HomeMy WebLinkAboutKennedy Commercial Center PP-07-013CITY OF MERIDIAN
FINDINGS OF FACT,
CONCLUSIONS OF LAW AND
DECISION & ORDER
~~E IDIAN:.--
In the Matter of the Request for Preliminary Plat Approval of Kennedy Commercial
Center Consisting of 11 Commercial Building Lots and 2 Common Lots on 26.35 Acres in
an I-L Zone by DBSI Meridian I84, LLC
Case No(s). PP-07-013
For the City Council Hearing Dates of: September 4, and 18, 2007 (Findings on the
October 2, 2007 City Council agenda)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of September 18, 2007,
incorporated by reference)
2. Process Facts (see attached Staff Report for the hearing date of September 18, 2007,
incorporated by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of
September 18, 2007, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the
hearing date of September 18, 2007, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (LC. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code
codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of
Meridian has, by ordinance, established the Impact Area and the Amended
Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002,
Resolution No. 02-382 and Maps.
The conditions shall be reviewable by the City Council pursuant to Meridian City Code §
11-SA.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). PP-07-013
5. It is found public facilities and services required by the proposed development will not
impose expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which
shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon
the applicant, the Planning Department, the Public Works Department and any affected
party requesting notice.
7. That this approval is subject to the Preliminary Plat and the Conditions of Approval in the
attached Staff Report for the hearing date of September 18, 2007, incorporated by
reference. The conditions are concluded to be reasonable and the applicant shall meet
such requirements as a condition of approval of the application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 11-SA and
based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
The applicant's request for Preliminary Plat approval as evidenced by having submitted
the Preliminary Plat dated 6/22/07, prepared by Toothman-Orton Engineers, is hereby
conditionally approved; and,
2. The site specific and standard conditions of approval are as shown in the attached Staff
Report for the hearing date of September 18, 2007, incorporated by reference.
D. Notice of Applicable Time Limits
Notice of Twelve (12) Month Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final
plat, or short plat shall become null and void if the applicant fails to record a final plat
within two (2) years of the approval of the preliminary plat or one (1) year of the
combined preliminary and final plat or short plat. In the event that the development of
the preliminary plat is made in successive phases in an orderly and reasonable manner,
and conforms substantially to the approved preliminary plat, such segments, if
submitted within successive intervals of eighteen (18) months, maybe considered for
final approval without resubmission for preliminary plat approval. Upon written request
and filed by the applicant prior to the termination of the period in accord with 11-6B-
7.A, the Director may authorize a single extension of time to record the final plat not to
exceed eighteen (18) months. Additional time extensions up to eighteen (18) months as
determined and approved by the City Council may be granted. With all extensions, the
Director or City Council may require the preliminary plat, combined preliminary and
final plat or short plat to comply with the current provisions of Meridian City Code
Title 11. If the above timetable is not met and the applicant does not receive a time
extension, the property shall be required to go through the platting procedure again.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). PP-07-013
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E. Notice of Final Action and Right to Regulatory Takings Analysis
The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat
or conditional use permit entitles the Owner to request a regulatory taking analysis.
Such request must be in writing, and must be filed with the City Clerk not more than
twenty-eight (28) days after the final decision concerning the matter at issue. A request
for a regulatory takings analysis will toll the time period within which a Petition for
Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code ~ 67-6521 an affected person being a person who has
an interest in real property which may be adversely affected by the issuance or denial of
the conditional use permit approval may within twenty-eight (28) days after the date of
this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho
Code.
F. Attached: Staff Report for the hearing date of September 18, 2007.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). PP-07-013
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~"j''~!
By action of the City Council at its regular meeting held on the ~- day of
;, ; '~ , 2007.
COUNCIL MEMBER DAVID ZAREMBA VOTED ~ ~
COUNCIL MEMBER JOE BORTON VOTED ~ ~ ~
COUNCIL MEMBER CHARLIE ROUNTREE VOTED
COUNCIL MEMBER KEITH BIRD VOTED ~~((~~
TIE BREAKER
MAYOR TAMMY de WEERD VOTED -~
Copy served upon:
JR., FZ'IT~' ~C'LERK _,~,~,~. ~~.~ ,''`~
'~~ `'
. ~`
Applicant
/~ Planning Department
-/ .Public Works Department
City Attorney
By: ; ~ Dated: ~1 ~ - ~. " (:,~
City Clerk's Office
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). PP-07-013
-4-
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER I H, 2007
STAFF REPORT Hearing Date: September 18, 2007
(Continued from September 4, 2007)
TO: Mayor & City Council
FROM: Sonya Watters, Associate City Planner
(208) 884-5533
SUBJECT: Kennedy Commercial Center
• PP-07-013
~~Vl E IDIAN~--
Preliminary Plat for 11 commercial building lots and 2 common lots on 26.35
acres in an I-L zone
SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicant, 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 for Kennedy Commercial
Center. The site is located at 1250 W. Overland Road, on the north side of Overland Road,
approximately '/ mile east of Linder 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-07-013) 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.
The Meridian Planning & Zoning Commission heard this item on August 2, 2007. At the aublic
hearin g the y moved to recommend approval of the subject PP request.
a. 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
v. Staff presenting application: Sonya Watters
vi. Other staff commenting on application: None
lz. Key Issue(s) of Discussion by Commission:
i. Length of the private street
~_ Key Commission Change(s) to Staff Recommendation:
i. 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."
~_ Outstanding Issue(s) for City Council:
i. None
~, itv Council Public Hearing:
i. In favor: Tim Mokwa. Toothman-Orton Engineering
ii. In o~osition: None
Kennedy Commercial Center PP-07-013 Page I
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 1 R, 2007
iii. Commenting: None
iv. Written testimony: None
v. taff nresentin~ auolication: Anna Canning
vi. Other staff commenting on a>anlication: None
g, ev Issues of Discussion by Council:^
i. None
L Key Council Changes to Staff/Commission Recommendation
i. None
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to approve File Number PP-07-013
as presented in the staff report for the hearing date of October 4, 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 deny File Number PP-07-013 as
presented during the hearing on October 4, 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''/z mile west
of S. Meridian Road, in the southwest '/ of Section 13, Township 3 North, Range 1 West.
Tax Parcel: S 1213346700
b. Applicant:
DBSI Meridian I84, LLC
12426 W. Explorer Drive, Suite 100
Boise, ID 83713
c. Owners:
Same as Applicant
d. Representative: Alan Durrant, DBSI
e. Present Zoning: I-L (Light Industrial)
£ Present Comprehensive Plan Designation: Industrial
g. Description of Applicant's Request: The Applicant is requesting preliminary plat approval of 11
commercial building lots and 2 common lots on 26.35 acres in an I-L zone.
Preliminary Plat, labeled Sheet 1 of 4, prepared by Toothman-Orton Engineering Company,
dated 6/22/07 (attached in Exhibit A)
Kennedy Commercial Center PP-07-013 Page 2,
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER IR, 2007
2. Landscape Plan, labeled Sheet 2 of 4, prepared by Toothman-Orton Engineering Company,
dated 6/22/07 (attached in Exhibit A)
h. Applicant's Statement/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 Permit 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
Applicant s narrative submtted ~~ith the application,for rnore 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 1 1, 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 (Commission); August
13, 2007 & August 27, 2007 (Council)
c. Radius notices mailed to properties within 300 feet on: July 6, 2007 (Commission); August 10,
2007 (Council)
d. Applicant posted notice on site by: July 20, 2007 (Commission); September 7, 2007 (Council)
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 property, zoned I-L and Mountain View Equipment, zoned C-2
(Ada County)
3. 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 h~ith the land and m~e 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:
1. 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 deternned by Public Works and operate in compliance with the
Public Works standards. The existing Western Electronics facility east of the site is served
Kennedy Commercial Center PP-07-013 Page 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 18, 2007
by a privately owned and maintained sewage lift station that discharges to a City of Meridian
sewer main in Overland Road. Bear Creek Estates Subdivision discharges to 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 CUPO1-009, 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 80 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 of dry-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 Lots: 11
4. Common Lots: 2 (1 for a private street)
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 minimum 25-foot wide buffer along W.
Overland Road (u 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 1 1-3B-7, Landscape Buffers along Streets.
2. Width of buffer(s) to adjoining uses: A 25-foot wide buffer is required along the east
Kennedy Commercial Center PP-07-013 Page 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 18, 2007
boundary of the subdivision adjacent to the existing commercial use (Mountain View
Equipment), zoned C-2 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
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 I-L zone per UDC 1 1-2C-3:
DIMENSIONAL STANDARDS I-L
Front setback (in feet) 0
Rear setback (in feet) 0
Interior side setback (in feet) 0
Street setback (in feet) 35
Street landscape buffer (in feet)
Local 10
Collector 20
Arterial 25
Entryway corridor 35
Interstate 50
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 LOADING
REQUIREMENTS
Landscaping requirements See Chapter 3 Article B
LANDSCAPING
REQUIREMENTS
*All setbacks shall be measured from the ultimate right-of--way for the street classification as
shown on the adopted Transportation Plan.
Sununary 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. ACHD 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
Kennedy Commercial Center PP-07-013 Page 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 18, 2007
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 Comprehensive Plan, "Industrial" areas are designated to allow a range of industrial uses to
support industrial and commercial activities and to develop with sufficient urban services. In light
industrial areas, uses may include warehouses, storage units, light manufacturing, and incidental retail
and 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 for the provision of all public services.
When the City established its Area of City Impact, it planned to provide Ciry sen~ices to the
subject property. The City of Meridian plans to provide municipal sen~ices to the lands in the
.following manner:
- Sanitary sewer and wuter sen~icc mill he 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 witJt the Meridian Rural Fire
Department.
- The subject lands currently lie within the,jurisdiction of the Meridian Police Department
(MPD).
i> Overland Road is currently owned and maintained by the Ada County Highway District
(ACHD), Interstate 84 is currently oK•ned and maintained by the Idaho Transportation
Department (ITD). This service will not change.
- The subject lands are currently sen~iced by the Meridian Schoo/ 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 W. Overland Road, I-84, and S. Tech Lane in accordance with UDC I1-3B-7. A 25-
foot wide buffer is required along W. Overland Road, a 50-foot wide buffer is reyttired along
1-84, and a 10-foot wide buffer is required along S. Tech Lane.
• "Plan for a variety of conunercial 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 n~ith uses allowed in the 1-L zone, will contribute to the variety of uses in this area.
Kennedy Commercial Center PR07-013 Page 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 18, 2007
• "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 N~ith the subject preliminary plat
application; however, street buffer and perimeter landscaping is required with this
application. Internal landscaping rill be required upon development of each lot K~ithin 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 reytsired 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, x•hich will assist in
meeting the employment needs of the City.
9. UNIFIED DEVELOPMENT CODE
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;
contractor's yard; equipment rental, sales, and service; flex space; food products processing; light
industry; 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-UI-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
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 1 1-3A-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
Kennedy Commercial Center PP-07-013 Page 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 18, 2007
maximum building height allowed in the I-L zone is 50 feet. All future buildings on this 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 35-foot wide buffer is shown on the landscape 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;
• 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.
• 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 35 linear 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 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
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.
Kennedy Commercial Center PP-07-013 Page g
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 18, 2007
- 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 ACHD 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 corrunon lot depicted as Lot 1, Block I .This private street was approved by the City Council
on December 5, 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 feet north of the linear planter island for 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 cul-de-sac. Unified
Development Code 11-6C-3 states, "No street that ends in a cul-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 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 should 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. The private street 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.
Elevations: The Applicant did not submit conceptual building elevations with this application;
elevations were submitted previously with CUP-O1-009. 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 I1-3A-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.]
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,
Kennedy Commercial Center PP-07-013 Page 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER I S, 2007
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
do not comply with the building elevations and materials previously approved with CUP-OI-
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.
"Thc Meridian Planning & Zoning Commission heard this item on August 2, 2007. At the
public hearing they moved to recommend approval of the subject PP request.
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
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
Kennedy Commercial Center PP-(17-0 l 3 Page 1 ~
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 18, ?007
A. Drawings
1. Zoning/Vicinity Map
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 18, 2007
2. Preliminary Plat
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 18, 2007
3. Landscape Plan
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Exhibit A
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 4, prepared by Tootlunan-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-O1-009.
1.1.2 All future structures on the subject lots 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 UDC
measured from the centerline of Overland to the °°~'°~ °~'''° °~~' a° ~~° northern property
boundary of the common lot. A cul-de-sac that meets the turning radius required by the Fire
Departrnent 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 of4, 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 on the landscape 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 11-3B-7, Landscape Buffers along Streets. A
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, ?007
minimum density of 1 tree per 35 linear 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.
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 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 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 Occupancy for the site.
All standards of installation should apply as listed in UDC 11-3B-14;
g. 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) 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 minimum 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 minimum 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 oi- 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
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.
1.1.12 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.
1.1.13 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 FOR 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 on the final plat.
1.2 GENERAL REQUIREMENTS-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 1 1-3A-
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 stonnwater 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 ACHD, 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 The applicant shall install mains to and through this subdivision; applicant shall coordinate main
size and routing with the Public Works Department, and execute standard forms of easements for
any mains that are required to provide service. Minimum cover over sewer mains is three feet, if
cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in
conformance of City of Meridian Public Works Departments Standard Specifications.
2.2 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 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.
2.4 Any existing domestic wells and/or septic systems within this project shall be removed from
domestic service per City Ordinance Section 9-1-4 and 9-4-8. Wells may be used for non-
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, ?007
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, alternate 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 Envirommental
Quality 1997 publication Catalog of Storm Water Best Managetnent 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.
2.7 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.
2.8 Sewer, water, pressurized irrigation, and any life safety development improvement shall receive
final approval prior to occupancy. Other required development improvements, such as fencing,
micropaths, and landscaping may be bonded for prior to obtaining certificates of occupancy
2.9 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat.
2.10 Applicant shall be responsible for 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 may be required by the Army Corps of Engineers.
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 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.
2.15 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, 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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 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 ''/2" 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 Private Alleys and Fire Lanes shall have a 20' wide improved surface capable of supporting an
imposed load of 75,000 lbs. All roadways shall be marked in accordance with Appendix D
Section D103.6 Signs.
3.6 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 within 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 fire apparatus access 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 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.
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 single approved fire apparatus access road when all buildings are equipped
throughout with approved automatic sprinkler systems. (Remoteness Required)
3.16 Commercial 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.
3.18 The fire department is opposed to any landscape island in the middle of a cul-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 application.
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/Utilize 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 ACHD roadway or
right-of--way.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 5, ?007
7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.2.5 Comply with the District's Tree Planter Width 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 numbers) for
details.
7.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
7.2.8 The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
7.2.9 Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
7.2.10 Payment of applicable road impact fees 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-of-way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right-of--way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during
any phase of construction.
7.2.12 No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written 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 plamled 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;
The City Council 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;
The City Council 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, the City Council 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, ACHD, etc.) to determine this finding. (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 envirommental problems associated with the
development of this subdivision that should be brought to the Council or Commission's
attention. ACHD considers road safety issues in their analysis. Staff recommends that
the Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
6. The development preserves significant natural, scenic or historic features.
The City Council is unaware of any natural, scenic, or historic features on this site.
Therefore, the City Council 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