
applicant still does not clearly show the required 35-foot wide street
landscape buffer alone Franklin Road exclusive of ACHD rieht-of-way. as
required with Conditions 1.1.4 and 1.1.10.
Seyam Subdivision
PP-06-055
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007
3. PROPOSED MOTIONS (to be considered after the public hearing)
Approval
After considering all staff, applicant and public testimony, I move to approve File Number PP-06~
055 as presented in staff report for the hearing date of January 9,2007 with the following
modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number PP-06-
055 as presented in the staff report for the hearing date of January 9, 2007 for the following
reasons: (Y ou must state specific reason( s) for the denial ofthe plat.)
Continuance
I move to continue File Number PP-06-055 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
a. Site Address/Location:
3660 E. Lanark St.
Township 4N, Range 1E, Section 32
b. Owner
Ronald Van Auker
3084 E. Lanark St.
Meridian, ill 83642
c. Applicant:
Ronald Van Auker
3084 E. Lanark St.
Meridian, ill 83642
d. Representative: Michael Crawford, Pinnacle Engineers
e. Present Zoning: General Retail and Service Commercial (C-G) and Light Industrial (I-L)
f. Present Comprehensive Plan Designation: Industrial and Commercial
g. Description of Applicant's Request: The applicant, Ronald Van Auker, is requesting approval
of a Preliminary Plat to subdivide 39.28 acres located on the south side of Franklin Road,
approximately 1,200 feet east of the intersection of Franklin Road and Eagle Road.
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: November 20th and December 4th, 2006 (Planning
Commission) and December 18th, 2006 and
January 1 S\ 2007 (City Council)
c. Radius notices mailed to properties within 300 feet on: November 91\ 2006 (Planning
Commission) and December 15th,
2006 (Citv Council)
d. Applicant posted notice on site by: November 2ih, 2006 (Planning Commission) and
December 30th 2006 (City Council)
6. LAND USE
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007
a. Existing Land Use(s): There are two existing buildings on this site, the AsWey Furniture
Building on the southwest comer and the Lanark Warehouse on the northern portion of the
site. The AsWey Furniture Building was developed as part of a one time Administrative Lot
Split that was approved in 2004.
b. Description of Character of Surrounding Area: Mixed use area with large scale commercial
(RC Willey, Ashley Furniture), retail, and residential uses; rapidly urbanizing.
c. Adjacent Land Use and Zoning
1. North: Railroad Tracks and Commerce Park Industrial Subdivision, zoned I-L.
2. West: RC Willey Complex and carpet warehouse, zoned C-G.
3. South: Franklin Road and Touchmark Living Center, zoned L-O.
4. East: Rural residence and vacant land, zoned R-1 and RUT (Ada County).
d. History of Previous Actions: In 2004, the current property owner applied for and received
approval for an administrative lot split (MI-04-007) on this property. The purpose ofthat one
time split was to create the 3.74 acre parcel on which the Ashley Furniture store now sits and
a 35.55 acre parcel on which the Lanark Warehouse building now sits. As part ofthat parcel
split the applicant agreed to subdivide the entire property and include both the 3.74 acre
parcel and the 35.55 acre parcel as lots in a future subdivision. The applicant submitted the
subject subdivision to fulfill that requirement. Subsequent to the one time split described
above, the Ashley Furniture parcel was rezoned (RZ-04~012) from a mix a ofI-L and C-G to
all C-G. Two CZC applications (CZC-05-032, CZC-Van Auker Inc. no #) have also been
previously approved on this site for the aforementioned buildings.
e. Existing Constraints and Opportunities:
1. Public Works
Location of sewer: This property is proposing sewer service via extension of
mains adjacent to the property
Location of water: This property is proposing water service via extension of
mains adjacent to the property.
Issues or concerns: None.
2. Vegetation: Some existing trees that should be protected or mitigated for.
3. Flood plain: N/ A
4. Canals/Ditches Irrigation: The Evans Drain runs along the northern boundary of this
property. This facility has already been tiled adjacent to this site.
5. Hazards: None identified.
6. Size of Property: 39.28 acres
f. Subdivision Plat Information:
The submitted plat proposes 8 lots in the I-L and C-G zones. A new north-south public
street, N. Touchmark Way, is proposed near the center ofthe subdivision. The applicant
is also proposing to dedicate the existing private street, Lanark Lane, to ACHD with this
preliminary plat.
g. Landscaping:
1. Width of street buffer(s):
Per the Future Land Use Map, Franklin Road is designated
page 3
Seyam Subdivision
PP-06-055
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007
as an "Entryway Corridor" adjacent to this site. As such, the UDC (Table 11-2B-3)
requires a 35-foot wide street buffer adjacent to this roadway. The landscape plan
(Sheet LS-1) proposes a 35-foot wide buffer along Franklin Road for the all of the
proposed subdivision except the AsWey Furniture site which has previously developed
(see analysis below for further detail of this situation). UDC Tables 11-2B-3 and 11-
2C-2 also require a ten foot street landscape buffer in the C-G and I-L zones along all
local streets. The applicant has depicted these buffers on the landscape plan. All street
buffers should be designed in accordance with UDC 11-3B-7. Landscape buffers
along streets should be either placed in a separate common lot or a landscape easement
on the fmal plates).
2. Percentage of site as open space: The UDC does not require open space or site
amenities for commercial/industrial subdivisions.
3. Other landscaping standards: Landscaping within all parking lot areas should be
constructed in compliance with UDC 11-3B-8.
h. Off -Street Parking and Loading: One off-street parking space is required for every 500 square
feet of gross floor area in the C-G zone, and one off~street parking space is required for every
2,000 square feet of gross floor area in the I-L zone. Also, off-street loading spaces for
commercial and industrial uses shall be provided to prevent delivery vehicles from blocking
travel lanes (per UDC 11-3C-8). No buildings are proposed with the subject application. Staff
will review compliance with the off-street parking and loading standards with future CZC
applications.
1. Proposed Street System: The applicant is proposing two new public streets with this
application. The fIrst of these streets, East Lanark Street (adjacent to Lot 1, Block 1, traveling
east to west), has been mostly constructed as a private street with in this property. The
applicant is proposing to dedicate the existing private street to ACHD and make it a public
street. The applicant is also proposing to extend Lanark Street to the east, and stub it to the
"second phase" of this development (proposed Lot 4, Block 1 )(See Analysis below for more
on Lanark Street). The second street the applicant is proposing is N. Touchmark Way (travels
north to south in the center of the proposed subdivision). This proposed street intersects with
Franklin Road at its southern terminus and provides the primary access off of Franklin Road to
this development. This intersection is currently signalized. No other street or access points to
Franklin Road are proposed at this time.
Note: As ofthe print deadline for this report, staff has only received draft comments from
ACHD (listed in Exhibit B).
7. AGENCY COMMENTS MEETING
On November 17, 2006 staff held an agency comments meeting. The agencies and departments
present included: Meridian Fire Department, 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 northern portion of the subj ect site is designated industrial and the southern portion commercial
on the Future Land Use Map. Chapter VII of the Comprehensive Plan contains the following
definitions for each of these designations:
Industrial. Areas are designated to allow a range of industrial uses to support industrial and
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007
commercial activities and to develop with sufficient urban services. In light industrial areas, uses
may include warehouses, storage units, light manufacturing, and incidental retail and offices uses.
Heavy industrial areas may include processing, manufacturing, warehouses, storage units, and
industrial support activities. In all cases, standards for screening, landscaping, and adequate access
would be developed and implemented.
Commercial. This designation will provide a full range of commercial and retail to serve area
residents and visitors. Uses may include retail, wholesale, service and office uses, multi-family
residential, as well as appropriate public uses such as government offices. Within this land use
category, specific zones may be created to focus commercial activities unique to their locations.
These zones may include neighborhood commercial uses focusing on specialized service for
residential areas adjacent to that zone.
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 plaIll1ed for the provision of all public services.
(Chapter VII, Goal III, Objective A, Action 1)
When the City established its Area of City Impact, it planned to provide City sef<lices to the
subject property. The City of Meridian plans to provide municipal sef<lices 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 sef<liced 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 sef<lice will not change.
. The subject lands are currently sef<liced by the Meridian School District #2. This
sef<lice will not change.
. The subject lands are currently sef<liced by the Meridian Library District. This
sef<lice will not change and the Meridian Library District should suffer no
revenue loss as a result of the subject annexation.
Municipal. fee-supported, sef<lices 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
Sef<lices, and Sanitary Sef<lices Company.
. Chapter VII, Goal I, Objective B: Plan for a variety of commercial and retail opportunities
within the Impact Area.
Staff finds that the site is designatedfor Commercial and Industrial use on the
Comprehensive Plan Future Land Use Map. Staff believes that over time, a variety of
commercial and industrial opportunities will be provided on this site.
. 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
corridor (Franklin Road).
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007
. Chapter VII, Goal IV, Objective D, Action 2: Restrict curb cuts and access points on
collectors and arterial streets.
The applicant is only proposing one access point, a public street, from Franklin Road into
this development. Staff is supportive of this single public street access from the arterial
Franklin Road. Direct lot access to Franklin Road should be prohibited.
. Chapter VII, Goal IV, Objective D, Action 5: Require appropriate landscape and buffers
along transportation corridor (setback, vegetation, low walls, berms, etc.).
Except for adjacent to Lot 4, Block 2, the applicant is proposing to construct 35-foot wide
street buffers along the adjacent arterial street (Franklin Road). By Ordinance, a minimum
35-foot wide landscape buffer along entryway corridors is required.
9. UNIFIED DEVELOPMENT CODE
a. Allowed Uses in the Commercial and Industrial Districts: UDC Tables 11-2B-2 and 11-2B.1
lists several uses as permitted and conditional uses in the C-G and I-L zoning districts.
b. Purpose Statement of Zones:
Light Industrial: The purpose of the I-L District is to provide for convenient employment
centers of light manufacturing, research and development, warehousing, and distributing. In
accord with the Meridian Comprehensive Plan, the I.L District is intended to encourage the
development of industrial uses that are clean, quiet and free of hazardous or objectionable
elements and that are operated, entirely, or almost entirely, within enclosed structures
Accessibility to transportation systems is a requirement of this District.
Commercial: The purpose of the Commercial Districts is to provide for the retail and service
needs of the 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 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 oftravel-related services as
well as retail sales for the transient and permanent motoring public. All such districts shall
be cOIll1ected 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-6B): In all Commercial Districts,
Residential Districts and Traditional Neighborhood Districts the requirement shall be one (1)
space for every five hundred (500) square feet of gross floor area. In all Industrial District the
requirement shall be one (1) space for every two thousand (2,000) square feet of gross floor
area.
d. Structures Subject to Design Standards (UDC 11-3A-19B5): All structures on lots adjacent to
an entryway corridor (Franklin Road) 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.
Seyam Subdivision page 6
PP-06-055
CITY OF MERIDIAN PLANNiNG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007
10. ANALYSIS
Analysis of Facts Leading to StaffRecorrunendation:
1. Preliminary Plat Application: Upon modification per the conditions listed in Exhibit "B", Staff
believes that the proposed preliminary plat will substantially comply with the Unified
Development Code.
a. Special Considerations:
Landscaping: Staff is generally supportive of the proposed landscape plan prepared by
PiIll1acle Engineers, Inc., labeled Sheet LS-1, dated 8/22/06, with the following revisions:
. UDC 11-2B requires a 35-foot wide street buffer along entryway corridors. Franklin
Road is an entry way corridor in this location. On the submitted landscape plan, the
applicant is proposing to construct a 35-foot wide street buffer along Franklin Road with
the following exclusions:
o Lot 4, Block 2, does not have the total required buffer along Franklin Road due
to the fact that this lot was previously developed by AsWey Furniture (see further
discussion below).
o Lot 4, Block 1 (identified as Phase 2) does not specifically show the required
buffer along Franklin Road,. Staff believes that the required 35 foot wide street
buffer and landscape easement (or common lot) should be required on this lot.
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
required landscape buffers shall be exclusive of the public right-of-way and conform to
the requirements ofUDC 11-3B-7.
. Chapter 2 of the UDC requires a 10-foot wide landscape buffer along both sides of the
proposed Lanark Street and N. Touchmark Way, which are local commerciaVindustrial
streets. The applicant should be required to depict the required local street buffers on the
face of the final plat in an easement or place the required buffers in common lots (UDC
11-3B). All required landscape buffers shall be exclusive of the public right-of-way and
conform to the requirements ofUDC 11-3B-7.
. UDC Table 11-2C-2 requires a 25-foot wide land use buffer between I-L zoned property
and all non-industrial zoning districts. A 25~foot wide landscape buffer easement should
be placed on the face of the fmal plat, on any industrial district boundary that borders a
non-industrial district. This land use buffer should be constructed in accordance with
UDC 11- 3B-9, at the time of building construction.
Submit copies of a revised landscape plan, reflecting the changes/notes mentioned above,
with the final plat application(s).
Emergency Vehicle Turnaround: An approved temporary emergency vehicle turnaround and
easement should be provided at the eastern terminus of the proposed Lanark Street as required
by ACHD and the Fire Department.
Lot Line Location: As shown on the preliminary plat the proposed lot lines do not coincide
with the zoning district boundaries in this area. Staff is specifically concerned about Lot 3,
Seyam Subdivision
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007
Block 1 and Lot 3, Block 2 which seem to be spilt between I-L and C-G zoning districts.
While such a division is not specifically prohibited by the UDC, Staff believes that it is
prudent to locate the proposed lot lines in this subdivision on the zoning district boundaries.
Locating the lot lines on the district boundaries will help to avoid any confusion in future
regarding the zoning designation of a specific lot within this subdivision, and clarify what uses
are allowed to be constructed on each lot. Locating the lot lines on the district boundaries will
also help to clarify the location of the required landscape buffer between the I-L and C-G
zones as described above. Furthermore, UDC 11-1-5Cl states that where a district
boundary approximately follows a property line, such property line shall be construed as
the district boundary. Staff believes that zoning district boundaries should coincide with
the proposed property (lot) lines.
Ten full-size and one 8.5" x 11" copy, as well as new PDF and jpg copies, of a revised
preliminary plat that depicts lot line locations as mentioned above, should be submitted to
Staff at least ten days prior to the City Council hearing for this project. Note: Lot 4, Block 2
(AsWey Furniture Site) appears to be zoned entirely C-G, the district boundary line shown on
the plat for this property should be moved to coincide with the proposed lot line.
Lanark Stub Street: The current preliminary plat proposes to extend Lanark Street only to
the Phase 1 boundary. Staff believes that this stub street needs to be extended all the way to
the eastern property line to ensure that the property owners to the east have access to this
proposed public street. Staff believes that this future public street connection to the east is
essential to allow for the properties to the east to access the existing stoplight at the
intersection of Touchmark Way and Franklin Road. After discussing various options with the
applicant, Staff recommends that Lot 4, Block 1 (Phase 2) be restricted as a non-buildable lot,
until a new preliminary plat is submitted for that lot which shows the extension the proposed
Lanark Street to the eastern property line. Lot 4, Block 1 should be included within the
boundaries of the first final plat on this site. Place a note on the face of said [mal plat
restricting Lot 4, Block 1 as a non.buildab1e lot until Lanark Street is extended to the east
property line. Said Lot 4, Block 1, shall be subject to re-subdivision, including the submittal of
a new preliminary plat and the subsequent recordation of a new/revised final plat of that lot.
No Certificates of Zoning Compliance or Building Permits should be issued for Lot 4, Block 1
until a [mal plat has been recorded that shows the extension of Lanark Street to the eastern
property line.
Additional Right-of-Way: In the draft report from ACHD the applicant is required to
dedicate 60 feet of right-of-way (or 50 with a lO-foot sidewalk easement provided to ACHD)
from the centerline of Franklin Road. Currently the applicant shows only 40 feet of right-of-
way dedicated along this road. The additional 10 or 20 feet of right -of-way required by ACHD
will significantly effect the location of the required landscape buffer in this area. Because this
ACHD requirement will have a significant impact on the buildable areas of the lots adjacent to
Franklin Road, Staff believes that the applicant should submit a revised preliminary plat that
indicates the correct amount of right-of-way, as required by ACHD. Ten full-size and one 8.5"
x 11" copy, as well as new PDF and jpg copies, of a revised preliminary plat that incorporates
the correct amount of right-of-way and the new dimensions and lot sizes for the lots should be
submitted to Staff at least ten days prior to the City Council hearing for this proj ect.
Ashley Furniture Building: As mentioned above in the landscaping analysis the applicant is
not proposing a full 35-foot wide landscape buffer along Franklin Road adjacent to Lot 4,
Block 2 (AsWey Furniture Site) of this proposed subdivision. This site was previously
developed, and there is an existing 25-foot wide landscape buffer along Franklin Road. Due to
Seyam Subdivision page 8
PP-06-055
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007
the fact that this site was previously approved and constructed (MI-04-07, CZC~05~032) Staff
does not believe it is necessary to require an increased buffer in this area at this time. This site
also has a unique topography with a very steep slope that drops down from Franklin Road to
the AsWey Furniture parking lot. If this road is to be widened to seven lanes as anticipated by
ACHD Staff, it will most likely require some significant cutting and filling. Due to this unique
situation Staff is supportive of the applicant's proposal to maintain the landscape buffer in this
area as it currently exists. The applicant should place a landscape buffer easement on the face
of the final plat that extends from the current curbing in the parking lot, to the new right -of-
way line for Franklin Road.
Direct Lot Access to Franklin Road: The submitted preliminary plat shows no direct lot
access points to Franklin Road. Franklin Road is classified as an arterial street on the
Functional Classification Street Map. Staff believes that there is sufficient access provided to
the subdivision without the need for direct lot access off of Franklin Road. A note should be
placed upon the final plat prohibiting direct lot access to Franklin Road.
Ditches, Laterals, and Canals: The Evans Drain traverses the northern boundary of this
property and is covered. Per UDC 11- 3A~6, all irrigation ditches, laterals or canals, exclusive
of natural waterways, intersecting, crossing or lying adjacent and contiguous to the area being
subdivided shall be tiled.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water (UDC 11 p 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 cOIll1ection to the culinary water system shall be required. If a
single-point cOIll1ection 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.
Fencing: The applicant is not showing any fencing on any of the submitted plans. A detailed
fencing plan should be submitted upon application of the final plat (UDC 11-3A-7). If
permanent fencing is not provided, temporary construction fencing to contain debris must be
installed around the perimeter prior to issuance of a building pennit. All fencing should be
installed in accordance with City Code. See Exhibit B below.
Refuse/Service Area Screen: The submitted, landscape plan and preliminary plat do not
depict where the refuse/service areas will be. UDC 11-3A-12 requires the visual and acoustic
impacts ofthese functions are fully contained and out of view from adjacent properties and
public streets. All future 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. Staff
recommends approval of PP-06-055 with the Conditions listed in Exhibit B of the Staff
Report for December 7, 2006. The Meridian Plannine and Zonine Commission heard this
item on December 7. 2006. At the public hearine they moved to recommend approval.
11. EXHffiITS
A. Drawings
1. Preliminary Plat (dated August 22, 2006)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007
2. Landscape Plan (dated August 22, 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
D. Required Findings from the UDC
1. Preliminary Plat
Seyam Subdivision
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007
Exhibit A: Preliminary Plat (dated AUl!ust 22. 2006) Revised (no date chanee)
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Seyam Subdivision
Exhibit A Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007
Exhibit B: Conditions of Approval
1. Planning Department
SITE SPECIFIC REQUIREMENTS- (PP-06-055)
1.1.1 Any future construction on lots adjacent to Franklin Road shall be subject to Design Review
approval.
1.1.2 Access to Franklin Road shall be consistent with the approvals of ACHD, and the City of
Meridian. A note shall be placed on the final plat prohibiting direct lot access to Franklin Road.
1.1.3 The landscape plan prepared by PiIlllacle Engineers, Inc., labeled Sheet LS-1, dated 8/22/06,
requires the following revisions:
· Construct a 35~foot wide street buffer along Franklin Road excluding adjacent to Lot 4,
Block 2 (Ashley Furniture), all required landscape buffers shall be exclusive of the public
right-of-way and conform to the requirements of UDC 11-3B-7. This condition shall
apply to Lot 4, Block 1 which does no currently show the required buffer. The required
35-foot wide street landscape buffer along Franklin Road may be constructed on a lot by
lot basis as each lot adiacent to Franklin Road develops.
· Construct a 10-foot wide landscape buffer along both sides of the proposed Lanark Street
and N. Touchmark Way. All required landscape buffers shall be exclusive of the public
right-of-way and conform to the requirements ofUDC 11-3B~ 7.
· Provide an easement for a 25 foot 10 foot wide land use buffer between I-L zoned
property and all non-industrial zoning districts. This buffer shall be constructed when any
industrial lot that borders a non-industrial district is developed. The design of this buffer
shall be consistent with UDC 11-3B-9 (excluding the 25 foot width requirement). At the
time of CZC submittal for any I-L lot that borders a non~industrial use, the applicant shall
submit an alternative compliance application that includes increased vegetation within a
10 foot buffer. in lieu of the 25 foot buffer requirement.
· 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.
1.1.4 Graphically depict on the face of the [mal plat a 35-foot wide landscape buffer along Franklin
Road excluding adjacent to Lot 4, Block 2 (Ashley Furniture). Said buffer shall either be an
easement or within separate common lot.
1.1.5 Graphically depict on the face of the final plat a landscape buffer easement that extends from the
current curbing in the parking lot of the AsWey Furniture Site, to the new right-of-way line for
Franklin Road.
1.1.6 Graphically depict on the face of the final plat a 10-foot wide landscape buffer along both sides of
Touchmark Way and Lanark Street. Said buffers shall either be easements or within separate
common lots.
1.1.7 Graphically depict on the face of the final plat a 25-foot wide landscape buffer easement along all
I-L district boundaries that border the non-industrial (C-G) district to the south.
1.1.8 Provide a Fire Department and ACHD approved temporary turnaround and easement at the
eastern terminus of the proposed Lanark Street.
Seyam Subdivision
Exhibit B Page 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007
1.1.9 Prior to submittal of the Final Plat application for this project. the applicant shall receive
City Council approval for a rezone application on this property. The rezone application
shall at a minimum adjust the zonin2 district boundary lines on Lot 3. Block 2 and Lot 3.
Block 1 to coincide with the proposed northern lot lines. OR The northern lot lines on Lot 3,
Block 1 and Lot 3 Block 2 shall be relocated to coincide with the zoning district boundaries. +eft
full size aHd OHe 8.5" )( 11" copy, as well as Hew PDP and jpg copies of a revised prelimiflary plat
that ineorporates corrects the lot lifle loeatiofls shall be sl:lbmitted to Staff at least tefl da-ys prior to
the City Council heariITg for this projeet.
1.1.10 Ten full-size and one 8.5" x 11" copy, as well as new PDF and jpg copies, of a revised
preliminary plat that incorporates the correct amount of right-of-way required from ACHD for
Franklin Road and depicting the new lot dimensions adjacent to Franklin Road shall be submitted
to Staff at least ten days prior to the City Council hearing for this project. All required landscape
buffers shall be placed outside of any required right-of-way.
1.1.11 The zoning district boundary line shown on the preliminary plat to bisect Lot 4, Block 2 (Ashley
Furniture Site) is not accurate and shall be removed. Lot 4, Block 2 shall be shown as zoned
entirely C-G as approved with RZ~04-012.
1.1.12 Lot 4, Block 1 shall be included within the first [mal plat phase of this property (currently shown
as Phase 2). A note shall be placed upon the face of the final plat restricting Lot 4, Block 1 to be a
non-buildable lot. Until a new preliminary plat is submitted on Lot 4, Block 1, and a subsequent
final plat is recorded, that shows the extension of Lanark Street to the eastern property line, no
Certificates of Zoning Compliance or Building Permits shall be issued for Lot 4, Block 1.
1.1.13 All refuse/service areas shall be designed so that the visual and acoustic impacts of these
functions are fully contained and out of view from adjacent properties and public streets. All
future CZC applications shall clearly demonstrate how this standard is met.
1.1.14 Prior to issuance of any Certificate of Zoning Compliance, the final plat for this property shall be
recorded.
GENERALREQUIREMENTS--PRELIMINARYPLAT
1.1.1 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to City Code.
1.1.2 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 call110t be incorporated into the approved
open space and still meet the standards ofUDC 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.
1.1.3 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.
Seyam Subdivision
Exhibit B Page 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007
1.1.4 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.
1.1.5 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 MCC 12-4-13, unless
otherwise approved by the Irrigation 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.
1.1.6 Staffs failure to cite specific ordinance provisions or terms of the approved Preliminary Plat does
not relieve the applicant of responsibility for compliance.
1.1.7 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6A.
2. Public Works Department
2.1 Sanitary sewer service to this development is being proposed via extension of mains adjacent to
the property. The applicant shall install mains to and through this subdivision; 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.
2.2 Water service to this site is being proposed via extension of mains adjacent to the property. The
applicant shall be responsible to install water mains to and through this development, coordinate
main size and routing with Public Works.
2.3 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.
2.4 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).
2.5 The application does not appear to have proposed a pressurized irrigation system. Per UDC 11-
3A-15 all development requires pressurized underground irrigation water. This development
shall be required to provide pressurized irrigation water to all lots. Surface water is required to be
the main source if deemed available by the Public Works Department.
2.6 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 Irrigation District then a letter of plan approval shall be
submitted prior to scheduling of a pre-construction meeting.
2.7 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
Seyam Subdivision
Exhibit B Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007
water for the primary source. If a surface source is not available, a single-point coIll1ection to the
culinary water system shall be required. If a single-point cormection 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.
2.8 All existing structures not meeting setbacks or meeting the dimensional standards of the UDC
shall be removed prior to signature on the final plat by the City Engineer.
2.9 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.
2.10 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.
2.11 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being developed shall be tiled. 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 prior
to plan approval. If lateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer.
2.12 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.
2.13 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.
2.14 Sewer, water, pressurized irrigation, and any life safety development improvement shall receive
final approval prior to occupancy. Other required development improvements, such as fencing,
micropaths, and landscaping may be bonded for prior to obtaining certificates of occupancy
2.15 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.
2.16 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.
2.17 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.18 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.19 Developer shall coordinate mailbox locations with the Meridian Post Office. Where mailboxes
are located on or near sidewalk the applicant shall comply with all American with Disabilities Act
requirements for unobstructed sidewalk access.
2.20 Compaction test results shall be submitted to the Meridian Building Department for all building
Seyam Subdivision
Exhibit B Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007
pads receiving engineered backfill, where footing would sit atop fill material.
2.21 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public
residential streets. Two-hundred and fifty watt high pressure sodium streetlights, on 30' pole
shall be required on subdivision entrances and collector roadways. Design of the streetlights shall
be approved by the Public Works Department. Decorative lights require a streetlight agreement
on file with Public Works prior to activation. All streetlights shall be installed at subdivider's
expense. Typical locations are at street intersections and/or fire hydrants, and no further than
400' distance in between locations. Final design locations and quantity are determined after
power designs are completed by Idaho Power Company. The street light contractor shall obtain
approval from the Public Works Department, and permit from Building Department prior to
commencing installations.
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 ofthe 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 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 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required
to have an approved turn around. Phasing of the project may require a temporary approved turn
around on streets greater than 150' in length with no outlet. An approved (temporary)
emergency vehicle turnaround shall be provided at the eastern terminus of the proposed
Lanark Street.
3.4 All common driveways shall be straight or have a turning radius of28' inside and 48' outside and
shall have a clear driving surface which is 20' wide.
3.5 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
3.6 Private Alleys and Fire Lanes shall have a 20' wide improved surface capable of supporting an
imposed load of 75,000 1bs. All roadways shall be marked in accordance with Appendix D
Section D103.6 Signs.
3.7 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather
surface are required before combustible construction is brought on site.
3.8 Commercial and office occupancies will require a fire-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
Seyam Subdivision
Exhibit B Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007
3.9 The Fire Department 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.
3.1 0 All aspects of the building systems (including exiting systems), processes & storage practices shall
be required to comply with the International Fire Code.
3.11 There shall be a ftre hydrant within 100' of all Fire Department connections.
3.12 Buildings over 30' in height are required to have access roads in accordance with Appendix D
SectionD105.
4. Police Department
4.1 The police department was not present at the comments meeting.
5. Parks Department
5.1 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance ll-3B will be followed.
5.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance
6. Sanitary Service Company
6.1 The Sanitary Service Company has no comment on this application.
7. Ada County Highway District
7.1 Site Specific Conditions of Approval
7.1.1 If Lanark Street is accepted by ACHD and dedicated as public, construct Lanark Street with a 7.
foot attached concrete sidewalk for the site's entire frontage. Coordinate the dedication of Lanark
Street with the Right-of-Way and Development Services Manager, Gary Inselman (208)387-6170
(see attached interim policy). Lanark Street will need to be specifically approved or denied prior
to final plat; OR be platted as a private street.
7.1.2 IfLanark Street is accepted by ACHD and dedicated as public, construct a temporary turnaround
at the terminus ofthe existing private stub.
7.1.3 Dedicate either 50-feet or 60-feet of right-of-way from the centerline of Franklin Road abutting
the parcel by means of a warranty deed. A 50-foot dedication will require the applicant to provide
ACHD with a 10-foot sidewalk easement. The right-of-way purchase and sale agreement and
deed must be completed and signed by the applicant prior to scheduling the [mal plat for
signature by the ACHD Commission or prior to issuance of a building permit (or other required
permits), whichever occurs first. Allow up to 30 business days to process the right.of-way
dedication after receipt of all requested material. The owner will be paid the fair market value of
the right-of-way dedicated which is an addition to existing ACHD right-of-way.
7.1.4 Construct Touchmark Street as a full commercial 41-foot street section with vertical curb, gutter,
and 7-foot concrete sidewalk within 65-feet of right-of-way. Coordinate the utilization of the
existing trafftc signal at Touchmark and Franklin with ACHD Staff.
7.1.5 Construct any commercial driveways accessing the site to be no greater than 36-feet wide, paved
the entire width, and at least 30-feet into the site. Any Industrial driveways may be no greater
than 40-feet in width, should be paved their entire width, and at least 30-feet into the site. Access
should only be allowed to Gaudians Street, Lanark Street, and the newly proposed public street
Seyam Subdivision
Exhibit B Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007
aligning with Touchmark Street. These access points should be located a minimum of 50-feet
from the nearest public intersection (measured near edge to near edge). No access will be allowed
to Franklin Road, and a notation of all access restrictions should be made on the fmal plat.
7.1.6 The applicant may either:
Construct a 5-foot concrete sidewalk no closer than 53-feet from the centerline of Franklin Road
(in its ultimate location) for the frontage that is currently not improved to the east of the
intersection with Touchmark Street (approximately the easternmost 870-feet of frontage on
Franklin Road). These sidewalk improvements should tie in to the existing sidewalk, and
immediately meander out to the ultimate location noted above.
OR:
The applicant may provide ACHD with a road trust for the sidewalk improvements on Franklin
Road; to be completed with the FYWP project ($20/lineal foot X approximately 870 feet=
approximately $17,400+/-).
7.1.7 Comply with all Standard Conditions of Approval.
7.2 Standard Conditions of Approval
7.2.1 Any existing irrigation facilities shall be relocated outside of the right-of-way.
7.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of~way.
7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.4 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.
7.2.5 Comply with the District's Tree Planter Width Interim Policy.
7.2.6 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.
7.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
7.2.8 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.
7.2.9 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.
7.2.10 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.
Seyam Subdivision
Exhibit B Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007
7.2.11 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.
7.2.12 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 from the Ada County Highway District.
7.2.13 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, Of
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.
Seyam Subdivision
Exhibit B Page 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007
Exhibit C. Required Findings from UDC
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;
Commission frods 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;
Based on the joint agency/department meeting and other comments received from
agencies/departments, Commission finds that public services can be made available to accommodate
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
proj ect.
If approved, the developer will be financing the extension of sewer, water, local street infrastructure,
utilities and irrigation services to serve the project. The primary public costs to serve the future
residents will be fire, 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.
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 Council or 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.
Commission 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.
Seyam Subdivision
Exhibit C Page I