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Home My WebLink AboutStaff Report`./ Requested Changes to the Agenda: Items E and F Anytime Fitness: You may want to ask if applicant submitted for re -consideration Item No. 10 Jaker Subdivision FP: continue to September 25, 2007 at staff request. Item Nos. 14, 15, 16, and 17 Pinebridge: continue to October 2, 2007 at applicant requestRECEIVERD Project: Kennedy Commercial Center SEP 1 C 2007 City ofMeridian Location: 1250 W. Overland Road, on the north side of Overland Road, approximately %4 milC4 Clerk Officeeast of Linder Road Application: preliminary plat Highlights of Proposed Development: DBSI Meridian I84, LLC, has applied for Preliminary Plat (PP) approval of 11 commercial building lots and 2 common lots on 26.35 acres in an I-L zone. • Other: A Planned Development/Conditional Use Permit (CUP-01-009) was approved for this property in 2001 that allowed for daycare, office, and retail uses with conditional use permit approval in the I-L zone. The conditions of this CUP run with the land and are still in effect. • The private street, S. Tech Lane, proposed to be platted as a common lot within this development was approved, by City Council on December 5, 2000. Elevations: Yes (from CUP-01-009) Commission Recommendation: approval at their August 2, 2007 public hearing. Summary of Commission Public Hearing: i. In favor: Tim Mokwa, Toothman-Orton Engineering (Applicant's Representative) ii. In opposition: None iii. Commenting: None iv. Written testimony: None Key Issue(s) of Discussion by Commission: Length of the private street Key Commission Change(s) to Staff Recommendation: Modify condition 1.1.5 to read, ". from the centerline of Overland to the northern property boundary of the common lot" instead of "... from the centerline of Overland to the center of the cul-de-sac." Written testimony since Staff Report: none Outstanding Issue(s) for City Council: None Notes: Project: McNelis Subdivision Time Extension Location: northwest corner of N. Ten Mile Road and W. Ustick Road Highlight of Proposed Development: The subject plat consists of 16 commercial building lots and 4 common lots in the I-L, L-O, and C-G zones on 32.55 acres. The applicant requests approval of a 6-month time extension to record the final plat for McNelis Subdivision. The final plat was approved on August 9, 2005. A previous time extension (TE-05-003) was approved by the Director and will expire on August 9, 2007. The applicant submitted this time extension application prior to this August expiration date. The applicant states the reason for the delay is because of issues with the pressurized irrigation system and agencies still reviewing the plat. With all extensions, the City may require compliance with the current provisions of the UDC as a condition for granting a time extension. Staff believes that there are no additional conditions that should be added to those approved by the City Council with the final plat for this subdivision, at this time. Outstanding Issue(s) for City Council: none known Notes: CITY OF MERIDIAN PLANNING bEPARTMENT STAFF REPORT FOR THE HEARING BATE OF AUGUST 2, 2007 STAFF REPORT Hearing Date: August 2, 2007 TO: Planning & Zoning Commission FROM: Sanya Watters, Associate City Planner (208) 884-5533 SUBJECT: Kennedy Commercial Center • PP-07-013 -~ ~`~ z ~ ~~~~r~r ~r~~ ~ ~~~ 4 ~ ICa.1 ~~j~l W ;~i ,~~: Preliminary Plat for 11 commercial building lots az~d 2 common lots on 26.35 acres in an I-L zone 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The Applicant, DBSI Meridian I84, LLC, has applied for Preliminary Plat (PF) approval of 11 commercial building lots and 2 common lots on 26.35 acres in an I-L zone for Kennedy Commercial Center. The site is located at 1250 W. Overland Road, on the north side of Overland Road, approximately '/a Hole east of Linder Road. Tlus property is within the City's Urban Service Platuuug Area and is currently within the corporate boundaries of the City. 2. SUMMARY RECOMMENDATION The subject application (PP-07-013) was submitted to the Planning Department for review. Staff has provided a detailed analysis and recommended conditions of approval for the PP application. Staff is recommending that the PP application be approved with the conditions listed in Exhibit B of the staff report. 3. PROPOSED MOTIONS Approval After considering all staff, applicant and public testimony, i move to recommend approval to the City Council of File Number PP-07-013 as presented in the staff report for the hearing date of August 2, 2007, with the following modifications to the conditions of approval: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to recommend denial to the City Council of File Number PP-07-013 as presented during the hearing on August 2, 2007, for the following reasons: (State specific reasons for denial of the preliminary plat request.) Continuance After considering all staff, applicant and public testimony, I move to continue File Number PP-07- 013 to the hearing date of (insert continued hearing date here) for the following reason(s): (State specific reason(s) for a continuance.) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: 1250 W. Overland Road The site is generally located on the north side of W. Overland Road, approximately % mile west of S. Meridian Road, in the southwest % of Section 13, Township 3 North, Range 1 West. Tax Parcel: 51213346700 Kennedy Coxnrnercial Center PP-07-013 Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 2, 2007 b. Applicant: DBSI Meridian I84, LLC 12426 W. Explorer Drive, Suite 100 Boise, ID $3713 c. Owners: Same as Applicant d. Representative: Alan Durrant, DBSI e. Present Zoning: I-L (Light Industrial) f. Present Comprehensive Plan Designation: Industrial g. Description of Applicant's Request: The Applicant is requesting preliminary plat approval o£ I I. commercial building lots and 2 co~xxmon lots on 26.35 acres in an I-L zone. 1. Preliminary Plat, labeled Sheet 1 of 4, prepared by Toothman-Orton Engineering Company, dated 6/22/07 (attached in Exhibit A) 2. Landscape Plan, labeled Sheet 2 of 4, prepared by Toothman-Orton Engineering Company, dated 6/22/07 (attach'ed in Exhibit A) h. Applicant's Statcmcnt/Justification: "The proposed use for the site is I-L. Proposed uses will be within the permitted uses of the I-L district and the previous Conditional Use Pertxtit on the property. As discussed with Staff, the intent of this subdivision is to divide the property into large lots for individual sale. The ultimate design and construction of the future buildings, and associated parking, will be submitted for future review by the City, as appropriate." (See Applicmat's nm-r-ative sub~raitted with the application for rraore iraforrncztion.) 5. PROCESS FACTS a. The subject application will, in fact, constitute a preliminary plat as determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11, a public hearing is required before the Commission and City Council on this matter. b. Newspaper notifications published on: July 16, 2007 and July 30, 2007 c. Radius notices mailed to properties within 300 feet on: July 6, 2007 d. Applicant pulled z~uticc uu site by: July 20, 2007 6. LAND USE a. Existing Land Use(s): The site is currently vacant with a portion of the proposed S. Tech Lane already existing on the east side of the site. b. Description of Character of Surrounding Area: The property is bordered on the south by Overland Road, the Western Electronics building on the east, I-84 on the north, and vacant property on the west. This property is located within a rapidly developing area of the City. c. Adjacent Land Use and Zoning: 1. North: I-84, zoned R-4 2. East: Western Electronics properly, tuned I-L and Muuulaiu Vicw Equipmeul, tuned C-2 (Ada County) Kennedy Commercial Center PP-07-013 Page 2 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 2, 2007 South: Overland Road and existing rural residential properties, zoned RUT & R1 (Ada County) 4. West: Vacant property, zoned I-L d. History of Previous Actions: A Planned Development/Conditional Use Permit (CUP-01-009) was approved for this property in 2001 that allowed for daycare, office, and retail uses with conditional use permit approval in the I-L zone. The conditions of this CUP run with the land and are still in effect. The private street, S. Tech Lane, proposed to be platted as a common lot within this development was approved by City Council on December 5, 2000. e. Existing Constraints and Opportunities: Public Works: City water & sewer mains have been constructed within the Meridian Freeway Associates project and will be extended as part of this proposed development. Sewer and Water flows must be determined by Public Works and operate in compliance with the Public Works standards. The existing Western Electronics facility east of the site is served by a privately owned and maintained sewage lift station that discharges to a City of Meridian sewer main in Overland Rnad_ Rear Creek Estates Subdivision discharges 1:n the same manhole. Because Bear Creek Estates and the Western Electronics facilities use the lift station, only the projected excess capacity in the receiving sewer is available for future development. According to analysis completed under CUPUl-UU9, computer model calculations show that the Western Electronics lift station is limited to a peak flow of 80 gallons per minute. The project must continue to be served by the existing private lift station and pressure main until such time as the Black Cat Trunk is available to serve this area. The lift station may not discharge a flow greater than SO gallons per minute at any time. A provision has been made in the sanitary sewer system such that the lift station can be abandoned and the site sewer system connected to the Black Cat Trunk Sewer, or a lateral thereof, when it is available. "Available" shall be defined as the time when the sewer is extended through adjacent property to the western boundary of this project. This project must include relocation of the lift station to the northwest corner or installation ofdry-line sewer to the northwest corner with this project. The applicant shall be responsible for the eventual connection to the Black Cat Trunk Sewer. 2. Vegetation: There are some existing trees on this property. 3. Floodplain: NA 4. Canals/Ditches/Irrigation: The Kennedy Lateral runs along the west and south boundary of the site and has been tiled. All ditches on this property shall be tiled per City Code (see Exhibit B of the staff report). 5. Hazards: Planning Staff is unaware of any hazards that may exist on this site. 6. Proposed Zoning: NA 7. Size of Property: 26.35 acres f. Subdivision Plat Information: 1. Residential Lots: 0 2. Non-residential Lots: 11 3. Total Building Lpts: 11 4. Coriurioti Lots: 2 (1 for a private street) Kennedy Commercial Center PP-07-013 Page 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 2, 2007 5. Other Lots: 0 6. Total Lots: 13 7. Open Lots: 0 8. Residential Area: NA 9. Gross Density: NA 10. Lot Sizes: Buildable lots range in size from 0.83 of an acre to 7.3 acres g. Landscaping: 1. Width of street buffer(s): UDC 11-2C-3 requires a tninimurn 2S-faat wide buffer along W. Overland Road (a 35 foot wide buffer is shown); a minimum 10-foot wide buffer along S. Tech Lane, as shown; and a 50-foot wide buffer along I-84, as shown. Landscaping shall be provided in accordance with UDC 11-3B-7, Landscape Buffers along Streets. 2. Width of buffer(s) to adjoining uses: A 25-foot wide buffer is required along the east boundary of the subdivision adjacent to the existing commercial use (Mountain Vicw Equipment), zoned G2 in Ada County. Landscaping along the east property line shall be provided in accordance with UDC 11-3B-9. 3. Percentage of site as open space: NA 4. Other landscaping standards: Mitigation shall be required for all existing trees 4-inch caliper pr greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of 100% replacement in accordance with UDC 11-35-10, Tree Preservation. h. Dimensional standards for the I-L zone per UDC 11-2C-3: it _]~ NAi1 ST,'~.rl~~C. ~., ~ _;~ `' ~, T-L Front setback in feel) -- 0 Rear setback (in £eet) 0 Interior side setback (in feet) 0 Street setback (in feet) 35 Street landscape buffer (in feet Local 10 Collector 20 Arterial 25 Ent ay corridor 35 Interstate SO Landscape buffer to non-industrial uses (in feet) 25 Maximum building height (in feet) 50 Parking requirements See Chapter 3 Article C OFF-STREET PARKING AND GOADING REQUIREMENTS Landscaping requirements See Chapter 3 Article B LANDSCAPING REQUIREMENTS ..'~7 ~11Rt:li~ 1>~ I~y1~,~!Cp;~ISRl!'i;E1~~~.C1?i~~.1AiL= Ll~tl~~~~:~t~ ifC7T ~~1G STI~CCl C~~~StittlC,~i~;i{13.1 el `; i ~4. ~ ~t~M"4~~ ~~~~~--yy~~ ~ 1 '1 ~ '~3~ ~. ". Kennedy Commercial Center PP-07-O13 Page 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 2, 2007 Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to this development is proposed from W. Overland Road via S. Tech Lane, an existing private street. A driveway is also proposed at the southwest corner of the site to/from Overland Road. Staff is supportive of the proposed access points, provided across-access easement is provided for all lots in the subdivision to use Tech Lane and the driveway to Overland Road, and that an access easement and driveway stub be provided to the property owner to the west to use the driveway at the southwest corner of the site or locate the driveway directly adjacent to the west property boundary and provide access to the property to the west. This proposed driveway should be shared, to reduce future access points on Overland Road. ACRD has submitted comments on this application and is supportive of the proposed access points per the conditions listed in Exhibit B. (See Section 10, Analysis, for more information.) 7. COMMENTS MEETING On July 13, 2007, Planning Staff held an agency comments meeting. The agencies and departments present include: Meridian Fire Department, Meridian Police Department, Meridian Parks Department, Meridian Public Works Department, and the Sanitary Services Company. Staff has included all comments and recommended actions as Conditions of Approval in the attached Exhibit B. 8. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated "Industrial" on the Comprehensive Plan Future Land Use Map. In Chapter VII of the Cumprehensive Plan, "Industrial" areas are designated to alluw a razlgc 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 office uses. Standards for screening, landscaping, and adequate access would be developed and implemented. Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed development (staff analysis in italics): • Chapter VII, Goal III, Objective A, Action 1 -Require that development projects have planned far the provision of all public services. When the City established its Area of City Impact, it planned to provide City services to the subject property. The City of Meridian plans to provide municipal services to the lands in the following manner: - Sanitary sewer and water service will be extended to the project at the developer's expense. - The subject lands currently lie within the jurisdiction of the Meridian City Fire Department, who currently shares resources and personnel with the Meridian Raaral Fire Department. - The subject lands currently lie within the jurisdiction of the Meridian Police Department (MPD). - Overland Road is currently owned and maintained by the Ada County Highway District (ACHD), Interstate 84 is currently awned and maintained by the Idaho Transportation Department (ITD). This service will not change. - The subject lands are currently serviced by the Meridian School District No. 2. This service will not change. - The subject lands are currently serviced by the Meridian Library District. This service will rant change. Kennedy Commercial Center PP-07-013 Page 5 CITY OP MERIA,IAN PLANNING DEPARTM$NT STAFF REPORT FOR THE HEARING DATE OF AUGUST 2, 2007 Municipal, fee-supported, services will be provided by the Meridian Building Department, the Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary Services Company. • "Require appropriate landscape and buffers along transportation corridors (setback, vegetation, low walls, berms, etc.)." (Chapter VII, Goal N, Objective D, Action 4) The applicant is required to install and maintain landscaping within the street buffers located along W. Overland Road, I-$4, and S. Tech Lane in accordance with UDC X1-3B-7. A 15- foot wide buffer is required along W. Overland Road, a 50 foot wide buffer is required along I-84, and a 10 foot wide buffer is required along S. Tech Lane. "Plan for a variety of commercial and retail opportunities within the Impact Area." (Chapter VII, Goal 1, Objective B) Staff believes that the daycare, office, and retail uses allowed on this site with CUP approval, along with uses allowed in the I-L zone, will contribute to the variety of uses in this area. "Require all commercial businesses to install and maintain landscaping." (Chapter V, Goal III, Objective D, Action 5) The applicant is not required to install internal landscaping with the subject preliminary plat application; however, street buffer and perimeter landscaping is required with this application. Internal landscaping will be required upon development of each lot within the subdivision with CUP ~ CZC approval. "Require industrial areas to create a site design compatible with surrounding uses (e.g., landscape, fences, etc.) and community design criteria." (Chapter VII, Goal I, Objective E, Action 3) Because the subject property is adjacent to commercially zoned property on the east, the Applicant is proposing a 25 foot wide buffer to adjoining uses along the east property boundary as required by UDC Table 11-2C-3. "Establish industrial areas to meet the employment needs of the City of Meridian." (Chapter VII, Goal I, Objective E) Development of the subject industrial property will create additional jobs, which will assist in meeting the employment needs of the City. 9. UNIFIED DEVELOPMENT CODE a. Zoning Schedule of Use Control: UDC Table 11-2C-2 lists a variety of uses that are principal permitted, accessory, conditional, or prohibited within the I-L zoning district. Sample uses that are principal permitted uses in the I-L zone are as follows: animal care facility; artist studio; cunlraclor's yard; equipizieiit rexital, sales, acid Service; Aex space; food products processing; light iudustry; laundry and dry cleaning; mortuary; storage facility (outside and self-service); freight or truck terminal; vehicle impound yard; vehicle repair; vehicle sales or rental and service; warehouse; wholesale sales; and wireless communication facility. Please see UDC Table 11-2C-2 for a complete listing of allowed uses in the I-L district. Daycare, office, and retail uses are also allowed on this site, with CUP approval, per CUP-01-009. b. Purpose Statement of Zone: The purpose of the Industrial 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 Kennedy Commercial Center PP-07-013 Page ~ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TH$ HEARING BATE OF AUGUST 2, 2007 objectionable elements and that are operated, entirely, or almost entirely, within enclosed structures. Accessibility to transportation systems is a requirement of this District. c. Structures subject to Design Standards: Per CUP-O1-009, all future buildings on this site are subject to the design standards listed in UDC 11-3A-19C. 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation PRELIMINARY PLAT ANALYSIS: Based on the policies and goals contained in the Comprehensive Plan and the general compliance of the proposal with the Unified Development Code, Staff believes that this is a good location for the proposed subdivision. Please see Exhibit C for detailed analysis of facts and findings for a preliminary plat. Dimensional Requirements of the I-L zone per UDC Table 11-2C-3: There is no minimum front, rear, or interior side setbacks requirements in the I-L zone. The required street setback is 35 feet (from an arterial). Proposed lots range in size from 0.83 of an acre to 7.3 acres. The xnaxiz~ium building height allowed in the I-L zo~xe is 50 feet. All future buildings on tlus site are subject to design standard approval in accordance with UDC 11-3A-19C, per requirement of CUP-O1-009. Future buildings proposed on the subject lots shall meet the minimum dimensional standards listed in UDC 11-2C-3 and #6h above. Landscaping: The landscape plan submitted for this project, prepared by Toothman-Orton Engineering, labeled Sheet 2 of 4, dated 6/22/07, is approved subject to the following revisions/notes: • Include a scale on the revised plan; • A 3S-foot wide buffer is shown on the landscape plan along W. Overland Road; the LTDC only requires a 25-foot wide buffer. Provide a minimum 25-foot wide landscape buffer along W. Overland Raad in accordance with the standards listed in UDC 11-38-7, Landscape Buffers along Streets; • Provide a minimum 10-foot wide landscape buffer along S. Tech Lane as shown on the landscape plan in accordance with the standards listed in UDC 11-3B-7, Landscape Buffers along Streets. A minimum density of 1 tree per 35 linear feet is required within the buffer with shrubs, lawn, or other vegetative groundcover. Provide additional trees and landscaping within the S. Tech Lane buffer tp meet this requirement. • Provide a minimum 50-foot wide landscape buffer along I-84 as shown on the landscape plan in accordance with the standards listed in UDC 11-3B-7, Landscape Buffers along Streets. A minimum density of 1 tree per 351inear feet is required within the buffer along with shrubs, lawn, or other vegetative groundcover. Provide additional trees and landscaping within the I-84 buffer to meet this requirement. • Provide a minimum 25-foot wide landscape buffer along the east property boundary adjacent to the non-industrial use as shown on the landscape plan in accordance with the standards listed in UDC 11-3B-9, Landscape Buffers to Adjoining Uses. A buffer shall be provided comprised of, but not limited to, a mix of evergreen and deciduous trees, shrubs, lawn, or other vegetative groundcover. Provide additional trees within the required buffer to result in a barrier that allows trees to touch at the time of the tree maturity. • A written certificate o£ completion should be prepared by the landscape architect, designer, or qualified nurseryman responsible for the landscape plan and submitted to the Planning Department upon completion of the landscaping prior to Certificate of Kennedy Commercial Center PP-07-013 Page 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 2, 2007 Occupancy for the site. All standards of installation should apply as listed in UDC 11-3B- 14; • Comply with the standards in UDC 11-3B-lOC far preservation of existing trees on site as follows: - Mitigation shall be required for all existing trees four-inch (4") caliper or greater that arc reiziovcd (ruin the site with equal replacement of the total calipers lost on site up to an amount of one hundred percent (100%) replacement. (Example: two (2) 10-inch caliper trees removed may be mitigated with four (4) 5-inch caliper trees, five (5) 4- inchcaliper trees, or seven (7) 3-inch caliper trees.) - No mitigation is required in the fallowing: (i) existing prohibited trees within the street buffer or parking lot; (ii) existing dead, dying, or hazard trees certified prior to removal by the City of Meridian Parks Department arborist; (iii) trees that are required to be removed by another governmental agency having jurisdiction over the project. - Required landscaping: Existing trees that are retained or relocated on site may count toward the required landscaping. Mitigation trees are in addition to all other landscaping required by this Article. Submit copies of a revised landscape plan, reflecting the changes/notes mentioned above, with the final plat application(s). Proposed Streets and/or Access: Access to this development is proposed from W. Overland Road via S. Tech Lane, an existing private street. A driveway is also proposed at the southwest corner of the site to/from Overland Road. The driveway shown on the plat at the southwest corner of the site to/from Overland Road should be relocated directly adjacent to the west property boundary or a stub should be provided to the west property boundary, and cross-access shall be provided to the property to the west (parcel #1213336006) for access to the driveway to reduce access points on Overland Road. Cross-access should also be provided to the property to the east that abuts S. Tech Lane (parcel #1213347115) for access to the private street. Across-access easement/agreement should be recorded for all lots within the subdivision. All lots within the subdivision should have access to the access points approved in this application. This agreement shall be recorded and a copy of said agreement submitted to the City prior to the City Engineer's signature on the final plat OR a note shall be added to the face of the final plat granting said cross-access. Staff and ACRD are supportive of the proposed access points proposed on the plat with the conditions listed in Exhibit B. Private Street: South Tech Lane is an existing private street that is included in the proposed plat as a common lot depicted as Lot 1, Block 1. This private street was approved by the City Council on December S, 2000. Therefore, a private street application has not been submitted concurrently with the subject preliminary plat. Currently, S. Tech Lane has a sidewalk along the west side of the street and ends approximately 50 feel nurlh of the linear planter island fur a total length of 400 +/- feet from centerline of Overland Road. The plat depicts S. Tech Lane extending north a total of 600 +/- feet measured from the centerline of Overland to the center of the cut-de-sac. Unified Development Cade 11-6C-3 states, "No street that ends in a cut-de-sac or a dead end shall be longer than 450 feet." The proposed extension of S. Tech Lane shall be limited to 450 feet as allowed by the UDC measured from the centerline of Overland to the center of the cut-de- sac. Acut-de-sac that meets the turning radius required by the Fire Department shall be constructed at the end of S. Tech Lane that complies with the cnl-de-sac length requirements of UDC 11-6C-3. Beyond the cut-de-sac the applicant should provide a cross access easement for the lot(s) that are not directly served by the cut-de-sac for access to S. Kennedy Commercial Center PP-07-013 Page g CITY QF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING ,DATE OF AUGUST 2, 2007 Tech Lane. The private street should be posted as a fire lane with nro parldng allowed and the curbs next to the drive aisle should be painted red in accordance with UDC 11-3F-4B. Elevations: The Applicant did not submit conceptual building elevations with this application; elevations were submitted previously with CUP-01-009. All future structures on the site Thal du not comply with the building elevations and materials submitted with CUP-01-009, shall be subject to Design Review approval per the standards listed in UDC 11-3A-19 along with any Conditional Use Permit or Certificate of Zoning Compliance application, priory to issuance of building permits. [NOTE: The internal lots that are not adjacent to a street (Lots 6, 9, and 10) shall not be subject to the 8-foot pedestrian walkway requirement to the perimeter sidewalk.] Fencing: The Applicant is not showing any fencing on any of the submitted plans. Permanent fencing is not required for industrial subdivisions. 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 for this site. Ditches, Laterals, and Canals: The Kennedy Lateral runs along the west and south boundaries of this site and has been tiled. As per UDC 11-3A-6, all irrigation ditches, laterals or canals, exclusive of natural waterways and waterways being used as amenities, which intersect, cross or lie within the area being subdivided shall be covered. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. 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, asingle- point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payincnt of assessments fur the wmmon areas prior to signature on the final plat by the City Engineer. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in accordance with UDC 11-3A-1S and MCC 9-1-28. Certificate of Zoning Compliance: In addition to Design Review approval for structures that do not comply with the building elevations and materials previously approved with CUP-O1- 009, the Applicant shall be responsible to obtain a CZC permit from the Planning Department for all new construction or a change in use on the site prior to issuance of building permits. b. Staff Recommendation: Based on the above analysis, Staff is recommending that the PP application be approved with the conditions listed in Exhibit B of the staff report. 11. EXHIBITS A. Drawings 1. Zoning/Vicinity Map 2. Preliminary Plat, prepared by Toothman-Orton Engineering Company, labeled Sheet 1 of 4, dated 6/22/07 3. Landscape Plan, prepared by Toothman-Orton Engineering Company, labeled Sheet 1 of 4, dated 6/22/07 B. Conditions of Approval 1. Planning Department 2. Public Works Department 3. Fire Department Kennedy Commercial Center PP-07-013 Page 9 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 2, 2007 4. Police Department 5. Parks llepartrnent 6. Sanitary Service Company 7. Ada County Highway District Kennedy Commercial Center PP-07-013 Page 1 ~ CITY OF MERIDIAN PLANNING 17EPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 2, 2007 A. Drawings 1. Zoning/Vicinity Map Exhibit A CITX OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 2, 2007 2. Preliminary Plat PRELIMINARY PLAT wno KENNEDY COMl1ERCIAL CENTER 5UBDIYISIUN . . 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'-~:=;:'~CS^e~ '$ .~n~ c-,. . . w ,.wr B ,I~ r , . ~ ~ ~ to ,... ~~ ~ ti'.:..,.,.:,~~.~,~µ,~,~~, ,.,. z~ -_ - r.e.. , , r -~ .w ~ ~. e" ...tTM:: Jn o, mmnc.sn~ ~q ,.r , u ~ .,....:...,,..,.W,.~... , ~ .. ......I..... ._............. .... ._... ..... .~. __ i ,nd _•c II S ~ _ ~ ~ ~ ~ q~ F.-r~--~.,~ y 'A ~ ~ { q U~ a p~ r nc rn ~ ~~~ ... .i ,. _ ~ w .. ~ ~ ~ ~ Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 2, 2007 3. Landscape Plan .:; .. , ~~~ . .-. ,.. ,., . . :~ . .~ ."~ ..e.«. I ~ i ~, - I L ~ W.M"~MV".C~WIA'L~- ~~ ~h~, i , ~' I ,,, . 1 , "~I I _ ; ~, I l ... • i om~o, .~a~..~~~~~~m~~-o,~a1 ~-.d.,: ~~r~ 'a .. ~~ .._. ~ - eioc ~ .. ~ wjl ~ ~ ~.81~ I i>~ ,,. -- 5 „~-„ , `1 ` (s a 7; -~F. • I I~ ' ~,"„ ~e) () i ~ R` --fir E~~a 'I ~ _.~_ . _ .,..,. ~r~n'.i"nf~F ..~:1riM~l'I nl kF-LLliigErnF, N.. "~~, R1 I _) 11 Cl - anuirr.~ _ ~~ "~ '.. . ~u, E,~ _'~ :t tom? F ~1:..~.. __ a ~ `r- U i- _ ~j --? C° .7 1 - .. , +irw.~..~ie',~,re~--- ~~i;"~a~;•rhw;;°",;.~.~~ yw_,. ,. ~, .~ _- - - :~ia::,,'°s.~r•.~"' .,~,.~~~, - -~i ~ ~ I} .-~~ - - _----__= E~ -~.. _....-..... K=-_ - .,• I- I sx~r z ar 4 Exhibit A CITY OF MERIDIAN PIANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2007 B. Conditions of Approval 1. PLANNING DEPARTMENT l .l SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT 1.1.1 The preliminary plat labeled as Sheet 1 of 4, prepared by Toothrnan-Orton Engineering Company, dated June 22, 2007, is approved with the conditions listed herein. The Applicant shall comply with all previous requirements of this site including those associated with CUP-01-009. 1.1.2 All future structures on the subject Tats shall be required to obtain Certificate of Zoning Compliance approval prior to issuance of building permits. 1.1.3 All future structures on the site that do not comply with the building elevations and materials submitted with CUP-O1-009, shall be subject to Design Review approval per the standards listed in UDC 11-3A-19 along with any Conditional Use Permit or Certificate of Zoning Compliance application, prior to issuance of building permits. [NOTE: The internal lots that are not adjacent to a street (Lots 6, 9, and 10) shall not be subject to the 8-foot pedestrian walkway requirement to the perimeter sidewalk.] 1.1.4 The driveway shown on the plat at the southwest corner of the site to/from Overland Road shall be relocated directly adjacent to the west property boundary or a stub shall be provided to the west property boundary, and cross-access shall be provided to the property to the west (parcel #1213336006) via a note on the final plat or a separate recorded agreement. 1.1.5 The proposed extension of S. Tech Lane shall be limited to 450 feet as allowed by the UDG measured from the centerline of Overland to the center of the cul-de-sac. A cul-de-sac that meets the turning radius required by the Fire Department shall be constructed at the end of S. Tech Lane that complies with the cul-de-sac length requirements of UDC 11-6C-3. Beyond the cul-de-sac the applicant shall provide a cross access easement for the lot(s) that are not directly served by the cul-de-sac for access to S. Tech Lane. 1.1.6 The private street, S. Tech Lane, should be posted as a fire lane with no parking allowed and the curbs next to the drive aisle should be painted red in accordance with UDC 11-3F-4B. 1.1.7 Cross-access shall be provided to the property to the east (parcel #1213347115) for access to S. Tech Lane via a note on the final plat or a separate recorded agreement. 1.1.8 The landscape plan submitted for this project, prepared by Toothman-Orton Engineering, labeled Sheet 2 of 4, dated 6/22/07, is approved subject to the following revisions/notes: a. Include a scale on the revised plan; b. A 35-foot wide buffer is shown ou llie leuidscape plan along W. Overland Road; the UDC only requires a 25-foot wide buffer. Provide a minimum 25-foot wide landscape buffer along W. Overland Road in accordance with the standards listed in UDC 11-3B-7, Landscape Buffers along Streets; c. Provide a minimum 10-foot wide landscape buffer along S. Tech Lane as shown on the landscape plan in accordance with the standards listed in UDC 11-3B-7, Landscape Buffers along Streets. A minimum density of 1 tree per 35 linear feet is required within the buffer with shrubs, lawn, or other vegetative groundcover. Provide additional trees and landscaping within the S. Tech Lane buffer to meet this requirement. d. Provide a minimum 50-foot wide landscape buffer along I-84 as shown on the landscape plan in accordance with the standards listed in UDC 11-38-7, Landscape Buffers along Streets. A minimum density of 1 tree per 35 linear feet is required within the buffer along with shrubs, Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF J[TLY 5, 2007 lawn, or other vegetative groundcover. Provide additional trees and landscaping within the I- 84 buffer to meet this requirement. e. Provide a minimum 25-foot wide landscape buffer along the east property boundary adjacent to the non-industrial use as shown on the landscape plan in accordance with tlae standards listed in UDC 11-3B-9, Landscape Buffers to Adjoining Uses. A buffer shall be provided comprised of, but not limited to, a mix of evergreen and deciduous trees, shrubs, lawn, or other vegetative groundcover. Provide additional trees within the required buffer to result in a barrier that allows trees to touch at the time of the tree maturity. £ A written certificate of completion shall be prepared by the landscape architect, designer, or qualified nurseryman responsible for the landscape plan and submitted to the Planning Department upon completion of the landscaping prior to Certificate of Occupaztcy fur the silo. All standards of installation should apply as listed in UDC 11-3B-14; g. Comply with the standards in UDC 11-3B-lOC fur preservaliun of existing trees on site as follows: • Mitigation shall be required for all existing trees four-inch (4") caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of one hundred percent (] 00%) replacement. (Example: two (.2) 10-inch caliper trees removed may be mitigated with four (4) S-inch caliper trees, five (5) 4-inch caliper trees, or seven (7) 3-inch caliper trees.) • No mitigation is required in the following: (i) existing prohibited trees within the street buffer or parking lot; (ii) existing dead, dying, or hazard trees certified prior to removal by the City of Meridian Parks Department arborist; (iii) trees that are required to be removed by another governmental agency having jurisdiction over the project. • Required landscaping: Existing trees that are retained or relocated on site may count toward the required landscaping. Mitigation trees are in addition to all other landscaping required by this Article. Submit copies of a revised landscape plan, reflecting the changes/notes mentioned above, with the final plat application(s). 1.1.9 A minimutn 25-foot wide street buffer is required along W. Overland Road; a minimum 10-foot wide buffer is required along S. Tech Lane; and a minunum 50-foot wide buffer is required along I-84, as shown on the plat. These buffers shall be depicted on the plat as a permanent easement/buffer or included as a common lot in the subdivision and shall be maintained by the Business Owner's Association. Include a dimension on the southern lot line of Lot 1, Block 1. 1.1.10 No signage is approved with this application. All signs proposed for this site shall obtain separate sign permit approval. 1.1.11 Across-access/cross-parking easement/agreement shall be recorded for all lots within the subdivision. All lots within the subdivision should have access to the access points approved in this application. This agreement shall be recorded and a copy of said agreement submitted to the Cily prior to the City Engineer's signature on the fmal plat OA a note shall be added to the face of the final plat granting said cross-access. 1.1.12 Tt shall be the responsibility of the Applicant to ensure that all development features comply with the Americans with Disabilities Act and the Fair Housing Act. 1.1.13 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FQR THE HEARING DATE OF JULY 5, 2007 1.1.14 Other than the access points specifically approved with this application, direct lot access to Overland Road is prohibited and shall be noted an the final plat. 1.2 GENERAL REQUIREMENTSPRELIMINARY PLAT 1.2.1 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision pursuant to City Code. 1.2.2 All areas approved as open space shall be free of wet ponds or other such nuisances. A11 starmwater 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 caimot be incorporated into the approved open space and still meet the standards of UDC 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 ACRD, City of Meridian and all other regulatory requirements at the time of final construction. 1.2.3 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. 1.2.4 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 remaved. Required landscaping trees will not be considered as replacement trees for those trees that have to be mitigated. 1.2.5 Staff s failure to cite specific ordinance provisions or terms of the approved Preliminary Plat does not relieve the Applicant of responsibility for compliance. 1.2.6 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6A. 2. PUBLIC WORKS DEPARTMENT 2.1 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 farms o£ casements 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 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). 2.3 The City of Meridian requires that pressurized irrigation systems be supplied by ayear-round source of water (UDC 11-3A-6). The applicant should be required to use any existing surface water for the primary source. If a surface source is npt available, asingle-point connection to the culinary water system shall be required. If a single-point coiuiection 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. 2.4 Any existing domestic wells and/or septic systems within this project shall be removed from domestic service per City Ordinance Section 9-1-4 an,d 9-4-8. Wells may be used for non- Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF J[iLY 5, 2007 domestic purposes such as landscape irrigation. 2.5 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, alteznate plans will be reviewed and approved by the City Engineer. 2.6 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 Dest 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 liijection Wells. 2.7 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted required iznpruvcments prior to signature on the final plat. These include but are not limited to, fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, and water. 2.8 Sewer, water, pressurized irrigation, and any life safety development improverzaent shall receive final approval prior to occupancy. Other required development improvements, such as fencing, nnicropaths, and landscaping maybe bonded for prior to obtaining certificates of occupancy 2.9 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to signah~re on the final plat- 2.10 Applicant shall be responsible far application and compliance with and NPDES Permitting that may be required by the Environmental Protection Agency. 2.11 Applicant shall be responsible for application and compliance with any Section 404 Permitting that maybe required by the Army Corps of F,ngineers. 2.12 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. 2.13 Compaction test results shall be submitted to the Meridian Building Department for all building pads receiving engineered backfill, where footing would sit atop fill material. 2.14 The engineer shall be required to certify that the street centerline elevations are set a zxunimum of 3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom elevation of the crawl spaces of homes is at least l -foot above. 2.15 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, an 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. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF .IDLY 5, 2007 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 ''/z" outlet face the main street ar 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. Pire Iydrants shall be placed on corners when spacing permits. e. Fire hydrants shall not have any vertical obstructions to outlets within 10'. f. Fire hydrants shall be place 1$" above finish grade. g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 3.3 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turn around. Phasing of the project may require a temporary approved turn around on streets greater than 150' in length with no outlet. 3.4 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside radius. 3.5 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 17103.6 Signs. 3.6 Operational fire hydrants, temporary or permanent street signs and access roads with an all weather surface are required before combustible construction is brought on site. 3.7 The 11 commercial lots lot will have an unknown transient population and will have an unknown impact on Meridian Fire Department call volumes. The Meridian Fire Department has experienced 2612 responses in the year 2004. According to a report completed by Fire & Emergency Services Consulting Group our requests for service are projected to reach 2800 in the year 2005 and 3800 by the year 2010. 3.8 The fire department requests that any future signalization installed as the result of the development of this project be equipped with Opticom Sensors to ensure a safe and efficient response by fire and emergency medical service vehicles. This cost of this installation is to be borne by the developer. 3.9 All aspects of the building systems (including exiting systems), processes & storage practices shall be required to comply with the International Fire Code. 3.10 All portions of the buildings located on this project must be withizx 150' of a paved surface as measured around the perimeter of the building. 3.11 Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet (122 m) from a hydrant on a firc apparatus acccss road, as measured by an approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be provided where required by the code official. For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183). a) For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m). Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2007 b) For buildings equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet (183 m). 3.12 There shall be a fire hydrant within 100' of all Fire Department connections. 3.13 Buildings over 30' in height are required to have access roads in accordance with The International Fire Code Appendix D Section D105. 3.14 Buildings or facilities exceeding 30 feet (9144mm) or three stories in height shall have at least three means of fire apparatus access for each structure. Two of the access reads shall be placed a distance apart equal to not less than one half of the length of the overall diagonal dimension of the property or area to be served, measured in a straight line. 3.15 Buildings or facilities having a gross building area of more than 62,000 square feet (5760 m2) shall be provided with two separate and approved fire apparatus access roads separated by one half of the maximum overall diagonal dimension of the property or area to be served, measured in a straight line between accesses. Exception: Projects having a gross building area of up to 124,000 square feet (11520 m2) that have a suigle approved fire apparatus access road when all buildings are equipped throughout with approved automatic sprinkler systems. (Remoteness Required) 3.1G Conunercial buildings greater than three stories or 30' in height will require three access points. 3.17 All security gates will be required to be approved by the Fire Department. 3.X8 The fire department is opposed to any landscape island in the middle of a cut-de-sac that may prevent a fire truck from turning around on the end of the court. 4. POLICE DEPARTMENT 4.1 The Police Department has no concerns related to the site design submitted with the applications. 5. PARKS DEPARTMENT 5.1 The Parks Department did not submit comments on this application. 6. SANITARY SERVICE COMPANY 6.1 Sanitary Service Company did not submit comments on this application. 7. ADA COUNTY HIGHWAY DISTRICT 7.1 SITE SPECIFIC CONDITIONS OF APPROVAL 7.1.1 Complete the construction of the previously approved private roadway, Tech Lane, as proposed by applicant to allow access to the proposed lots for this subdivision. 7.1.2 Construct/LJtilize afull access curb return type driveway located on the western property line. 7.1.3 Other than the access specifically approved with this application, direct lot access to Overland Road is prohibited and shall be noted on the final plat. 7.1.4 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 ACRD roadway or right-of--way. Exhibit B CITY OF MERIDIAN PLANNTNG DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2007 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 maybe damaged during the construction of the proposed development. Contact Construction Services at 387-6280 (with filc number) for details. 7.2.5 Comply with the District's Tree Planter Width Interim Folicy. 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 accordancc with the Ada County IIighway 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 is required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance. 7.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-o£ way. The applicant at no cost to ACRD 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 priur to breaking ground within ACRD right-of--way. The applicant shall contact ACRD 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 confirmation of any change from. the Ada County Highway District. 7.2.13 Any change by the applicant in the planned use of the property which is the subject of this application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or other regulatory and legal restrictions in force at the time the applicant or its successors in interest advises the Highway District of its intent to change the planned use of the subject property unless a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect at the time the change in use is sought. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2007 C. Required Findings from Unified Development Code 1. Preliminary Plat Findings: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: 1. The plat is in conformance with the Comprehensive Plan; Staff finds that the proposed plat is in substantial compliance with the adopted Comprehensive Plan. Staff supports the proposed plat layout, with recommended changes, as they comply with the provisions of the Comprehensive Plan. Please see Comprchcnsivc Plan Policies and Coals, Section 8, of the Staff Report. Public services are available or can be made available and are adequate to accommodate the proposed development; Staff finds that public services can be made available to accozx~modate the proposed development. (See Exhibit B of the Staff Report for more details from public service providers.) 3. The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; Because the developer is installing sewer, water, and utilities for the development at their own cost, Staff fords that the subdivision will not require the expenditure of capital improvement funds. 4. There is public financial capability of supporting services for the proposed development; Staff recommends the Commission and Council rely upon comments from the public service providers (i.e., Police, Fire, AC1=ID, etc.) to determine this finding. (See l;xhibit B, Agency Comments and Conditions, for more detail.) 5. The development will not be detrimental to the public health, safety or general welfare; and Staff is not aware of any health, safety, or environmental problems associated with the development of this subdivision that should be brought to the Council or Conunission's attention. ACRD considers road safety issues in their analysis. Staff recommends that the Cornxnission 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. 6. The development preserves significant natural, scenic or historic features. Staff is unaware of any natural, scenic, or historic features on this site. Therefore, Staff finds that the proposed development will not result in the destruction, loss or damage of any natural, scenic or historic feature(s) of major importance. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed development may destroy or damage a natural or scenic feature(s) of major importance of which staff is unaware. Exhibit C