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HomeMy WebLinkAboutSeyam Subdivision PP 06-055 CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER RECEIVED JAN 3 1 2007 ~itY Meridian ... erk Office ~g /nr:nJ' .~. --"," \.JVLtJndian . \ 't: I, ;.. IDAHO ) ~ . .. ;L"!l:....~)~" .. ,. In the Matter of Preliminary Plat Approval for 8 lots in the I-L and C-G zones on 39.28 acres, for Seyam Subdivision, by Ronald Van Auker. Case No(s). PP-06-055 For the City Council Hearing Date of: January 9, 2007 (Continued to January 23, 2007 with Findings approved on February 6, 2007) A. Findings of Fact 1. Hearing Facts (see attached Staff Report for the hearing date of January 9, 2007, incorporated by reference) 2. Process Facts (see attached Staff Report for the hearing date of January 9, 2007, incorporated by reference) 3. Application and Property Facts (see attached Staff Report for the hearing date of January 9,2007, incorporated by reference) 4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing date of January 9,2007, incorporated by reference) B. Conclusions of Law 1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (LC. 967-6503). 2. The Meridian City Council takes judicial notice of its Unified Development Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002, Resolution No. 02-382 and Maps. 3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code 9 11-5A. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSiONS OF LAW AND DECISION & ORDER CASE NO(S). PP-06-055 (PAGE 1 of4) 4. Due consideration has been given to the comment(s) received from the governmental subdivisions providing services in the City of Meridian planning jurisdiction. 5. It is found public facilities and services required by the proposed development will not impose expense upon the public if the attached conditions of approval are imposed. 6. That the City has granted an order of approval in accordance with this Decision, which shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant, the Planning Department, the Public Works Department and any affected party requesting notice. 7. That this approval is subject to the Preliminary Plat, and the Conditions of Approval all in the attached Staff Report for the hearing date of January 9, 2007, incorporated by reference. The conditions are concluded to be reasonable and the applicant shall meet such requirements as a condition of approval of the application. C. Decision and Order Pursuant to the City Council's authority as provided in Meridian City Code 9 11-5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that: 1. The Applicant's Preliminary Plat, as evidenced by having submitted the Preliminary Plat, dated August 22, 2006, is hereby conditionally approved; 2. The Site Specific and Standard Conditions of Approval are as shown in the attached Staff Report for the hearing date of January 9, 2007, incorporated by reference. D. Notice of Applicable Time Limits Notice of Preliminary Plat Duration Please take notice that approval of a preliminary plat, combined preliminary and final plat, or short plat shall become null and void if the applicant fails to record a final plat within two (2) years of the approval of the preliminary plat or one (1) year of the combined preliminary and final plat or short plat. In the event that the development of the preliminary plat is made in successive phases in an orderly and reasonable manner, and conforms substantially to the approved preliminary plat, such segments, if submitted within successive intervals of eighteen (18) months, may be considered for final approval without resubmission for preliminary plat approval. Upon written request and filed by the applicant prior to the termination of the period in accord with ll-6B-7.A, the Director may authorize a single extension of time to record the final plat not to exceed eighteen (18) months. Additional time extensions up to eighteen (18) months as determined and approved by the City Council may be granted. With all extensions, the Director or City Council may require the preliminary plat, combined preliminary and final plat or short plat to comply with the current provisions of Meridian City Code Title 11. If the above CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). PP.06-055 (PAGE20f4) timetable is not met and the applicant does not receive a time extension, the property shall be required to go through the platting procedure again. E. Notice of Final Action and Right to Regulatory Takings Analysis 1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat or conditional use permit entitles the Owner to request a regulatory taking analysis. Such request must be in writing, and must be filed with the City Clerk not more than twenty- eight (28) days after the final decision concerning the matter at issue. A request for a regulatory takings analysis will toll the time period within which a Petition for Judicial Review may be filed. 2. Please take notice that this is a final action of the governing body of the City of Meridian, pursuant to Idaho Code 9 67-6521 an affected person being a person who has an interest in real property which may be adversely affected by the issuance or denial of the conditional use permit approval may within twenty-eight (28) days after the date of this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho Code. F. Attached: Staff Report for the hearing date of January 9,2007. CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). PP-06-055 (PAGE 3 of4) By action of the City Council at its regular meeting held on the F.e-6 ru ~/lJ ' 2007. 6#:- day of COUNCIL MEMBER KEITH BIRD VOTED a6J4A- ~ ~ ~ COUNCIL MEMBER DAVID ZAREMBA VOTED COUNCIL MEMBER JOE BORTON VOTED COUNCIL MEMBER CHARLIE ROUNTREE VOTED TIE BREAKER MAYOR TAMMY de WEERD VOTED ---- By: \\\\\\\I!;II~I I \\\ r.r:-"if' / 'r. ,\\ -J "J" l~,i qll A TTEST: ,:",:,~<:-. ' ......-. ,........."" -::- v -':,.of1t1P~ ';. .:: ~ % ~ JI~~~,~ B~AL \ WILLIAM G. BERG, JR., ITY ~ ER "'c,::._ ,j?, J ~ ""a ,"'C{tr 1s1: ' R ~ ...... ~ ...nt' ~ ........." ~. ~ __, ....r .,..." "1//:-'-'UftlT'(. \\" /111. ,,\ d / A I' t II',,, IItll\\ Copy serve upon: V pp lcan ' v Planning Department /" Public Works Department -----:7 City Attorney B)<; 1u()JY~ 0 v----' Dated: .;J -13 - 01 CIty Clerk's Office CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER CASE NO(S). PP-06-055 (PAGE 4 of 4) STAFF REPORT TO: FROM: SUBJECT: CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT fOR THE HEARING DATE OF JANUARY 9. 2007 Dlf;;~~ '\ "; \ I [), \1-10 . Hearing Date: January 9, 2007 Mayor and City Council Justin Lucas, Associate City Planner Seyam Subdivision l!8!!\!!f~ . D PP-06-055 - Preliminary Plat for 8 lots on 39.28 acres in the I-L and C-G zones, by Ronald Van Auker. 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 Ashley 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 Plannin2 and Zonin2 Commission heard this item on December 7. 2006. At the public hearin2 they moved to recommend approval. a. Summary of Commission Public Hearin2: i. In favor: Brad Miller n. In opposition: None iii. Commentin2: None iv. Staff presentin2 application: Justin Lucas v. Other staff commentin2 on application: C. Caleb Hood b. Kev Issues of Discussion by Commission: i. - Width of landscape buffer between uses: ii. - Timin2 of constructin2 the landscape buffer adjacent to Franklin Road c. Key Commission Chan2es to Staff Recommendation: i. - The 35-foot wide street landscape buffer alon2 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 zonin2 district boundary lines on Lot 3. Block 2 and Lot 3. Block 1 to coincide with the proposed northern lot lines. d. Outstandin2 Issue(s) for City Council: i. - The revised landscape plan and preliminary plat submitted by the applicant still does not clearly show the reauired 35-foot wide street landscape buffer alon2 Franklin Road exclusive of ACHD ri2ht-of-way. as reauired with Conditions 1.1.4 and 1.1.10. Seyam Subdivision PP-06-055 page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007 The Meridian (;itv Council heard this item on January 9_ and January 23_ 2007. On January 23_ 2007. the (;itv Council aDDroyed the subiect annlication. L Summarv of City Council Public Hearing: i. In..fuY.or: Bra4~ ii. In ODDosition: Nom< iii. ~ommentinl!: NOl!e iv. Written testimonv:J~Qlli< v. StaffnresentiOl! aDoli.cation: Anna Borc.hers Carminl! vi. iliill;r staff commentinl! on aoolication.;.,None ~ Key Issues of Discussion by Council: i. Reauired lan9.~caoe huffers ~ Key Council Chanpes to Commission Recommendation: i. None 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 ofJanuary 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: (You must state specific reason(s) for the denial of the 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 1 E, Section 32 b. Owner Ronald Van Auker 3084 E. Lanark St. Meridian, ID 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 Seyam Subdivision PP-06-055 page 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007 a. The subject application will in fact constitute a preliminary plat as determined by City Ordinance. By reason of the 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 st, 2007 (City Council) c. Radius notices mailed to properties within 300 feet on: November 9th, 2006 (Planning Commission) and December 15th, 2006 (City Council) November 27th, 2006 (Planning Commission) and December 30th 2006 (City Council) d. Applicant posted notice on site by: 6. LAND USE a. Existing Land Use(s): There are two existing buildings on this site, the Ashley Furniture Building on the southwest corner and the Lanark Warehouse on the northern portion of the site. The Ashley 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-Q. 4. East: Rural residence and vacant land, zoned R-l 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 of that 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 of that parcel split tht: applicant agreed to subdivide the entire property and include both the 3.74 aere 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 Seyam Subdivision PP-06-055 page 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007 4. CanalslDitches Irrigation: The Evans Drain lUllS along the northern boundary ofthis 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 of the 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 as an "Entryway Corridor" adjacent to this site. As such, the UDC (Table ll-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 ofthe proposed subdivision except the Ashley Furniture site which has previously developed (see analysis below for further detail of this situation). UDC Tables ll-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 conunon lot or a landscape easement on the final plates). 2. Percentage of site as open space: The UDC does not require open space or site amenities for conunerciaVindustrial subdivisions. 3. Other landscaping standards: Landscaping within all parking lot areas should be constructed in compliance with UDC ll-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 conunercial and industrial uses shall be provided to prevent delivery vehicles from blocking travel lanes (per UDC I I-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 l)(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 tenninus 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 of the print deadline for this report, staff has only received draft conunents from ACHD (listed in Exhibit B). Scyam Subdivision PP-06-055 page 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007 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 subject site is designated industrial and the southern portion commercial on the Future Land Use Map. Chapter VII of the Comprehensive Plan contains the following defmitions for each of these designations: Industrial. Areas are designated to allow a range of industrial uses to support industrial and 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 govenunent 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 fmds 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 1) When the City established its Area of City Tmpact, it planned tn prnvide 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 Seyam Subdivision PP-06-055 page 5 CITY OF MERIDIAN PLANNING DEPARTMENT STAFf REPORT fOR THE HEARING DATE OF JANUARY 9, 2007 Wastewater Department, the Meridian Planning Department, Meridian Utility Billing SeflJices, and Sanitary SeflJices Company. . Chapter VII, Goal I, Objective B: Plan for a variety of commercial and retail opportunities within the hnpact Area. Staff finds that the site is designated for 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). . 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.). Exceptfor 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 ll-2B-l lists several uses as pennitted and conditional uses in the C-G and I-L zoning districts. b. Purpose Statement of Zones: Light Industrial: The purpose ofthe 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 cOIUlected to the municipal water and sewer systems ofthe city, and shall not constitute strip commercial development and encourage clustering of commercial development. c. General Off-Street Parking Standards (from UDC ll-3C-6B): In all Commercial Districts, Seyam Subdivision page 6 PP-06-055 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007 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 ofthe 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. 10. ANALYSIS Analysis of Facts Leading to Staff Recommendation: 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 Pinnacle 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, docs not have the total required buffer along Franklin Road due to the fact that this lot was previously developed by Ashley 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 of UDC 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 commercial/industrial 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 ll-3B-7. Seyam Subdivision page 7 PP-06-055 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007 · 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 final 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, 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 ll-I-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 (Ashley 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 cormection to the east is essential to allow for the properties to the east to access the existing stoplight at the intersection of T ouchmark 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 fmal plat restricting Lot 4, Block 1 as a non-buildable 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 final plat has been recorded that shows the extension of Lanark Street to the east em property line. Seyam Subdivision PP-06-055 page 8 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007 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 10-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 1 0 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 (Ashley 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 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 Ashley 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 Staffis 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 watetways, 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 11-3A-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 [mal 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 [mal 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. Seyam Subdivision PP-06-055 page 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007 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 of these 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 Plannin2 and Zonin2 Commission heard this item on December 7. 2006. At the public hearin2 they moved to recommend approval. The Meridian City Council heard this item on Januarv 9. and Januarv 23. 2007. On Januarv 23. 2007. the City Council ann roved the liuhiect annlication. with no chamres. 11. EXHmITS A. Drawings 1. Preliminary Plat (dated August 22, 2006) 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 PP-06-055 page 10 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 chan2e) _t-lWCWt:l tlttW_""",,"IIt-'".Ill..._jllill;l, '~n:I .S,I9.Q;l"'Q~ 3:1JVNNId ~ z I~I ~o g E-u.; i :s s::' I'lli~ ",,-.u <=l :>_" >- ~ Ii~~i ~'" m;~ 2:::::;: t~~ :::;:<11 ~ >- ~fi r.l r.l ~I Il::"'. "" . ~ Seyam Subdivision Exhibit A Page 1 n N H .1it".L~DI ......O.I)r.OQN Uu r<-=--"I=:::=-"--'::":::::=-=-::=C:::=-=:=-:-,c:,=-,,---=-=::: , I[ I II II" ~ II: ~ ~: II II n II N ' H,...- II U/"'- II I U '] II I I n I] I N II I H II I U II I U il I II .1 I n I: fl I N II [[I I I H II] [I I 1 U II1I1 ] I U I1111 ] [ II III I ~ [I ] [ n tilllll I [ N ~, II [ I 1 H 'I[ [ I [ ,,'"'-- '-~- up] [ [I ~ ~, ----'--------.l!1!!1!.!!";ll. OJ. U 'il [I, f - II ~II' Ii I 1 ,,-=---.. _7=0; -- n .,1" II [ i [ '- N ~ I :! 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IE : Iii I' I Iii III III III II ~ /, ?S;;% :G ~ _,___"",,,~>~,~_.l,"i:::',;;:..,;.::o.=t..,--:-: CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JANUARY 9, 2007 Exhibit A: Landscape Plan (dated April 5. 2006) Revised (no date chane;e) 1iIoI'-'""I_l ~",~._''woI:I'I""""''',,,,"_j''~l ~,;MVN~3Id ~ ~ >-4 n 'V' N .."" ^ '"a'.~~..... N Clo'~~'.'-""'~ __no_n_n,", ,......,.,.""'Q""---,~ NC>DSI/"...ICJl3 ns n Ii "' ~ !!!!i II II I "o..."T...:c=,-.c-=o-=:--...:c-===--, ::=.==.=-o...--=:-==-::::eo---=:-== II I .1 I II I , I .1 I "II I . > I .il I I I II JSt/Hd . JcYl7.lf7..f II ,...... I ...... ~ II ~z il ~g III en =m ~ ~ ~~~ ~ ~ ails i:3 ~-iil ~ >< I! z"" ~~ j en ..~ II II II S i ~ 1 ,~ - II i~ I, II i i II ]l II -~ ~ U ~ U "'"'........,""~ ''''...._..n~,;~.;~~-=~~ 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 REQUlREMENTS- (PP-06-055) 1.1.1 Any future construction on lots adjacent to Franklin Road shall be subj ect 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 [mal plat prohibiting direct lot access to Franklin Road. 1.1.3 The landscape plan prepared by Pinnacle Engineers, Inc., labeled Sheet LS-l, 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-T 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 bv lot basis as each lot adiacent to Franklin Road develops. . Construct a 1O-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 of UDC 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 (excludinl! 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 vel!etation 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 ChaIIges listed above. 1.1.4 Graphically depict on the face of the final 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 Ashley 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 fmal 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 adiust the zonine: 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. +en full size aRe ORe &.5" x 11" eopy, as well as new PDF aRd jpg copies of a reyised preliminary plat that iRGorporates e0freets the lot line loeatiofls shall be subm:itted to 8taff at least ten days prior to the City Cmmeil heariag fur this proj ect. 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 (AsWey 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 final 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. GENERAL REQUIREMENTS-PRELIMINARY PLAT 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 cannot 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 Staff's 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 subj ect to the expiration provisions set forth in UDC Il-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 finalized 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 ofthe 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 ofthis 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 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. 2.8 All existing structures not meeting setbacks or meeting the dimensional standards of the UDC shall be removed prior to signature on the fmal 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 Inj ection 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 ofthe 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 of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 Yz" outlet face the main street or parking lot aisle. b. The Fire hydrant shall not face a street which does not have addresses on it. c. Fire hydrant markers shall be provided per Public Works 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 ofthe IFC Section 509.5. h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet ofthe proj ect. 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 01'28' 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 of28' 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 lbs. All roadways shall be marked in accordance with Appendix D Section D103.6 Signs. 3.7 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. 3.8 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. Seyarn 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 fITe 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 Section D105. 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 11-3B 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 If Lanark Street is accepted by ACHD and dedicated as public, construct a temporary turnaround at the terminus of the 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 IO-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 final 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 commercial41-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 traffic 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 [mal 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 futerim 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 COlUlty 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 ofthe property which is the subject ofthis 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 plalllled 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 ofthis Title and at least the following: A. The conformance of the subdivision with the Comprehensive Development Plan; City Council finds 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, City Council fmds 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 proj ect. The primary public costs to serve the future residents will be fire, police and school facilities and services. City Council 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. City Council 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)