HomeMy WebLinkAbout2019-06-06 Ada County Conditions of Approval BEFORE THE BOARD OF ADA COUNTY COMMISSIONERS
In re:
Application of Butte Fence
Project No. 201900606 ZC-DA-MSP
FINDINGS OF FACT, CONCLUSIONS OF LAW AND ORDER
FINDINGS OF FACT
If any of these Findings of Fact are deemed Conclusions of Law, they are incorporated into the
Conclusions of Law section.
A. The Board finds that the record is comprised of:
1. Exhibits to the Staff Report.
2. Exhibit A to the Findings of Fact, Conclusions of Law and Order.
3. All other information contained in Ada County Development Services File for Project
No. 201900606 ZC-DA-MSP.
4. All information and testimony presented at the Public Hearing held on July 10, 2019.
B. As to procedural items, the Board finds the following:
1. In accordance with Section 8-7A-2B of the Ada County Code, the applicant completed a
pre-application conference with the director prior to the submittal of the application on
August 9, 2018.
2. In accordance with Section 8-7A-3 of the Ada County Code, the applicant held a
neighborhood meeting on February 25, 2019.
3. On March 28, 2019, Development Services accepted Project #201900606 ZC-DA-MSP
and scheduled it for public hearing before the Ada County Planning and Zoning
Commission on May 9,2019.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND ORDER
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4. On March 28, 2019, staff notified other agencies of this application and solicited their
comments. Any comments received were incorporated into the staff report and are
attached as Exhibits.
5. On April 5, 2019, property owners within 300 feet of the site were notified of the hearing
by mail. Legal notice of the Commission's hearing was published in The Idaho Statesman
on April 23, 2019. Notices of the public hearing were posted on the property on April 27,
2019 and a certification sign posting was submitted to the director on April 29, 2019.
6. On May 9, 2019, the Commission voted to recommend approval of this application to the
Board of Ada County Commissioners.
7. On May 13, 2019, staff notified other agencies of this application and solicited their
comments. Any comments received were incorporated into the staff report and are
attached as Exhibits.
8. On May 28, 2019, property owners within 300 feet of the site were notified of the hearing
by mail. Legal notice of the Board's hearing was published in The Idaho Statesman on
June 25, 2019. Notices of the public hearing were posted on the property by June 30,
2019 and a certification sign posting was submitted to the director by July 3, 2019.
C. As to the project description, the Board finds based on the application materials found
in the file for Project No. 201900606 ZC-DA-MSP the following:
1. PROPOSED USES: 13,000 square foot manufacturing facility with office space, product
fabrication, assembly and storage areas; and a retail sales area with product exhibits.
2. PROPOSED STRUCTURES: 13,000 square foot manufacturing facility.
3. PROPOSED SITE IMPROVEMENTS: Demolition of the existing single-family
dwelling,parking lot, material storage area, drive aisles, lighting, and landscaping.
D. Based on the materials found in the file for Project No. 201900606 ZC-DA-MSP, the
Board finds the following concerning the project description:
1. PARCEL NUMBER AND LOCATION: The parcel number is S 1216120611. The
property is located at 5233 W. Franklin Road in Section 16, T. 3N, R. 1 W.
2. OWNERSHIP: Bison NW, LLC
3. SITE CHARACTERISTICS
Property size: 5.966 acres.
Existing structures: 1,264 square foot single-family dwelling with a 266 square foot
carport.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND ORDER
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Existing vegetation: Agricultural crops and residential landscaping.
Slope: The property has slopes less than 15%.
Irrigation: The property is within the jurisdictional boundaries of the Nampa & Meridian
Irrigation District.
Drainage: The natural drainage of the property is to the northwest.
Views: The site is generally visible from all directions.
E. Based on the officially adopted Ada County land use maps, the Board finds the
following concerning the current land use and zoning:
The property is a small agricultural tract with a single-family residence. The property is
zoned Rural-Urban Transition(RUT).
F. Based on the officially adopted Ada County land use maps, the Board finds the
following concerning the surrounding land use and zoning:
North: The site is rural residential located in the Rural-Urban Transition (RUT)District.
South: The site is agricultural located in the Rural-Urban Transition (RUT) District.
East: The site is a small agricultural tract with a single-family dwelling located in the Rural-
Urban Transition(RUT) District.
West: The site is a small agricultural tract and a single-family residence located in the Rural-
Urban Transition(RUT) District.
G. Based on the officially adopted Ada County land use maps and materials found in the
file for Project No. 201900606 ZC-DA-MSP, the Board finds the following concerning
services:
Access Street and Designation: The property takes access off of W. Franklin Road, which is
designated as a principal arterial.
Fire Protection: Meridian Fire District.
Sewage Disposal: Meridian City Sewer.
Water Service: Meridian City Water.
Irrigation District: Nampa& Meridian Irrigation District and Boise Project Board of Control.
Drainage District: None.
H. As to the applicable law,the Board finds the following:
This section details the comp plan goals, objectives and policies; the zoning ordinance
regulations; and other applicable standards regarding development of the subject property.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND ORDER
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Meridian Comprehensive Plan as adopted by Ada County:
1. The Board finds that the Meridian Comprehensive Plan as adopted by Ada County is
applicable because the property is located within Meridian's Area of Impact. The Board
finds the application complies with the Meridian Comprehensive Plan as adopted by
Ada County. Regarding the Meridian Comprehensive Plan as adopted by Ada County
the Board finds the following:
The Board finds that the future land use map shows the property to be located in the Ten
Mile Interchange Specific Area with the Mixed Employment land use designation. The
purpose of the Mixed Employment areas is to encourage a diversity of compatible land
uses that may include a mixture of office, research and specialized employment areas,
light industrial including manufacturing and assembly, and other miscellaneous uses.
Goal 2.01 Sustain, enhance, promote and protect elements that contribute to the livability
and a high quality of life for all Meridian residents.
Objective 2.01.02 Support beautiful development.
Action Item 2.01.02E Require landscape street buffers for new development along all
entryway corridors.
The Board finds that Franklin Road is designated as an entryway corridor on the future
land use map. The applicant has submitted a landscape plan (Exhibit 442) for the
project. The landscaped area along the entryway corridor (north property line) complies
with Article 84F as the landscaped point total is 365.8 points, which exceeds the
minimum landscape point total of 360 points.
Goal 3.03.00 Facilitate the efficient movement of people and products to and from the
Area of City Impact.
Objectives 3.03.02 Enhance existing transportation systems.
Action Item 3.03.02N Reduce the number of existing access points onto arterial streets by
using methods such as cross-access agreements, access management, and frontage /
backage roads.
The Board finds that the facility will reduce the number of access points onto Franklin
Road by having just one (1) access point. In addition, the master site plan shows a cross
access for the property to the east and to the property to the west.
Goal 3.05.00 Ensure a variety and balance of land uses to support the Meridian Area of
City Impact.
The Board finds that the facility supports the City's vision for the Ten Mile Interchange
Specific Area with the Mixed Employment land use designation as the facility is a light
industrial use.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND ORDER
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Ada County Code:
2. The Board finds Section 8-4A-26 of the Ada County Code is applicable because the
footprint of the structure is 13,000 square feet, which is greater than 10,000 square feet.
The Board finds that the application complies with Section 8-4A-26 of the Ada County
Code as the building mass and bulk of the structure are distributed. The structure is
distributed as there is a variation in the rooflines along with variations in the horizontal
offsets of the structure fagade through the use of a manufactured stone wainscot.
3. The Board finds Section 8-4E-5 of the Ada County Code is applicable because the
applicant has applied for a master site plan for a 13,000 square foot manufacturing facility
with office space and a retail sales area. The Board finds that the application complies
with Section 8-4E-5 of the Ada County Code. Regarding Section 8-4E-5 the Board
finds the following in regards to the master site plan.
A. The master site plan complies with this title and the applicable comprehensive plan;
The Board f nds as evidenced by Findings of Fact Section H that the master site plan
for the manufacturing facility complies with the applicable required findings of fact
as outlined herein. As evidenced in Findings of Fact Section H(1) herein, the master
site plan complies with the Ada County Comprehensive Plan.
B. The applicant has submitted a natural features analysis (subsection 8-4E-4D of this
article) identifying constraints presented by such natural features, and the proposed
development sufficiently addresses such features;
The Board finds that the applicant has submitted a natural features analysis
identifying constraints presented by such natural features through a letter from the
Idaho Department of Fish and Game (Exhibit 48), a U.S. Fish and Wildlife Survey
National Wetlands Inventory Map (Exhibit 49), and a Soils Report(Exhibit #10). The
letter from the Idaho Department of Fish and Game (Exhibit 98) states that they do
not have records of any special-status animals or plants occurring within the
footprint of this proposed project. Considering the footprint of the project overlays
an area that has already been disturbed, Idaho Department of Fish and Game does
not anticipate effects of development on native plants or terrestrial wildlife
populations. The National Wetlands Inventory Map (Exhibit 49) does not show any
wetlands on the site. The Soils Report (Exhibit #10) concluded that the soils on the
property are typical of those on higher alluvial fan terraces. The hardpans create
only minimal difficulty and groundwater levels fluctuate, but are deep enough to not
create significant design and construction requirements. There is no evidence of soil
related limitations for the intended use.
C. The proposed landscaping meets the requirements of article F of this chapter;
The Board finds that the applicant has submitted a landscape and screening plan
(Exhibit 942)for the project that was prepared by JGT Architecture. The landscaped
area along the north property line complies with Article 84F as the landscaped point
total is 365.8 points, which exceeds the minimum landscape point total of 360 points.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND ORDER
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However, the landscape point total for the south, east, and west landscape areas was
prepared based on the point total requirement abutting a rural, commercial or
industrial district, which requires a minimum of eight (8) landscape points per ten
(10) linear feet rather than abutting the RUT District, which requires a minimum of
sixteen (16) landscape points per ten (10) linear feet. Thus, more landscape points
are needed in the south, east, and west landscape areas. As conditioned, the
landscape and screening plan will need to be revised and it will need to be stamped
by a licensed landscape design professional. In addition, the landscaped areas
incorporate a hierarchy of plantings from ground covers to shrubs and trees and the
landscape plan includes plant materials that provide seasonal color during the
spring, summer, and fall.
D. The proposed parking and loading spaces meet the requirements of article G of this
chapter;
The Board finds that the proposed parking and loading facilities meet the
requirements of Article 84G of the Ada County Code. The required number of
parking spaces for manufacturing is one (1)per 1,000 square feet of gross floor area.
The gross floor area is 13,000 square feet; thus, 13 parking spaces are required. The
applicant is proposing 48 parking spaces, which exceeds the 13 parking spaces that
are required for a manufacturing facility. The parking spaces are 90°. The parking
plan shows that the 90°parking spaces comply with the minimum stall width of 9'0",
stall depth of 20'0" and a two-way drive aisle of 25'0". As conditioned, a minimum
of two (2) ADA accessible parking spaces are required and the off street loading
space shall be identified on the plan.
E. The proposed lighting plan meets the requirements of article H of this chapter;
The Board finds that the applicant has deferred in submitting a lighting plan. As
conditioned the applicant shall submit a lighting plan that meets the requirements of
Article 84H of the Ada County Code.
F. The proposed master site plan complies with the applicable base district standards,
overlay district standards, and specific use standards of this title;
The Board finds that the master site plan complies with applicable design and
dimensional standards in chapter 2 of this title. As evidenced on the master site, the
structure exceeds the front yard setback of 20 feet and it also exceeds the rear and
side yard setback of 15 feet.
The Board finds as evidenced in Findings of Fact Section H(4) herein, that the master
site plan complies with the specific use standards for an office, relating to an
approved use.
The Board finds as evidenced in Findings of Fact Section H(5) herein, that the master
site plan complies with the specific use standards for product fabrication, assembly,
or packaging.
The Board finds as evidenced in Findings of Fact Section H(6) herein, that the master
site plan complies with retail sales, relating to an approved use.
FINDINGS OF FACT, CONCLUSIONS OF LAW AND ORDER
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G. The proposed master site plan is consistent with the APA ridge to rivers pathways
plan; and
The Board finds that the subject property is not located in the APA ridge-to-rivers
pathway plan.
H. Adequate utilities and public services are available or provided for the proposed
development, and the development would not be premature by reason of lack of
utilities, transportation, schools, fire protection, or other essential services.
The Board finds that adequate utilities and public services are available or provided
for the 13,000 square foot manufacturing facility. The application was transmitted to
applicable agencies and political subdivisions on March 28, 2019 and May 13, 2019.
• The Ada County Building Official replied in Exhibit #23 that the Building
Division has no objections to the proposed development agreement and
master site plan; however, the applicant should be aware that a permit will be
required for the construction of each separate building, and the plans for the
structures will require a thorough code analysis pursuant to the 2015
International Building Code including the applicable portions ofANSl117.1.
• The Meridian Fire District responded in Exhibit 924 that commercial and
office occupancies will require a fire flow consistent with International Fire
Code Appendix B and fire hydrants shall be placed per Appendix C. All
entrances, internal roads, drive aisles, and alleys shall have a turning radius
of 28' inside and 48' outside, per International Fire Code Section 503.2.4.
This project is required to provide a 20' wide swing or rolling emergency
access gate as set forth in International Fire Code Sections 503.5 and 503.6.
The gate shall be equipped with a Knoxbox padlock. All gates at the entrance
to fire lanes shall be located a minimum of 30 feet from the roadway and shall
open away from the roadway, unless other provisions are made for safe
personnel operations. Also, maintain a separation of f ve (5)feet from the
building to the dumpster enclosure as set forth in International Fire Code
Section 304.3.3.
• The City of Meridian stated in Exhibit #25 that the Meridian City Council
agreed to provide sewer and water service to the subject property. The
property owner and the City of Meridian have a service agreement with
provisions that the property owner will need to comply with in order to get
sewer and water from the City.
• The Nampa & Meridian Irrigation District replied in Exhibits 929 and #38
that all storm drainage shall be retained on site.
• The Ada County Highway District (ACHD) responded in Exhibit 443 that
ACHD Policy Section 3111.1 requires the Master Street Map (MSM)guide the
right-of-way acquisition, collector street requirements, and specific roadway
features required through development. The master street map identifies a
future towncenter collector roadway extending west from Black Cat Road that
runs along the southern boundary of this site. ACHD staff supports the
FINDINGS OF FACT,CONCLUSIONS OF LAW AND ORDER
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applicant's proposal of identifying the southern 30 feet of the property as
anticipated right-of-way and not constructing any permanent structures in the
30 foot strip along the southern property line as it meets the intent of the
master street map. In addition, ACHD has provided the following site specific
conditions of approval:
o Dedicate right-of-way on Franklin Road abutting the site to total 48 feet
from centerline.
o Construct a 5-foot wide concrete sidewalk on Franklin Road abutting the
site, located a minimum of 41 feet f om the centerline.
o Construct a 30 foot wide return type driveway on Franklin Road located
25 feet from the eastern property line(measured to centerline).
o A Traffic Impact Fee will be assessed by ACHD and will be due prior to
issuance of a building permit.
o Submit civil plans to ACHD Development Services for review and
approval. The impact fee assessment will not be released until the civil
plans are approved by ACHD.
o Comply with the Standard Conditions of Approval.
4. The Board finds Section 8-5-3-75 of the Ada County Code is applicable because the
applicant has proposed an accessory office to the manufacturing facility. The Board finds
that the proposed office is 2,662 square feet. The accessory office is less than 25% of the
13,000 square foot manufacturing facility.
5. The Board finds Section 8-5-3-85 of the Ada County Code is applicable because the
applicant has applied for a master site plan for a 13,000 square foot manufacturing
facility. The Board finds that the application complies with Section 8-5-3-85 of the Ada
County Code because there are no additional standards required for the specific use of
product fabrication, assembly, or packaging.
6. The Board finds Section 8-5-3-96 of the Ada County Code is applicable because the
applicant is proposing retail sales related to the product fabrication of the manufacturing
facility. The Board finds that the application complies with Section 8-5-3-96 of the Ada
County Code because the area devoted to retail sales does not occupy more than twenty
five percent (25%) of the gross floor area of the approved use. The applicant is proposing
a retail sales area of 985 square feet, which is 7.58% of the total gross floor area.
7. The Board finds Section 8-7-3 of the Ada County Code is applicable because the
application is for a zoning ordinance map amendment. The Board finds that the
application complies with Section 8-7-3 of the Ada County Code. Regarding Section 8-
7-3 the Board finds the following in regards to the zoning ordinance map and text
amendment.
1. The zoning ordinance amendment complies with the applicable comprehensive plan;
FINDINGS OF FACT,CONCLUSIONS OF LAW AND ORDER
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The Board finds as evidenced in Findings of Fact Section H(1) that the zoning
ordinance map amendment complies with the Meridian Comprehensive Plan as
adopted by Ada County.
2. The zoning ordinance amendment complies with the regulations outlined for the
proposed base district, specifically the purpose statement.
The Board finds that the zoning ordinance map amendment complies with the
regulations outlined for the proposed base district, specifically the purpose statement.
The general purpose statement for industrial districts is to implement the applicable
comprehensive plans that are adopted as part of the area of city impact agreements.
The purpose statement of the Limited Industrial (MI) District is to encourage light
industrial development by providing and protecting an environment exclusively for
such development, subject to the standards that protect the nearby residential,
commercial, agricultural, and public uses of property from hazards, noise, and other
disturbances. Professional offices,financial institutions, and other similar uses may
be appropriate when they provide services to neighboring limited industrial
businesses and/or employees.
The Board finds that the vision for the area as depicted in the Meridian
Comprehensive Plan as adopted by Ada County is for a mixed employment area to
encourage a diversity of compatible land uses that may include a mixture of office,
research and specialized employment areas, light industrial including manufacturing
and assembly, and other miscellaneous uses. The Limited Industrial (MI) District
and the 13,000 square foot manufacturing facility with office space, product
fabrication, assembly and storage areas, and a retail sales area with product
exhibits is compatible and will enhance the future development of this mixed
employment area.
3. The zoning ordinance amendment shall not be materially detrimental to the public
health, safety, and welfare; and
The Board finds that the zoning ordinance map amendment is not materially
detrimental to the public health, safety, and welfare because adequate utilities and
public services will be provided to the proposed development. The property owner
has entered into a service agreement with the City of Meridian (Exhibit #13)for the
City to provide municipal sewer and water to the property. The application was
transmitted to applicable agencies and political subdivisions on March 28, 2019 and
May 13, 2019. The responses received from the agencies and political subdivisions
generally reflect the project as a whole, which includes the master site plan and
development agreement.
• The Ada County Building Official replied in Exhibit 423 that the Building
Division has no objections to the proposed development agreement and
master site plan; however, the applicant should be aware that a permit will be
required for the construction of each separate building, and the plans for the
structures will require a thorough code analysis pursuant to the 2015
International Building Code including the applicable portions ofANSI 117.1.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND ORDER
Project#201900606 ZC-DA-MSP
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' I
• The Meridian Fire District responded in Exhibit 924 that commercial and
office occupancies will require a fire flow consistent with International Fire
Code Appendix B and fire hydrants shall be placed per Appendix C. All
entrances, internal roads, drive aisles, and alleys shall have a turning radius
of 28' inside and 48' outside, per International Fire Code Section 503.2.4.
This project is required to provide a 20' wide swing or rolling emergency
access gate as set forth in International Fire Code Sections 503.5 and 503.6.
The gate shall be equipped with a Knoxbox padlock. All gates at the entrance
to fire lanes shall be located a minimum of 30 feet from the roadway and shall
open away from the roadway, unless other provisions are made for safe
personnel operations. Also, maintain a separation of five (5)feet from the
building to the dumpster enclosure as set forth in International Fire Code
Section 304.3.3.
• The City of Meridian stated in Exhibit #25 that the Meridian City Council
agreed to provide sewer and water service to the subject property. The
property owner and the City of Meridian have a service agreement with
provisions that the property owner will need to comply with in order to get
sewer and water from the City.
• The Nampa & Meridian Irrigation District replied in Exhibits 929 and 438
that all storm drainage shall be retained on site.
• The Ada County Highway District (ACHD) responded in Exhibit 943 that
ACHD Policy Section 3111.1 requires the Master Street Map (MSM)guide the
right-of-way acquisition, collector street requirements, and specific roadway
features required through development. The master street map identifies a
future towncenter collector roadway extending west from Black Cat Road that
runs along the southern boundary of this site. ACHD staff supports the
applicant's proposal of identifying the southern 30 feet of the property as
anticipated right-of-way and not constructing any permanent structures in the
30 foot strip along the southern property line as it meets the intent of the
master street map. In addition, ACHD has provided the following site specific
conditions of approval:
o Dedicate right-of-way on Franklin Road abutting the site to total 48 feet
from centerline.
o Construct a 5-foot wide concrete sidewalk on Franklin Road abutting the
site, located a minimum of 41 feet from the centerline.
o Construct a 30 foot wide return type driveway on Franklin Road located
25 feet from the eastern property line (measured to centerline).
o A Traffic Impact Fee will be assessed by ACHD and will be due prior to
issuance of a building permit.
o Submit civil plans to ACHD Development Services for review and
approval. The impact fee assessment will not be released until the civil
plans are approved by ACHD.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND ORDER
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I
o Comply with the Standard Conditions of Approval.
4. The zoning ordinance amendment shall not result in an adverse impact upon the
delivery of services by any political subdivision providing public services within the
planning jurisdiction including, but not limited to, school districts.
The Board finds that the zoning ordinance map amendment does not result in
demonstrable adverse impacts upon the delivery of services by any political
subdivision providing services within the planning jurisdiction including, but not
limited, school districts because such political subdivisions providing public services
have not given any indication that public services would be affected.
5. For the zoning ordinance text amendments within a planned community (PC) base
district, the amendment complies with the planned community implementation plan.
The Board finds that the application is for a zoning ordinance map amendment and is
not for a zoning ordinance text amendment within a planned community (PC) base
district.
8. The Board finds Article 8-7C of the Ada County Code is applicable because the owner
has applied for a development agreement as a part of their application for a zoning
ordinance map amendment. The Board finds that the application complies with Article
8-7C of the Ada County Code because a development agreement will be reviewed by
the Board of Ada County Commissioners as part of the proposed zoning ordinance map
amendment.
CONCLUSIONS OF LAW
If any of these Conclusions of Law are deemed to be Findings of Fact they are incorporated into
the Findings of Fact section.
1. The Board concludes that Project No. 201900606 ZC-DA-MSP complies with the Meridian
Comprehensive Plan as adopted by Ada County.
2. The Board concludes that Project No. 201900606 ZC-DA-MSP complies with Section 8-4A-
26 of the Ada County Code.
3. The Board concludes that Project No. 201900606 ZC-DA-MSP complies with Section 8-4E-
5 of the Ada County Code.
4. The Board concludes that Project No. 201900606 ZC-DA-MSP complies with Section 8-5-3-
75 of the Ada County Code.
5. The Board concludes that Project No. 201900606 ZC-DA-MSP complies with Section 8-5-3-
85 of the Ada County Code.
6. The Board concludes that Project No. 201900606 ZC-DA-MSP complies with Section 8-5-3-
96 of the Ada County Code.
7. The Board concludes that Project No. 201900606 ZC-DA-MSP complies with Section 8-7-3
of the Ada County Code.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND ORDER
Project#201900606 ZC-DA-MSP
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8. The Board concludes that Project No. 201900606 ZC-DA-MSP complies with Article 8-7C.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND ORDER
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ORDER
Based upon the Findings of Fact and Conclusions of Law contained herein and the testimony from the
public hearing, the Board approves Project #201900606 ZC-DA-MSP, subject to the Conditions
of Approval attached as Exhibit A and the Master Site Plan dated January 9, 2018.
DATED this ti��� day of .� \� ,20_Lk .
Board of Ada County Commissioners
By: Kendra Kenyon, Commissioner
By: Diana Lachiondo, Commissioner
By: Rick Visser, Commissioner
ATTEST:
Phil NicGrane, Ada County Clerk
by Trent Tripple, Chief Deputy
FINDINGS OF FACT,CONCLUSIONS OF LAW AND ORDER
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EXHIBIT A
CONDITIONS OF APPROVAL
REQUIRED ACTIONS. THE FOLLOWING LIST DETAILS THE TASKS THAT MUST
BE COMPLETED BEFORE THE APPROVAL OF PROJECT #201900606 ZC-DA-MSP
WILL BE CONSIDERED FINAL. THE APPLICANT AND/OR OWNER HAVE UNTIL
TWO YEARS OF THE WRITTEN DECISION TO COMPLETE THE REQUIRED
ACTIONS AND TO OBTAIN A ZONING CERTIFICATE UNLESS A TIME
EXTENSION IS GRANTED. SEE SECTION 8-7-6 OF THE ADA COUNTY CODE FOR
INFORMATION ON TIME EXTENSIONS. IF A BUILDING PERMIT IS REQUIRED,
THE ZONING CERTIFICATE SHALL BE ISSUED WITH THE BUILDING PERMIT.
THIS APPROVAL SHALL BECOME VOID IF A VALID ZONING CERTIFICATE HAS
NOT BEEN ISSUED BY THAT DATE. SITE IMPROVEMENTS ARE NOT ALLOWED
UNTIL THE ZONING CERTIFICATE HAS BEEN ISSUED.
1. The applicant and/or owner shall obtain written approval of the development (site plan
and/or use) from the agencies noted below. All site improvements are prohibited prior to
approval of these agencies.
a) The Meridian Fire District must approve all fire flow requirements and/or building
plans.
b) The City of Meridian must approve the sewer hook-up.
c) The Nampa & Meridian Irrigation District must approve all proposed modifications
to the existing irrigation system.
d) The County Engineer must approve a surface drainage run-off plan. The plan shall
contain all proposed site grading. Please contact the County Engineer at 287-7900
for fee and application information. See Section 8-4A-I I of the Ada County Code
for drainage plan standards.
2. As required by the Board, the master site plan shall be modified to include the following
items:
a) The landscape and screening plan shall be revised to show the type and size of
planting materials as well as being stamped by a licensed landscape design
professional.
b) The parking plan shall be revised to depict a minimum of two (2) ADA accessible
parking spaces along with identifying the required off street loading space.
c) The applicant and/or owner shall submit a lighting plan that meets the requirements
of Article 8411 of the Ada County Code.
3. If required by the Ada County Building Code as set forth in Title 7, Chapter 2, of the Ada
County Code, the applicant and/or owner shall obtain a building permit prior to
commencing any development. Please contact the County Building Official at 287-7900
for fee and application information. The design and construction of the development shall
comply with the approved and stamped master site plan and the Ada County Code.
4. The applicant and/or owner shall obtain written verification from ACHD that they have
CONDITIONS OF APPROVAL
Project#201900606 ZC-DA-MSP
Butte Fence Exhibit A Page 1
EXHIBIT A
approved the construction of the driveway approach for proper ingress and egress of the
development site.
5. The applicant and/or owner shall comply with ACHD's Site Specific and Standard
Conditions of Approval.
6. The applicant and/or owner shall either install a placard or striping that clearly identifies
and demarcates the ADA accessible parking space.
7. Once construction is complete, the applicant shall request a zoning compliance inspection
from the Development Services Department. Staff will check for compliance with the
approved master site plan. The Director must approve any modification and/or expansion
to the master site plan. See Section 8-4E-3 of the Ada County Code.
8. A Certificate of Occupancy will be issued when all of the above conditions have been
met. In the event conditions cannot be met by the desired date of occupancy, the owner
and/or applicant may request a surety agreement in lieu of completing the improvements.
See Title 8, Chapter 4, Article K of the Ada County Code for the terms and regulations of
surety agreements.
TERMS OF APPROVAL. THE FOLLOWING TERMS MUST BE COMPLIED WITH
AT ALL TIMES OR YOUR APPROVAL MAY BE REVOKED.
9. The Director must approve any modification and/or expansion to the master site plan. See
Section 8-4E-3 of the Ada County Code.
10. The use must comply with the specific use standards for(Office, Relating to an Approved
Use), (Product Fabrication, Assembly, or Packaging), and (Retail Sales, Relating to an
Approved Use) in Section 8-5-3 of the Ada County Code.
11. All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28'
inside and 48' outside,per International Fire Code Section 503.2.4.
12. The gate to the storage yard shall be either a 20' wide swing or rolling emergency access
as set forth in International Fire Code Sections 503.5 and 503.6. The gate shall be
equipped with a Knoxbox padlock. All gates at the entrance to fire lanes shall be located
a minimum of 30 feet from the roadway and shall open away from the roadway, unless
other provisions are made for safe personnel operations.
13. Maintain a separation of five (5) feet from the building to the dumpster enclosure as set
forth in International Fire Code Section 304.3.3.
14. The property must be managed and maintained consistent with the standard regulations in
Title 8, Chapter 4, Article A of the Ada County Code. Please note that this Article
contains specific regulations regarding the accumulation of junk, atmospheric emissions,
construction sites, hazardous material storage, outdoor public address systems, outdoor
storage of chemicals and fertilizers,transmission line corridors, and utilities.
15. Any lighting on the site shall comply with the lighting regulations in Title 8, Chapter 4,
Article H, of the Ada County Code.
16. The use must comply with the noise regulations in Ada County Code, Title 5, Chapter 13.
CONDITIONS OF APPROVAL
Project#201900606 ZC-DA-MSP
Butte Fence Exhibit A Page 2