HomeMy WebLinkAboutStaff ReportCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF
STAFF REPORT Hearing Date: September 6, 2007
TO: Planning & Zoning Commission
FROM: Sonya Watters, Associate City Planner
(208) 884-5533
SUBJECT: Emerson Park Commercial
• PP-07-014
6, 2007
Preliminary Plat for 34 commercial retail building lots and 1 common lot on
17.84 acres in a C-G zone
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicant, Kuna Victory, LLC, has applied for. Preliminary Plat (PP) approval of 34 commercial
retail building lots and 1 common lot on 17.84 acres in an existing C-G zone for Emerson Park
Commercial. The site is located at 2910 & 3030 S. Meridian Road and 110 E. Victory Road, on the
northeast corner of S. Meridian Road and E. Victory Road. This property is within the City's Urban
Service Planning Area and is currently within the corporate boundaries of the City.
2. SUMMARY RECOMMENDATION
The subject application (PP-07-014) 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-07-014 as presented in the staff report for the hearing date of September
6, 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-07-014 as presented during the hearing on September 6, 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-
014 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:
2910 & 3030 S. Meridian Road and 110 E. Victory Road
The site is located on the northeast corner of S. Meridian Road and E. Victory Road, in the
southwest '/ of Section 19, Township 3 North, Range 1 East.
Tax Parcels: 85915720010, 85915720020, 85915720040
D
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 6, 2007
b. Applicant:
Kuna Victory, LLC
P.O. Box 2020
Boise, ID 83701
c. Owners:
Kuna Victory, LLC
P.O. Box 2020
Boise, ID 83701 and
Tim Mussell
3800 S. Meridian Road
Meridian, ID 83642
d. Representative: Richard Kinder, Toothman-Orton Engineering Company
e. Present Zoning: C-G (General Retail & Service Commercial District)
£ Present Comprehensive Plan Designation: Commercial
g. Description of Applicant's Request: The Applicant is requesting preliminary plat approval of 34
commercial building lots and 1 common lot on 17.84 acres in an existing C-G zone.
1. Preliminary Plat, labeled Sheet 1 of 1, prepared by Toothman-Orton Engineering Company,
dated 7/6/07 (attached in Exhibit A)
2. Landscape Plan, labeled Sheet L1 of L2, prepared by Toothman-Orton Engineering
Company, dated 7/13/07 (attached in Exhibit A)
h. Applicant's Statement%Justification: "The proposed Emerson Park Subdivision is a re-subdivision
of Lots 1, 2, and 4, Block 1 of the Mussell Corner Subdivision. The intent of the development is
to divide the subject property into reasonable sized lots for individual or multiple sales, to
facilitate light industrial, commercial, retail and service markets. A concept plan showing
potential layout of buildings and parking areas is provided within the application. The plan is
conceptual in nature and intended to demonstrate the flexibility with individual or multiple lot
sales, specifically related to building sizes, parking areas, and access." (See Applicant's narrative
submitted with the application for more information.)
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: August 20, 2007 and September 3, 2007
c. Radius notices mailed to properties within 300 feet on: August 10, 2007
d. Applicant posted notice on site by: August 24, 2007
6. LAND USE
a. Existing Land Use(s): The site is currently being used as a nursery for Victory Greens.
b. Description of Character of Surrounding Area: The property is bordered on the south by Victory
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Road and on the west by Meridian Road and is surrounded on the north and east with existing and
future residential uses with future offices across the street on S. Meridian Road. This property is
located within a rapidly developing area of the City.
c. Adjacent Land Use and Zoning:
1. North: Future and -existing single-family residential (Bitterbrush Point Sub.), zoned R-4 and
RUT (Ada County)
2. East: Single-family residential, zoned R-4
3. South: Victory Road and Tanana Valley (mixed-use subdivision), zoned R-8
4. West: Meridian Road and Strada Bellissima Subdivision, zoned L-O
d. History of Previous Actions:
• This property was annexed (AZ-03-038) with a C-G zone in 2003. A Development
Agreement was approved with the annexation (Instrument No. 104153422) and amended in
2006 (Instrument No. 106155843).
• This property was platted (PFP-03-007) in 2004 as Lots 1, 2, and 4, Block 1 of Mussell
Corner Subdivision.
• A Conditional Use Permit/Planned Development (CUP-03-071) was approved in 2004 for a
combination feed store and gas/convenience station (which are not a part of the subject plat)
and to allow the existing commercial and residential uses to remain.
e. Existing Constraints and Opportunities:
1. Public Works:
Location of sewer: Sanitary sewer service for the north portion of this development
shall be via extension of the main in Meridian Road. The south portion of the project
will sewer to the Black Cat trunk.
Location of water: Water service to this site is being proposed via the existing mains
in E Victory Road, and S. Meridian Road.
2. Vegetation: There are some existing trees on this property.
3. Floodplain: NA
4. Canals/Ditches/Irrigation: The Kennedy Lateral runs along the northeast boundary of this
property.
5. Hazards: Planning Staff is unaware of any hazards that may exist on this site.
6. Proposed Zoning: NA
7. Size of Property: 17.84 acres
£ Subdivision Plat Information:
1. Residential Lots:, 0
2. Non-residential Lots: 34
3. Total Building Lots: 34
4. Common Lots: 1 (containing a pond, sitting area, and mature trees)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 6, 2007
5. Other Lots: 0
6. Total Lots: 35
7. Open Lots: 0
8. Residential Area: 1VA
9. Gross Density: NA
10. Lot Sizes: Buildable lots range in size from 0.19 of an acre to 1.28 acres
g. Landscaping:
1. Width of street buffer(s): UDC 11-2C-3 requires a minimum 35-foot wide buffer along S.
Meridian Road (a 70 foot wide buffer is shown) and a minimum 10-foot wide buffer along
Holleran Drive and Emerson Street, 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 northeast
and an east boundary of the subdivision adjacent to the existing residential uses and zones.
Landscape buffers to residential uses and zones shall be provided in accordance with UDC
11-3B-9.
3. Percentage of site as open space: NA, however the applicant is proposing to retain the pond
amenity that was required as part of the overall planned development approval in 2003 (Lot
6, Block 2)
4. Other landscaping standards: Mitigation shall be required for all existing trees 4-inch caliper
or 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 11-3B-10, Tree
Preservation.
h. Dimensional standards for the C-G zone per UDC 11-2B-3:
DIMENSIONAL STANDARDS` C-G
Front setback in feet 0
Rear setback in feet 0
Interior side setback in feet 0
Street landsca a buffer in feet
Local 10
Collector 20
Arterial 25
Entryway corridor 35
Interstate 50
Landscape buffer•to residential uses
in feet)"* 25
Maximum building height in feet 65
Maximum building size without
design standard approval as
set forth ~n 11-3A-19 (in
s uare feet 200,000
Parking requirements See Chapter 3Article COFF-STREET PARKING
AND LOADING REQUIREMENTS
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DIMENSIONAL STANDARDS' C-G
Landscaping requirements See Chapter 3 Article B LANDSCAPING
*All setbacks shall be measured from the ultimate right-of--way for the street
classification as shown on the adopted Transportation Plan.
**minmum setback only allowed with reuse of existing residential structure.
***Where the adjacent property is vacant, the Director shall determine the adjacent
property designation based on the Comprehensive Plan designation.
i. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to this
development is proposed from E. Victory Road via the proposed Emerson Street. Staff is
supportive of the proposed access point, provided an emergency access driveway for the Fire
Department is provided at the north end of Holleran Drive to S. Meridian Road. Additionally, a
blanket cross-access agreement to allow access to all proposed lots within the development is
proposed. No access points are proposed to S. Meridian Road (SH 69) with this application and
none are approved. However, there is an existing access at the north end of this property that
should be closed. Further, there is an existing right-in/right-out access to Meridian Road, located
on the Double D site. 'This access was approved as part of the Mussell Corner development. The
driveways in this project should have access to this previously approved access point. ACRD has
submitted comments on this application and is supportive of the proposed access points and street
layout (see Exhibit B.) (See Section 10, Analysis, for more information regarding access and
streets.)
7. COMMENTS MEETING
On August 17, 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 "Commercial" on the Comprehensive Plan Future Land Use Map. The
Comprehensive Plan defines Commercial as follows: "This designation will provide a full range of
commercial and retail to serve area residents and visitors. Uses may include retail, wholesale, service
and office uses, multi-family residential, as well as appropriate public uses such as government
offices. Within this land use category, specific zones may be created to focus commercial activities
unique to their locations. These zones may include neighborhood commercial uses focusing on
specialized service for residential areas adjacent to that zone." The current C-G zoning of this
property is consistent with the Comprehensive Plan Future Land Use Map designation of
"commercial" for this property.
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 for 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:
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- 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 Rural Fire
Department.
- The subject lands currently lie within the jurisdiction of the Meridian Police Department
(MPD).
- Victory Road is currently owned and maintained by the Ada County Highway District
(ACHD), S. Meridian Road (SH 69) is currently owned 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 not change.
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 IV, Objective D, Action 4)
The applicant is required to install and maintain landscaping within the street buffers located
along S. Meridian Road and E. Victory Road in accordance with UDC 11-3B-7. A minimum
35 foot wide buffer is required along S. Meridian Road and a minimum 25 foot wide buffer is
required along S. Victory Road.
"Plan for a variety of commercial and retail opportunities within the Impact Area." (Chapter
VII, Goal 1, Objective B)
Staff believes that the current C-G zoning of the property will allow for many different types
of commercial uses that 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, perimeter landscaping, and common area landscaping is
required with this application. Internal landscaping will be required upon development of
each lot within the subdivision with CUP & CZC approval.
"Locate new community commercial areas on arterials or collectors near residential areas in
such a way as to complement with adjoining residential areas." (Chapter VII, Goal I,
Objective B, Action 5, page 109)
The proposed commercial lots should complement surrounding residences by providing much
needed services in this part of the City.
• "Require screening and buffering of commercial and industrial properties and residential use
with transitional zoning." (Chapter VII, Goal IV, Objective A, Action 6)
Upon development of the property, a 25 foot wide land use buffer will be required along the
boundaries of the site that are adjacent to residential uses and/or zones.
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 6, 2007
9. UNIFIED DEVELOPMENT CODE
a. Zoning Schedule of Use Control: UDC Table 11-2B-2 lists the permitted, accessory, and
conditional uses in the C-G zoning district. Retail Stores, restaurants, financial institutions, fuel
sales facility, personal; & professional services, among other uses, are listed as principal permitted
uses in the C-G zone.
b. Purpose Statement of Zone: The purpose of the Commercial Districts is to provide for the retail
and service needs of the community in accord with the Meridian Comprehensive Plan. Four
Districts are designated which differ in the size and scale of commercial structures
accornrnodated in the district, the scale and mix of allowed commercial uses, and the location of
the district in proximity to streets and highways.
c. Structures subject to Design Standards: Per CUP-O1-009, all future structures on this site that are
adjacent to an entryway corridor (S. Meridian Road) are subject to the design standards listed in
UDC 11-3A-19C.
10. ANALYSIS
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 commercial subdivision. Please
see Exhibit C for detailed analysis of facts and findings for a preliminary plat.
Dimensional Requirements of the C-G zone per UDC Table 11-2C-3: There is no minimum
front, rear, or interior side setback requirements in the C-G zone. Proposed buildable lots range in
size from 0.19 of an acre to 1.28 acres. The maximum building height allowed in the C-G zone is
65 feet. All future structures on this site that are adjacent to S. Meridian Road, an entryway
corridor, will be subject to design standard approval in accordance with UDC 11-3A-19C. Future
buildings proposed on the subject lots shall meet the minimum dimensional standards listed in
UDC 11-2B-3 and #6h above. A 35-foot wide buffer is required along S. Meridian Road; a 25-
foot wide buffer is required along E. Victory Road; and a 10-foot wide buffer is required along
Holleran Drive and Emerson Street. 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.
Landscaping: The Applicant submitted a landscape plan with the preliminary plat application
which Staff has reviewed for compliance with the UDC. Staff is generally supportive of the
submitted landscape plan. However, per the UDC, a 25-foot wide buffer is required adjacent to
residential uses. A residential subdivision, Bitterbrush Point, is currently in the development
process northeast of the site. The Bitterbrush plat and landscape plan show a 25-foot wide buffer
within the Kennedy Lateral easement to be planted with grass (no trees or shrubs). Staff does not
believe that an additional 25-foot wide buffer should be required on this property. However, the
current buffer does not meet the requirements for buffers adjacent to residential uses (UDC 11-
3B-9C). These types of buffers are required to be comprised of, but not limited to, a mix of
evergreen and deciduous trees, shrubs, lawn, or other vegetative groundcover that results in a
barrier that allows trees to touch at the time of the tree maturity. Staff does not necessarily believe
that the aforementioned buffer, if constructed, would meet the intent of the UDC in providing a
buffer to the adjacent future residential uses because there is a substantial difference in elevation
between the two properties; this property sits quite a bit lower than the Bitterbrush property.
Further, there is an irrigation district easement in this area and the District will not allow trees
within their easements. For these reasons, Staff is including a condition of approval that the
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Applicant either landscape the 30-foot wide Kennedy Lateral easement with grass and low
lying bushes or shrubs (not trees) or provide a 5-foot wide buffer outside of the Kennedy
Lateral easement planted with trees and vegetation in accordance with the standards listed
in UDC 11-3B-9C. Staff also notes that a substantial amount of trees are missing within the 10-
foot wide street buffers adjacent to Holleran Drive & Emerson Street; 1 tree is required per 35
lineal feet along with vegetative groundcover in compliance with UDC 11-3B-7C.
The landscape plan submitted for this project, prepared by Toothman-Orton Engineering, labeled
Sheets L1 & L2, dated. 7/13/07, is approved subject to the following revisions/notes:
• A greater than 35-foot wide buffer is shown on the landscape plan along S. Meridian
Road, as required by the UDC. Provide a minimum 35-foot wide landscape buffer along
S. Meridian Road in accordance with the standards listed in UDC 11-3B-7, Landscape
Buffers along,'Streets. Aminimum density of 1 tree per 35 linear feet is required within
the buffer with shrubs, lawn, or other vegetative groundcover.
• A 25-foot wide buffer is shown on the landscape plan along E. Victory Road, as required
by the UDC. Provide a minimum 25-foot wide landscape buffer along E. Victory Road 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 Victory Road buffer to meet this requirement.
• A 10-foot. wide buffer is shown on the landscape plan along Holleran Drive and Emerson
Street, as required by the UDC. Provide a minimum 10-foot wide landscape buffer along
Holleran Drive and Emerson Street 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 buffers with shrubs, lawn, or
other vegetative groundcover. Provide additional trees and landscaping within the
Holleran Drive & Emerson Street buffers to meet this requirement.
• Provide a minimum 25-foot wide landscape buffer adjacent to parcel #82114050305 as
required by UDC 11-2B-3, in accordance with the standards listed in UDC 11-3B-9,
Landscape Buffers to Adjoining Uses. Buffer shall be provided comprised of, but not
limited to, a mix of evergreen and deciduous trees, shrubs, lawn, or other vegetative
groundcover at a density that results in a barrier that allows trees to touch at the time of
the tree maturity.
• The Applicant shall either landscape the 30-foot wide Kennedy Lateral easement with
grass and low, lying bushes or shrubs (not trees) or provide a 5-foot wide buffer outside of
the Kennedy Lateral easement planted with trees and vegetation in accordance with the
standards listed in UDC 11-3B-9C, Landscape Buffers to Adjoining Uses, to meet the
requirement for a buffer to residential uses.
• Depict a 10-foot wide multi-use pathway along S. Meridian Road as required by UDC
11-3H-4C4.
• A written certificate of 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
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 for preservation of existing trees on site
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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 (100%) replacement. (Example: two (2) 10-inch
caliper trees removed may be mitigated with four (4) 5-inch caliper trees, five (5) fl-
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).
Conceptual Development Plan: The Applicant submitted a concept plan, prepared by
Toothman-Orton Engineering, dated May 8, 2007, with the preliminary plat application that
shows how the site may develop in the future. Staff has reviewed the plan and notes the
following: the access point to Meridian Road shown at the northwest corner of the site shall
be removed; structures located on Lots 1-7, Block 1 adjacent to Meridian Road (an
entryway corridor) shall comply with the design standards listed in UDC 11-3A-19C; a
driveway should be extended to the north property boundary and cross-access provided to
parcel #82.114050305; and a buffer to residential uses shall be added along the north and
northeast property boundaries. With these changes, staff is supportive of the proposed concept
plan.
Proposed Streets and/or Access: Access to this development is proposed from E. Victory Road
via S. Emerson Street, a proposed public street. There is also an existing driveway to Victory
Road that serves Lot 3 (not a part of this plat) and a driveway to Victory where Emerson Street is
proposed. An existing secondary access, consisting of a right-in, right-out is located on S.
Meridian Road, just to the west of the subject site on Lot 3 (not part of this plat). This secondary
access primarily serves Lot 3 of Mussell Corner Subdivision (not part of this plat), and also
serves Lots 1, 2, and 4 of the Mussell Corner Subdivision through an existing cross access
agreement. There is also an access driveway at the north end of the site to Meridian Road that is
being used for loading for Victory Greens. This driveway will be required to be removed and the
use discontinued prior to signature on the final plat. Across-access easement agreement is
required for all lots within the subdivision that do not have public street frontage. All lots within
the subdivision that do not have public street frontage should have access to the public street
system. This agreement(s) 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. Cross-access should also be provided to the property to the
north (parcel #82114050305) and a driveway should be extended to the north property boundary
for future connectivity per UDC 11-3H-4B3 (see Development along State Highways below).
Staff and ACRD are supportive of the proposed access points shown on the plat with the
conditions listed in Exhibit B.
The Fire Department is requesting an emergency access driveway be constructed to S. Meridian
Road at the north end of Holleran Drive with a gate setback at least 30 feet from S. Meridian
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Road to provided room for fire trucks to pull off the highway.
Development along State Highways: Because the west boundary of this site is located adjacent
to S. Meridian Road/Highway 69, the standards listed in UDC 11-3H-4B regarding development
along State highways, apply to the development of this property. Specifically, a street is required
to be constructed that parallels the state highway to accommodate future connectivity and access
to all properties fronting a state highway that lie between the Applicant's property and the nearest
section line road and/or half-mile collector road. Because the northern portion of the property is
only 163 feet wide and a 35 foot wide buffer is required adjacent to S. Meridian Road, Staff does
not believe that a public street connection is necessary. However, Staff is requesting that a
driveway stub to the north property boundary and cross-access be provided to parcel
#82114050305. The driveway should be a minimum of 20 feet wide and be constructed to
ACRD standards. Additionally, a 10-foot wide multi-use pathway is required to be
constructed adjacent to S. Meridian Road/Highway 69 within a public easement, per UDC
11-3H-4C4. NOTE: A 5-foot wide detached sidewalk was required to be constructed with the
original plat (Mussell Corner Subdivision) along S. Meridian Road and E. Victory Road. Said
sidewalk has been constructed on the site per the construction standards in effect at that time.
Since that time, the ordinance has changed to require a 10 foot instead of a 5 foot wide sidewalk.
Because the UDC now requires a 10-foot wide sidewalk, Staff is requesting that the sidewalk be
widened to 10 feet.
Elevations: The Applicant submitted conceptual building elevations with this application that
match the elevations submitted and approved with the Development Agreement modification
application (MI-06-005). Per provision 4.1a of the amended Development Agreement
(Instrument No. 1061.55843), principal permitted uses on the subject property are allowed
without CUP approval provided that: "All future buildings have sloped metal roofs with
overhanging. eaves that are supported by posts; are oriented toward the public street (front door
facing street); siding visible from the street containing at least a 3-foot tall wainscoting
constructed of stone, brick, or other similar materials; that each building will provided a variety
of building materials and colors; and each building is generally consistent with the nine pictures
submitted with MI-06-005 (attached as Exhibit A.4), as determined by the Planning Director. If
a future proposed building is not consistent with the above-mentioned provisions, then the
building and use shall be required to obtain CUP approval prior to construction and operation."
The Applicant shall comply with this requirement along with the other provisions listed in the
DA.
Design Standards: All structures proposed within the development that are adjacent to S.
Meridian Road, an entryway corridor, shall be required to obtain design review approval and
comply with the design standards listed in UDC 11-3A-19C.
Existing Structures: The site currently contains some existing structures located on Lot 22,
Block 1; Lot 7, Block 2; and Lot 8, Block 2, which are proposed to remain at this time. All
existing structures that do not rneet setbacks or the dimensional standards of the UDC shall be
removed prior to the City Engineer's signature on the final plat.
Fencing: The Applicant is not showing any fencing on any of the submitted plans. Permanent
fencing is not required for commercial 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 north and northeast
boundary of this site and has been tiled. As per UDC 11-3A-6, all irrigation ditches, laterals or
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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 payment of assessments for the common areas
prior to signature on the final plat by the City Engineer. An underground, pressurized irrigation
system should be installed to all landscape areas per the approved specifications and in
accordance with UDC 11-3A-15 and MCC 9-1-28.
Certificate of Zoning Compliance: In addition to Design Review approval for structures that
are located adjacent to S. Meridian Road, 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 1,
dated 7/6/07
3. Landscape Plan, prepared by Toothman-Orton Engineering Company, labeled Sheets L1 and
L2, dated 7/13/07
4. Building Elevations
5. Conceptual Development Plan
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
Emerson Park Commercial PP-07-014 Page 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 6, 2007
A. Drawings
1. Zoning/Vicinity Map
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 6, 2007
2. Preliminary Plat
A PRELIMJNARY PLAT OF ~ ~ er
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 6, 2007
3. Landscape Plan
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PREL/~111NARY LANDSCAPE PLANS J~~+
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PRELlAfINARY LANDSCAPE PLANS
THE EMERSON PARK SUBDIVISION
C/TY OF AlF,R/D/AA; ADA COUNTY, /DANO, 2007
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2007
4. Building Elevations
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2007
Exhibit A
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2007
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2007
5. Conceptual Development Plan
A CONCEPTUAL PLAN OF
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Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2007
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
1.1.1 The preliminary plat labeled as Sheet 1 of 1, prepared by Toothman-Orton Engineering
Company, dated July 6, 2007, is approved with the conditions listed herein. The Applicant shall
comply with all previous requirements of this site including those associated with AZ-03-038,
PP-03-007, CUP-03-071, MI-06-005, and Development Agreement Instrument No.'s 104153422
& 106155843.
1.1.2 All future structures , on the subject lots shall be required to obtain Certificate of Zoning
Compliance (CZC) approval prior to issuance of building permits. Additionally, all structures
on Lots 1-7, Block 1 that are adjacent to S. Meridian Road (an entryway corridor) shall also
obtain Design Review approval with the CZC.
1.1.3 All future structures on the site that do not comply with the building elevations shown in
Exhibit A.4 and the materials listed in the Development Agreement (Instrument No.
106155843), shall be required to obtain Conditional Use Permit approval prior to construction
and operation.
1.1.4 Widen or reconstruct the existing sidewalk along. S. Meridian Road to be a 10-foot wide
pathway in compliance with UDC 11-3II-4C4 and place said sidewalk/pathway within a public
use easement shown on the face of the final plat (for any portion outside the right-of-way).
1.1.5 A driveway stub to the north property boundary and cross-access easement is required to be
provided to parcel #82114050305. The driveway shall be a minimum of 20 feet wide and be
constructed to ACRD standards. Cross-access shall be provided through a recorded document and
a copy of said easement shall be 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.
1.1.6 The landscape plan submitted for this project, prepared by Toothman-Orton Engineering, labeled
Sheets L1 & L2, dated 7/13/07, is approved subject to the following revisions/notes:
a. Provide a minimum 35-foot wide landscape buffer along S. Meridian Road 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.
b. Provide a minimum 25-foot wide landscape buffer along E. Victory Road 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. Victory Road buffer to meet
this requirement.
c. Provide a minimum 10-foot wide landscape buffer along Holleran Drive and Emerson Street
as shown on the landscape plan and 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 buffers with shrubs, lawn, or other vegetative groundcover. Provide additional
trees and landscaping within the Holleran Drive & Emerson Street buffers to meet this
requirement.
d. Provide a minimum 25-foot wide landscape buffer along the north property boundary
adjacent to parcel #82114050305 (residentially zoned RUT in Ada County) as required by
UDC 11-2B-3, in accordance with the standards listed in UDC 11-3B-9, Landscape Buffers
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2007
to Adjoining Uses. Said buffer shall be provided comprised of, but not limited to, a mix of
evergreen and deciduous trees, shrubs, lawn, or other vegetative groundcover at a density that
results in a barrier that allows trees to touch at the time of the tree maturity.
e. The Applicant shall either landscape the 30-foot wide Kennedy Lateral easement with grass
and low lying bushes or shrubs (not trees) as allowed by the irrigation district or provide a 5-
foot wide buffer outside of the Kennedy Lateral easement planted with trees and vegetation in
accordance with the standards listed in UDC 11-3B-9C, Landscape Buffers to Adjoining
Uses, to meet the requirement for a buffer to residential uses.
£ Depict a 10-foot wide multi-use pathway along S. Meridian Road as required by UDC 11-3H-
4C4.
g. A written certificate of 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 Occupancy for the site.
All standards of installation should apply as listed in UDC 11-3B-14;
h. Comply with the standards in UDC 11-3B-lOC for preservation 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 (100%) replacement. (Example: two (2) 10-inch
caliper trees removed may be mitigated with four (4) 5-inch caliper trees, five (5) fl-
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).
1.1.7 A minimum 35-foot wide street buffer is required along S. Meridian Road; a minimum 25-foot
wide buffer is required along E. Victory Road; and a minimum 10-foot wide buffer is required
along Holleran Drive and Emerson Street. 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.
1.1.8 No signage is approved with this application. All signs proposed for this site shall obtain separate
sign permit approval:
1.1.9 Across-access easement shall be recorded for all lots within the subdivision that do not have
frontage on a public street, or front Meridian Road. All lots within the subdivision should have
access to the access points approved in this application. This easement(s) shall be recorded and a
copy of said easement(s) 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(s) granting said cross-access.
1.1.10 It shall be the responsibility of the Applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
1.1.11 Compaction test results shall be submitted to the Meridian Building Department for all building
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2007
pads receiving engineered backfill, where footing would sit atop fill material.
1.1.12 The access driveway at the north end of this site to Meridian Road that is currently being used for
loading for Victory Greens shal'1 be removed and the use discontinued prior to signature on the
final plat.
1.1.13 Direct lot access to Meridian Road is prohibited; other than the access points specifically
approved with this application, direct lot access to S. Meridian Road and E. Victory Road is
prohibited and shall be noted on the final plat.
1.2 GENERAL REQUIItEMENTS-PRELIMINARY 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. All
stormwater detention facilities incorporated into the approved open space are subject to UDC 11-
3A-18and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated
surface materials shall not be used in open space lots, except as permitted under UDC 11-3A-
18. Where the Applicant has submitted a preliminary landscape plan and where Staff has
reviewed such plan, the landscaping shall be consistent with the preliminary plan with
modifications as proposed by Staff. If the stormwater detention facility cannot be incorporated
into the approved open space and still meet the standards 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 removed.
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 Sanitary sewer service for the north portion of this development shall be via extension of the main
in Meridian Road. The south portion of the project will sewer to the Black Cat trunk that will
need to be installed in E Victory Road. The applicant will be responsible to install a portion of the
Black Cat trunk along their south frontage on E Victory Road starting from a manhole that will be
located on the West side of Meridian Road at the developer's expense. The applicant shall install
mains to and through this subdivision; applicant shall coordinate main size, manhole locations
and routing with the Public Works Department. The applicant shall execute standard forms of
easements for any mains that are required to provide service. Minimum cover over sewer mains
is three feet, if cover ,from top of pipe to sub-grade is less than three feet than alternate materials
shall be used in conformance of City of Meridian Public Works Departments Standard
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2007
Specifications
2.2 Water service to this site is being proposed via the existing mains in E Victory Road, and S.
Meridian Road. Due to fire flow requirements the applicant shall be responsible to install
multiple water connections in E Victory Road, and S. Meridian Road. The applicant shall be
responsible to install mains to and through this development, coordinate main size and routing
with Public Works.
2.3 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).
2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC' 11-3A-6). The applicant should be required to use any existing surface
water for the primary source. If a surface 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 payment of assessments for the common areas prior to signature on the
final plat by the City Engineer.
2.5 Any existing domestic wells and/or septic systems within this project shall be removed from
domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells maybe used for non-
domestic purposes such as landscape irrigation.
2.6 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being developed shall be tiled. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department prior
to plan approval. If lateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer.
2.7 A drainage plan designed by a State of Idaho licensed architect or engineer is required and shall
be submitted to the City .Engineer (Ord. 557, 10-1-91) for all off-street parking areas. Storm water
treatment and disposal shall be designed in accordance with Department of Environmental
Quality 1997 publication Catalog'of Storm Water Best Management Practices for Idaho Cities
and Counties and City of Meridian standards and policies. Off-site disposal into surface water is
prohibited unless the jurisdiction which has authority over the receiving stream provides written
authorization prior to development plan approval. The applicant is responsible for filing all
necessary applications with the Idaho Department of Water Resources regarding Shallow
Injection Wells.
2.8 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
required improvements prior to signature on the final plat. These include but are not limited to,
fencing, landscaping; amenities, pressurized irrigation, sanitary sewer, and water.
2.9 Sewer, water, pressurized irrigation, and any life safety development improvement shall receive
final approval prior to occupancy. Other required development improvements, such as fencing,
rnicropaths, and landscaping maybe bonded for prior to obtaining certificates of occupancy
2.10 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat.
2.11 Applicant shall be responsible for application. and compliance with and NPDES Permitting that
maybe required by the Environmental Protection Agency.
2.12 Applicant shall be responsible for application and compliance with any Section 404 Permitting
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2007
that maybe required by the Army Corps of Engineers.
2.13 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.
2.14 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.
2.15 The engineer shall be required to certify that the street centerline elevations are set a minimum 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 1-foot above.
2.16 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public
residential streets. Two-hundred and fifty watt high pressure sodium streetlights, on 30' pole
shall be required on subdivision entrances and collector roadways. Design of the streetlights shall
be approved by the Public Works Department. Decorative lights require a streetlight agreement
on file with Public Works prior to activation. All streetlights shall be installed at subdivider's
expense. Typical locations are at street intersections and/or fire hydrants, and no further than
400' distance in between locations. Final design locations and quantity are determined after
power designs are completed by Idaho Power Company. The street light contractor shall obtain
approval from the Public Works Department, and permit from Building Department prior to
commencing installations.
3. MERIDIAN FIRE DEPARTMENT
3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 '/z" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants. shall be place 18" above finish grade.
g. Fire hydrants .shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.3 Any roadway greater'than 150 feet in length that is not provided with an outlet shall be required
to have an approved turn around. Phasing of the project may require a temporary approved turn
around on streets greater than 150' in length with no outlet.
3.4 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
3.5 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
shall have a clear driving surface which is 20' wide.
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 Commercial and office occupancies will require afire-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.8 The fire department requests that any future signalization installed as the result of the
Exhibit C
CITY OF MERIDIAN PLAM~IING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2007
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 Maintain a separation of 5' from the building to the dumpster enclosure.
3.10 Provide a Knox box entry system for the complex prior to occupancy.
3.11 The first digit of the Apartment/Office Suite shall correspond to the floor level.
3.12 The Fire Dept. has concerns about the addressing of the existing house and the address being visible
from the street which the project is addressed off of. Please contact the Addressing Specialist at
898-5500 to address this concern prior to the public hearing.
3.13 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building
3.14 Provide exterior egress lighting as required by the International Building & Fire Codes.
3..15 There shall be a fire hydrant within 100' of all fire department connections.
3.16 Buildings over 30' in height are required to have access roads in accordance with The International
Fire Code Appendix D Section D105.
3.17 This project will be required to provide an emergency access driveway at the north end of Holleran
Drive to S. Meridian Road with a 20' wide swing or rolling emergency access gate setback 30-feet
from S. Meridian Road. The gate shall be equipped with a Knoxbox Padlock which has to be
ordered thru the Meridian Fire Department.
3.18 Emergency response routes and fire lanes shall not be allowed to have speed bumps.
3.19 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 roads 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. The fire department requests that any future
signalization installed as the result of the development of this project be equipped with Opticorn
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.
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns related to the site design submitted with the application.
5. PARKS DEPARTMENT
5.1 The Parks Department did not submit comments on this application.
6. SANITARY SERVICE COMPANY
6.1 The existing enclosure on this site needs to be modified.
7. ADA COUNTY HIGHWAY DISTRICT (DRAFT COPY)
7.1 SITE SPECIFIC CONDITIONS OF APPROVAL
7.1.1 Construct the internal streets (Emerson Street / Holleran Dr.) as a 41-foot street section with
vertical curb, gutter and a 5-foot attached concrete sidewalk within 54-feet of right-of--way.
Provide an easement for any portion of the sidewalk located outside of the right-of--way.
7.1.2 Construct two cul-de-sac turnarounds at the north and south terminus of Holleran Drive.
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2007
7.1.3 Construct the southern common drive with 24-feet of pavement intersecting Emerson Street
approximately 280-feet north of East Victory Road.
7.1.4 Construct the northern common drive with 24-feet of pavement intersecting Emerson Street
approximately 310-feet north of East Victory Road.
7.1.5 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.
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 file
number) for details.
7.2.5 Comply with the District's Tree Planter Width Interim Policy.
7.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file nuinbers) for
details.
7.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
7.2.8 The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
7.2.9 Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
7.2.10 Payment of applicable road impact fees are required prior to building construction. The assessed
impact fee will be based on the impact fee ordinance that is in effect at that time.
7.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-of--way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within 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
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, 2007
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 C
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
Comprehensive Plan Policies and Goals, Section 8, of the Staff Report.
2. 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 accommodate 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 finds 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, ACRD, etc.) to determine this fmding. (See Exhibit
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 Commission's
attention. ACRD and ITD considers road safety issues in their analysis. Staff
recommends that the Commission and Council reference any public testimony that may
be presented to determine whether or not the proposed subdivision may cause health,
safety or environmental problems of which staff is unaware.
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