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BEFORE THE PLANNING AND ZONING COMMISSION
THOMAS T. WRIGHT,
Applicant
) Case No. PP-02-028
)
) RECOMMENDATION TO CITY
) COUNCIL
)
)
)
IN THE MATTER OF THE
REQUEST FOR PRELIMINARY
PLAT FOR GEMTONE CENTER
SUBDIVISION NO.4
1. The property is approximately 12.081 acres in size and is generally located south
ofE. Fairview Ave. and west ofN. Eagle Rd.
2. The owner ofrecord of the subject property is Gemtone, Inc., P.O. Box 2727,
Boise, Idaho 83701.
3. Applicant is Thomas T. Wright, P.O. Box 2727, Boise, Idaho 83701.
4. The subject property is currently zoned I-L (Light Industrial). The zoning ofI-L
is defined within the City of Meridian Zoning and Development Ordinance
Section 11-7-2.
5. The subject property is within the city limits of the City of Meridian.
6. The entire parcel is included within the Meridian Urban Service Planning Area as
defined in the Meridian Comprehensive Plan.
7. There are no significant or scenic features of major importance that affect the
consideration of this application.
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City
Council of the City of Meridian that they approve the preliminary plat as requested by the
applicant for the property described in the application, subject to the following:
A. Adopt the Recommendations of the Planning and Zoning and Engineering staff as
follows:
SITE SPECIFIC COMMENTS I PRELIMINARY PLAT
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
GEMTONE CENTER SUBDMSION NO.4 - PP-02-028 - Page 1
1. Sanitary sewer service is via an existing trunkline installed in E. State
A venue and water service to this site shall be via main line extension from the
existing main adjacent to the property. Lots 1 and 2, Block 6 do not show
services to them. Please revise the plat to show how these lots will be served.
Applicant will be responsible to construct the sewer and water mains to and
through this proposed development, thereby making them available to adjacent
properties. Subdivision designer to coordinate main sizing and routing with the
Public Works Department.
2. The applicant has indicated that the pressurized irrigation system within
this development is to be owned and maintained by the Settlers Irrigation
District, however the preliminary plat map doesn't indicate the source. Please
revise the plat to show how the system is going to be served (ie connection to
the existing Gemtone Subdivision's system, or independent pumping facilities)
Underground year-round pressurized irrigation must be provided to all lots
within this development. The City of Meridian requires that pressurized
irrigation systems be supplied by a year-round source of water. Applicant shall
be required to utilize any existing surface or well water for the primary source.
If a surface or well source is not available, a single-point connection to the
culinary water system shall be required. If a single-point connection is utilized,
the developer shall be responsible for the payment of assessments for the
common areas prior to signature on the final plat by the Meridian City
Engineer.
4. Any drainage areas (detention/retention basins) must be designed to
ensure that water is retained only duringlOO-year storm events, and for a period of
time not to exceed 24 hours. Side slopes within drainage areas shall not exceed
3:1.
5. A revised landscape plan, in compliance with the City's Landscape
Ordinance, shall be submitted to the City Clerk's office for review at least ten day
prior to the next public hearing. The revised plan shall include the required
landscape buffers adjacent to the existing railroad right-of-way located on Lot 2
Block 6 and adjacent to E. Commercial Street.
6. Applicant shall revise the plat to graphically depict a five foot (5') wide
landscape easement along the south side of Lot 2, Block 6, adjacent to the railroad
right-of-way.
7. Graphically depict a 20' building setback line adjacent to the western
boundary of Lot 1, Block 6. A note shall be added to the plat addressing the 20'
setback requirement as well (the 20' setback is to accommodate the possible
future extension of Machine Avenue).
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
GEMTONE CENTER SUBDNISION NO.. 4 - PP-02-028 - Page 2
GENERAL COMMENTS
1. Please submit a copy of the Ada County Street Name Committee's
approval letter for the subdivision name, and the lot and block numbering. Make
any corrections necessary to conform.
2. Coordinate fire hydrant placement with the City of Meridian Public Works
Department.
3. A letter of credit or cash surety in the amount of 110% will be required for
all fencing, landscaping, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the fmal plat.
4. All irrigation ditches, laterals or canals, exclusive of natural waterways,
intersecting, crossing or lying adjacent and contiguous to the area being
subdivided shall be tiled per City Ordinance 12-4-13. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users
association (ditch owner's), with written approval or non-approval submitted to
the Public Works Department. If lateral users association approval can't be
obtained, plans will be reviewed and approved by the meridian City Engineer
prior to final plat signature
5. Developer shall coordinate mailbox locations with the Meridian Post
Office.
6. Any existing domestic wells and/or septic systems within this project will
have to be removed from their 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.
7. 100-watt, high-pressure sodium streetlights will be required at locations
designated by the Public Works Department. All streetlights shall be installed at
subdivider's expense. Typical locations are at street intersections and/or fire
hydrants. Final design locations and quantity are determined after power designs
are completed by Idaho Power Company. The street light contractor shall obtain
design and permit from the Public Works Department prior commencing
installations.
8. Compaction test results must be submitted to the Meridian Building
Department for all building pads receiving engineered backfill, where footing
would sit atop fill material.
9. Applicant's engineer will be required to submit a signed, stamped
statement certifying that all street finish centerline elevations are set a minimum
of three feet above the highest established normal groundwater elevation.
10. Coordinate fire hydrant placement with the City of Meridian Fire
Department.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
GEMTONE CENTER SUBDIVISION NO.4 - PP-02-028 - Page 3
11. Provide five-foot-wide sidewalks III accordance with City Ordinance
Section l2-5-2.K.
B. Adopt the Recommendations of ACHD as follows:
Site Specific Conditions of Approval
1. If the City of Meridian requires Commercial Street to be extended as a
public street to the of Machine Avenue, then the applicant shall construct
Commercial Street as a 40-foot street section within 54-feet of right-of-way, to
align with Commercial Street at the intersection of Machine. Street. Commercial
Street shall align at the west property line, tapering to the north to align with the
private segment of Commercial Street, to allow for a future connection ifthat
private road is ever converted/constructed to public road standards. The street
shall be posted for "NO PARKING". Install jersey barriers at the terminus of
Commercial Street at the east property line to restrict vehicular travel until such
time that the existing private road is accepted as a public road by ACHD. If any
segment of the existing private road is located on this property, then the roadway
shall be rebuilt, or sufficient evidence should be provided that indicates the
roadway was constructed to ACHD standards. If the City does not require the
extension of Commercial Street, then the applicant shall be required to complete
the intersection improvements at Machine Avenue.
2. The applicant may construct a driveway off of the existing Commercial
Street to access Lot 2, Block 6, if the driveway is in alignment with Commercial
Street. If the City of Meridian requires the extension of Commercial Street, access
can be taken from that segment, a minimum of 50-feet east of the intersection.
Driveways may be constructed as curb cuts with a maximum width of 40- feet.
Driveways should be paved back a minimum of30-feet from the edge of
pavement.
3. The applicant shall complete construction of Machine Avenue to a 40-foot
street section, with curb, gutter and 5- foot wide concrete sidewalk on the east
side, from Commercial Street to the terminus ofthe roadway. Dedicate
additional right-of-way as needed to complete the street section. Post the street
for "NO PARKING". Provide written approval from the Meridian Fire
Department that indicates a turnaround is not required at the northern terminus of
Machine Avenue.
4. The applicant may construct a driveway on Machine Avenue located a
minimum of 50-feet from the Commercial Street intersection. Driveways may be
constructed as curb cuts with a maximum width of 40-feet. Driveways should be
paved back a minimum of 30- feet from the edge of pavement.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
GEMTONE CENTER SUBDIVISION NO.4 - PP-02-028 - Page 4
5. Dedicate 45-feet of right-of-way for the Pine Street extension up to Lot 6,
Block 5, transitioning to 96-feet just east of Lot 5, Block 5 by means of a
warranty deed. The District does not have impact fee revenues to purchase this
right-of-way, so the applicant may enter into an impact fee offset agreement for
the dedication ofthe right-of-way. The offset 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 credited the fair market value of the right-of-way dedicated which
is an addition to existing ACHD right-of-way if the owner submits a letter of
application to the impact fee administrator prior to breaking ground, in
accordance with the ACHD Ordinance in effect at that time.
6. Improvements to Pine Street are only necessary if the applicant intends to
take access to Pine Street. Ifthe applicant intends to take access to Pine Street,
then the applicant shall improve the street with 24-feet of pavement, and 5-foot
wide detached sidewalk. Sidewalk is required on the north side only from the
existing terminus of the street to Lot 6, Block 5, and is required on both sides of
the street for the remainder. If Pine Street is not improved with 24-feet of
pavement, then the applicant shall provide a road trust deposit in the amount of
$31,400 for approximately 1,570 lineal-feet of concrete sidewalk. If the applicant
constructs Pine Street abutting the site, then the applicant shall provide a
temporary turnaround at the western terminus of the roadway.
7. Driveway locations on Pine Street will be determined based on the speed
ofthe roadway. It is anticipated that the speed limit on this segment of Pine
Street will be posted at 35 MPH. Driveways on Pine Street shall align or offset a
minimum of ISO-feet, from any proposed streets or driveways. Driveways may
be constructed as curb return driveway with IS-foot radii and a maximum width
of 40-feet. Driveways should be paved back a minimum of30-feet from the edge
of pavement. Staff recommends that access be taken off of the internal streets,
and that Pine Street accesses be discouraged.
8. Hickory Avenue and State Avenue shall be constructed as 40-foot street
sections with vertical curb, gutter and 5-foot wide concrete sidewalk, within 54-
feet of right-of-way. Construct a temporary turnaround at the western terminus of
State Avenue because the stub street exceeds the allowed length of ISO-feet. A
temporary turnaround shall also be provided at the southern terminus of Hickory
Avenue, unless the applicant is proposing to construct Pine Street from its
existing terminus to that intersection.
9. Driveways on Hickory Avenue and State Avenue shall be located a
minimum of 50-feet from any street intersection. Driveways may be constructed
as curb cuts with a maximum width of 40-feet. Driveways should be paved back
a minimum of 30- feet from the edge of pavement.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
GEMTONE CENTER SUBDIVISION NO.4 - PP-02-028 - Page 5
10. Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside of the right-of-
way.
2. All utility relocation costs associated with improving street frontages
abutting the site shall be borne by the developer.
3. Replace any existing damaged curb, gutter and sidewalk and any that may
be damaged during the construction ofthe proposed development.
Contact Construction Services at 387-6280 (with file number) for details.
4. Utility street cuts in pavement less than five years old are not allowed
unless approved in writing by the District. Contact Construction Services
at 387-6280 (with file numbers) for details.
5. All design and construction shall be in accordance with the Ada County
Highway District Policy Manual, ISPWC Standards and approved
supplements, Construction Services procedures and all applicable ACHD
Ordinances unless specifically waived herein. An engineer registered in
the State ofIdaho shall prepare and certify all improvement plans.
6. The applicant shall submit revised plans for staff approval, prior to
issuance of building permit (or other required permits), which incorporates
any required design changes.
7. Construction, use and property development shall be in conformance with
all applicable requirements ofthe Ada County Highway District prior to
District approval for occupancy.
8. Payment of applicable road impact fees are required prior to building
construction in accordance with Ordinance #197, also known as Ada
County Highway District Road Impact Fee Ordinance.
9. It is the responsibility of the applicant to verify all existing utilities within
the right-of-way. Existing utilities damaged by the applicant shall be
repaired by the applicant at no cost to ACHD. The applicant shall be
required to call 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.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
GEMTONE CENTER SUBDMSION NO.4 - PP-02-028 - Page 6
10. No change in the terms and conditions ofthis 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 confirmation of any change from the Ada County Highway
District.
11. Any change by the applicant in the planned use of the 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 ofits intent to change the planned use of the
subject property unless a waiver/variance of said requirements or other
legal relief is granted pursuant to the law in effect at the time the change in
use is sought.
C. Adopt the Meridian Fire Department Recommendations as follows:
1. That a fire-flow as required by the Uniform Fire Code is provided to service
the entire project. Fire hydrants shall be placed an average of 350' apart.
1997 UFC Appendix III-A
2. Acceptance of the water supply for fire protection will be by the Meridian
Water Department.
3. Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department.
4. The phasing plan may require that any roadway greater than 150' in length
that is not provided with an outlet shall be required to have a turn around.
5. All roads shall have a turning radius of28' inside and 48' outside.
6. Insure that all yet undeveloped parcels are maintained free of combustible
vegetation per section 1103.2.4 of the Uniform Fire Code.
7. Operational fire hydrants are required before combustible construction
begins. UFC 901.4.2 & 901.3
8. The proposed subdivision will have an unknown transient population and
will have an unknown impact Meridian Fire Department call volumes.
According to a report completed by Fire & Emergency Services
Consulting Group in February of 2000 our requests for service are
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
GEMTONE CENTER SUBDMSION NO.4 - PP-02-028 - Page 7
projected to reach 2800 in the year 2005 and 3800 by the year 2010, this is
up from 2069 responses in the year 2000.
9. All building uses and processes to comply with the fire code in effect at the
time of construction.
10. Vertical clearance for driveways shall be 13'6", this may affect tree
placement in landscaping areas.
11. The driveway shall have a clear driving surface which is20' wide available
at all times.
12. Provide an approved turnaround on the North end ofN. Machine Ave.
D. Adopt the Recommendation of the Nampa & Meridian Irrigation District.
1. Applicant shall apply for a land use change/site application.
2. The Snyder Lateral courses through the above-mentioned proposed
project. Any encroachments within the easement of the Snyder Lateral without
approved plans and a signed License Agreement are unacceptable.
E. Adopt the Recommendations of Settler's Irrigation District as follows:
1. All irrigation and drainage facilities/easements will need to be protected
that are effected by this project. The facilities involved are the Coleman Lateral,
McKinney Lateral, and the Settlers (Lemp) Canal. The Coleman Lateral courses
along the eastern boundary, the McKinney Lateral courses through the northern
part of the property, and the Settlers Canal courses along the north boundary. A
license agreement needs to be in place prior to construction.
2. All storm drainage must be retained on-site.
3. Plan review/inspection fees shall be paid prior to any approvals.
4. The developer has indicated that SID will own, operate, and maintain the
pressure irrigation system. An agreement needs to be in place prior to the pre-
construction meeting.
F. Adopt the Recommendations ofthe Central District Health Department as
follows:
1. After written approval from appropriate entities are submitted, we can
approve this project for central sewage and central water.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
GEMTONE CENTER SUBDIVISION NO.4 - PP-02-028 - Page 8
2. The Applicant's central sewage and central water plans must be submitted
to and approved by the Idaho Department of Health & Welfare, Division of
Environmental Quality.
3. Run-offis not to create a mosquito breeding problem.
4. Stormwater shall be pretreated through a grassy swale prior to discharge to
the subsurface to prevent impact to groundwater and surface water quality.
5. The Engineers and architects involved with the design of the subject
project shall obtain current best management practices for stormwater disposal
and design a stormwater management system that prevents groundwater and
surface water degradation.
RECOMMENDATION TO CITY COUNCIL OF APPROVAL OF PRELIMINARY PLAT FOR
GEMTONE CENTER SUBDNISION NO.4 - PP-02-028 - Page 9