HomeMy WebLinkAbout10/23 Staff ReportCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 6, 2007
STAFF REPORT
Hearing Date: September 6, 2007
TO: Planning & Zoning Commission
FROM: Bill Parsons, Associate City Planner
208-884-5533
SUBJECT: Intermountain Outdoor Subdivision
• PFP-07-003
Request for Preliminary and Final Plat approval of four (4) commercial lots
on 6 acres located in a C-G zoning district, by Carmen, LLC
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The Applicant, Carmen LLC, has applied for Preliminary and Final Plat (PFP-07-003) approval of 4 buildable
lots on approximately 6 acres. The property is currently zoned C-G (General Retail and Service Commercial)
and is located at 1351 and 1375 East Fairview Avenue in the NE% of the NEl/ of Section 7, Township 3
North, Range 1 East, B.M. This site is currently designated "Commercial" on the 2002 Comprehensive Plan
Land Use Map.
In 2002 approval of a Preliminary/Final Plat for the subject site was approved by City Council; however the
final plat was never recorded. Since that time, the property has been sold to its current owners who are
requesting approval of essentially the same plat that was approved in 2002. A portion of the subject site
includes the Stonehenge Plaza Shopping Center (fka. Intermountain Outdoor Sports) which is located on a
3.65 acre lot on the east side of the proposed subdivision. The applicant is proposing to subdivide the
remaining 2.45 acres of land into 3 additional lots ranging from 0.69 to 0.83 acres in size. A CZC (CZC-06-
187) has been issued, and construction is underway, for an 8,450 sq. ft. multi-tenant retail shell located on Lot
3, Block 1 of the proposed plat.
There are two existing driveways to E. Fairview Avenue and one existing driveways to N. Stonehenge Way on
this site. The applicant is not proposing any new curb cuts or driveways onto E. Fairview Avenue or N.
Stonehenge Way. All four parcels within the Intermountain Outdoor Subdivision will have cross access and
shared parking through a Business Owners Association. The applicant is also proposing to bring the subject
site into compliance with current landscaping requirements, except for the southern property boundary of Lot 1
of the proposed subdivision (UDC 11-3B-1). This is explained in more detailed in the analysis section of this
staff report.
The subject site is eligible for a combined preliminary /final plat application because the proposed subdivision
does not exceed four lots, the applicant is not proposing any new streets to be dedicated or widened, nor is the
development being granted any special development considerations (UDC 11-6B-4A).
2. SUMMARY RECOMMENDATION
Staff has provided a detailed analysis of the requested PFP application below. Staff recommends approval of
PFP-07-003 for Intermountain Outdoor Subdivision, as presented in the Staff Report for the hearing
date of September 6, 2007, subject to the Findings of Fact listed in Exhibit C and subject to the
conditions of approval listed in Exhibit B.
Intermountain Outdoor Subdivision -PFP-07-003 PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 6, 2007
The Meridian Planning & Zoning Commission heard these/this item(s) on September 6, 2007. At the
public hearing they moved to recommend approval of the subiect PFP request.
a. Summary of Commission Public Hearing:
i. In favor: Jane Suggs, JBS Enterprises, LLC
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: None
v. Staff presenting application: Bill Parsons
vi. Other staff commenting on application: Caleb Hood
h. Kev Issue(s) of Discussion by Commission:
i. Construction of a driveway stub to salvage yard parcel to the east.
ii. The landscape buffer requirement adiacent to the Jackson Drain and Settler's Canal
easement along the southern boundary of Lots 4 and 1 of the proposed subdivision.
~, Kev Commission Change(s) to Staff Recommendation:
i. Condition 1.2.4 Property owners' will own and maintain the pressurized irrigation
s sy tem•
ii. Condition 1.2.2 requiring a minimum 5 foot landscape buffer adiacent to the
Jackson Drain along Lot 4 where the buffer is encumbered by an easement. The
landscape shall be installed when with the development of Lot 4.
iii. Condition 1.2.13 will stand as stated in the Staff report regarding the construction of
the driveway stub to the ADA County parcel east of Lot 1.
Sl. Outstanding Issue(s) for City Council:
i. None
3. PROPOSED MOTIONS
Approval
After considering all Staff, Applicant, and public testimony, I move to recommend approval to the City
Council of File Number PFP-07-003, as presented during the hearing on 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 PFP-07-003, as presented during the hearing on September 6, 2007, for the
following reasons: (state specific reasons for denial of the preliminary/final plat request)
Continuance
After considering all Staff, Applicant, and public testimony, I move to continue File Number PFP-07-
003 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:
1351 and 1375 E. Fairview Avenue
NE% NE %, Section 7, T3N, R1E
b. Owner:
Carmen LLC
291 E. Shore Drive, Suite 200
Intermountain Outdoor Subdivision -PFP-07-003 PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 6, 2007
Eagle, ID 83616
c. Applicant:
Jane Suggs (for BRS Architects)
JBS Enterprises, LLC.
200 Louise Street
Boise, ID 83712
d. Present Zoning: C-G (General Commercial)
e. Present Comprehensive Plan Designation: Commercial
£ Description of Applicant's Request:
1. Date of Preliminary Plat (See Exhibit A): August 1, 2007
2. Date of Final Plat (See Exhibit A): August 1, 2007
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
Planning Commission and the City Council on this matter.
b. The subject application will, in fact, constitute a final 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
Planning Commission and the City Council on this matter.
c. Newspaper notifications published on: August 20, 2007, & September 3, 2007 (Commission);
October 1, 2007 and October 15, 2007 (City Council)
d. Radius notices mailed to properties within 300 feet on: August 10, 2007 (Commission); September
28, 2007 (City Council
e. Applicant posted notice on site by: August 27, 2007 (Commission); October 13, 2007 (City Council)
6. LAND USE
a. Existing Land Use(s): Commercial.
b. Description of Character of Surrounding Area: A mix of commercial and industrial uses adjacent to
the E. Fairview Avenue Corridor and residential uses primarily to the south and southwest of the
subject site.
c. Adjacent Land Use and Zoning:
1. North: Idaho Athletic Club, zoned C-G
2. East: Auto Salvage Yard, zoned C-2
3. South: Multi-Family Development, zoned R-15
4. West: Single-Family Dwellings, Danbury Fair Subdivision, zoned R-8
d. History of Previous Actions: Applications for a combined preliminary and final plat for this site was
approved by the Meridian City Council on June 4, 2002.
e. Existing Constraints and Opportunities:
1. Public Works
Intermountain Outdoor Subdivision - PFP-07-003 PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 6, 2007
Location of sewer: There is currently sewer to the subject site from Stonehenge Way.
Locatian of water: There is currently water to the subject site from Stonehenge Way..
Issues or concerns: None
2. Vegetation: Existing landscaping will be protected and improved with the approval of this
application.
3. Floodplain: N/A
4. Canals/Ditches/Irrigation: The Jackson Drain and Settlers Canal run along the southern boundary
of the subject site.
5. Hazards: N/A
6. Size of Property: 6 acres
f. Subdivision Plat Information:
1. Residential Lots: N/A
2. Non-residential Lots: 4
3. Total Building Lots: 4
4. Common Lots: 0
5. Total Lots: 4
6. Open Lots: 0
7. Residential Area: N/A
8. Gross Density: N/A
g. Landscaping:
1. Width of street buffer(s): 25' required on Fairview Avenue, 10' required on Stonehenge Way
2. Width of buffer(s) between land uses: 25' adjacent to residential uses/zones
3. Percentage of site as open space: N/A
4. Other landscaping standards: Per UDC 11-3A-15, all developments shall have underground
pressurized irrigation systems in compliance with Meridian City Code, Title 9, Chapter 1.
h. Proposed and Required Non-Residential Setbacks: Compliance with the C-G zoning district.
i. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to the
subject site will be from two existing access points adjacent to E. Fairview Avenue and one from N.
Stonehenge Way. Cross access and shared parking will be granted across all lots within the
Intermountain Outdoor Subdivision; additional ingress and egress driveways are not being proposed
with this application.
7. COMMENTS MEETING
On August 17, 2007, Planning Staff held an agency comments meeting. The agencies and departments
present included: Meridian Fire Department, Meridian Police 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.
Intermountain Outdoor Subdivision - PFP-07-003 PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 6, 2007
8. COMPREHENSIVE PLAN POLICIES AND GOALS
The 2002 Comprehensive Plan Future Land Use Map designates the subject property as `Commercial'. In
Chapter VII of the Comprehensive Plan, `Commercial' areas are anticipated to provide opportunities for 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. These zones may include neighborhood commercial uses focusing on specialized service for
residential areas adjacent to these zones.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the
subject property (staff analysis in italics below policy):
Chapter VII, Goal III, Objective A, Action 1 -Require that development projects have planned for the
provision of all public services.
The City of Meridian plans to provide municipal services to the subject development in the following
manner:
- Sanitary sewer and water service will be extended to the project at the developer's expense.
- The subject lands currently lie within the jurisdiction of the Meridian City Fire Department,
who currently shares resources and personnel with the Meridian Rural Fire Department.
- The subject lands currently lie within the jurisdiction of the Meridian Police Department
(MPD).
- E Fairview Avenue and N. Stonehenge Way are currently owned and maintained by the Ada
County Highway District (ACHD). 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
Chapter V, Goal III, Objective D, Action 5 -Require all commercial businesses to install and maintain
landscaping.
Staff is conditioning approval of the subject PFP upon the Applicant installing and maintaining any
additional landscaping on this site, as needed. Refer to the PFP Analysis, Section 10, for more
information on landscaping at this site.
Chapter VII, Goal I, Objective B, Action 5 -Locate new commercial areas on arterials or collectors near
residential areas in such a way as to complement with adjoining residential areas.
Staff believes the addition of new commercial development in the area will provide additional services
and be a benefit to the surrounding residential neighborhoods
Intermountain Outdoor Subdivision -PFP-07-003 PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 6, 2007
Chapter V, Goal I, Objective Al, Action 11 -Improve and protect creeks (Five Mile, Eight Mile, Nine Mile,
Ten Mile, South Slough and Jackson and Evans drainages) through-out commercial, industrial and residential
areas.
To contain debris during construction on the site, Staff is conditioning approval of the subject PFP
upon the applicant providing temporary fencing along the exposed Jackson Drain.
Staff believes that the proposed preliminary and final plat for the subject site is appropriate and consistent
with the Comprehensive Plan. Staff recommends that the Commission and Council rely on any verbal or
written testimony that may be provided at the public hearing when determining if the Applicant's
development request is appropriate for this property.
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: UDC 11-2B-2 lists all of the principally permitted, accessory and
conditional uses permitted in the C-G zoning districts.
b. Purpose Statement of Zone: The purpose of the commercial zoning districts is to provide for retail and
service needs of the community consistent with the Meridian Comprehensive Plan. Four commercial
districts are designated which differ in size and scale of commercial structures accommodated in the
district, the scale and mix of allowed commercial uses and the location of the district in proximity to
streets and highways.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
PRELIMINARY/FINAL PLAT ANALYSIS:
Based on the policies and goals contained in the Comprehensive Plan and the general compliance of
the proposed development with the Unified Development Code, Staff believes that the subdivision is
appropriate on this site. As mentioned earlier in this report, this site is eligible for a combined
preliminary /final plat application based on the proposed subdivision not exceeding four lots, the
development of the site does not require any new streets to be dedicated or widened, nor is the
development being granted any special development considerations (UDC 11-6B-4A). Staff
recommends the Commission rely on any public testimony that may be provided regarding the
applicant's development request for this property.
Please see Exhibit C for detailed analysis of facts and findings for the preliminary and final plats.
Access: Access to the subject site will be from two existing access points adjacent to E. Fairview
Avenue and one from N. Stonehenge Way. Cross access and shared parking will be granted across all
lots within the Intermountain Outdoor Subdivision. Additional ingress and egress driveways are not
being proposed nor approved with this application. Staff is requiring the applicant to grant a cross
access easement to the County Parcel to the east of the site for future interconnectivity when said
parcel is re-developed.
2. Lot Sizes: The application proposes 4 commercial lots ranging in size 0.69 acres to 3.65 acres in size
within the C-G zoning district. All lots within the Intermountain Outdoor Subdivision shall be in
compliance with UDC 11-2B-1. Lot 1 has an existing multi-tenant building (aka. Stonehenge Plaza
Shopping Center) and Lot 3 is under construction with an 8,450 sq. ft multi-tenant building (CZC-06-
187).
Intermountain Outdoor Subdivision -PFP-07-003 PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 6, 2007
3. Landscaping: Presently the subject site is not in compliance with UDC 11-3B-1; however the
applicant is required to bring the site into conformance with the subject subdivision. The submitted
landscaping plan is proposing a 25' wide landscape buffer along E. Fairview Ave. and a 10' wide
buffer adjacent to N. Stonehenge Way with trees being planted every 35 linear feet in accordance with
UDC 11-3B-7-3b.
There are residential properties located to the south of this site. UDC 11-3B-9 requires a 25'
landscape buffer between C-G zoned property and residential uses/zones. It is important to note that
the Jackson Drain and Settlers Canal easements run along the southern portion of the property making
it difficult to meet the 25' landscape buffer requirement. Code allows a 5' buffer width where the
buffer is encumbered by easements or other restrictions. This also poses a challenge to the applicant
due to the location of the existing building and service drive on lot 1. Staff is supportive of waiving
the land use buffer requirement adjacent to Lot 1 due to concerns from the Meridian Fire Department;
however a full 25' landscape buffer should be required along the southern property line of the
proposed Lot 4.
Additional landscape planters are being proposed within the existing parking lot to meet the minimum
requirements per UDC 11-3B-8. Any existing landscaping is to remain and be protected during
construction of the site. Maintenance of all landscape areas for Intermountain Outdoor Subdivision
should be the responsibility of the Business Owner's Association.
4. 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. An underground, pressurized irrigation system should be
installed to all properties per the approved specifications and in accordance with UDC 11-3A-15.
5. Certificate of Zoning Compliance (CZC): A CZC permit from the Planning Department is required
for all new construction or a change in use on the site, prior to issuance of building and/or occupancy
permits.
6. Ditches, Laterals, and Canals: As per UDC 11-3A-6, all irrigation ditches, laterals or canals,
exclusive of natural waterways and waterways being used as amenities, which intersect, cross or lie
within the area being subdivided shall be covered. The Settler's Canal along the southern potion of
the property is partially tiled. The Jackson Drain is listed as a natural feature within the City's
Comprehensive Plan and should remain open and protected on the site.
7. Tree Mitigation: The applicant is not proposing to remove any existing trees on this site. Any
existing, on-site 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 those removed. Required
landscaping trees will not be considered as replacement trees for those that are removed. The
Applicant should coordinate a mitigation plan with Elroy Huff at the Meridian Parks Department, for
any trees that will be removed.
8. Existing Structures: There is one existing structure, and one structure that is under construction on
this site. All existing structures that are to remain comply with the dimensional standards of the C-G
zone, as proposed on the subject plats.
9. 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 should be installed around the perimeter prior to issuance of a
building permit for this site.
Intermountain Outdoor Subdivision - PFP-07-003 PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 6, 2007
10. Elevations: The Applicant submitted conceptual building elevations and a master site plan with this
application. As mentioned earlier in this report, Lot 1 is an existing commercial development and
Lot 3 is under construction for amulti-tenant shell. Lot 2 will probably develop in a similar fashion
as Lot 1 and 3. The applicant has submitted multi-family residential elevations for Lot 4. Staff is
generally supportive of the site layout and conceptual elevations submitted with this application. Any
future multi-family development on Lot 4 (or Lot 2) will require CUP approval.
b. Staff Recommendation: Based on the above analysis, Staff finds that application PFP-07-003 substantially
conforms to the Comprehensive Plan policies and UDC standards. Staff recommends approval of PFP-
07-003 for Intermountain Outdoor Subdivision, as presented in the Staff Report for the hearing date
of September 6, 2007, subject to the Findings of Fact listed in Exhibit C and subject to the conditions
of approval listed in Exhibit B. The Meridian Planning & Zoning Commission heard these/this
item(sl on September 6, 2007. At the public hearing they moved to recommend approval of the
subject PFP request.
11. EXHIBITS
A. Drawings
1. Vicinity Map
2. Preliminary Plat (Dated August 1, 2007)
3. Final Plat (Dated August 1, 2007)
4. Landscape Plan
5. Master Site Plan
6. Conceptual Elevations (Commercial and Multi-family)
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Services Company
7. Ada County Highway District
8. Settlers' Irrigation District
9. Nampa Meridian Irrigation District
10. Central District Health Department
11. Intermountain Gas Company
C. Required Findings from Unified Development Code
Intermountain Outdoor Subdivision -PFP-07-003 PAGE S
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 6, 2007
A. Drawings
1. Vicinity Map
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 6, 2007
2. Preliminary Plat
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 6, 2007
3. Final Plat (Dated August 1, 2007)
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6. Conceptual Elevations (Commercial and Multi-family)
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 6, 2007
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
1.1.1 The preliminary plat labeled as Sheet No. 1, prepared by Waite Land Surveying, LLC, and dated
June, 2007, STAMPED August 1, 2007, by Todd R. Waite, PLS, is approved with the conditions
listed herein.
1.1.2 Intermountain Outdoor Subdivision shall be subject to the UDC standards of the C-G (General
Retail and Service Commercial) zoning district.
1.2 SITE SPECIFIC REQUIREMENTS-FINAL PLAT
1.2.1 The final plat labeled as Sheet Nos. 1-2, prepared by Waite Land Surveying, LLC, and dated
June, 2007, STAMPED August 1, 2007, by Todd R. Waite PLS, is approved with the conditions
listed herein.
1.2.2 The landscape plan prepared by Harvest Design, P.C. on June 12, 2007, and labeled Sheet LP 1.0
is approved with the following notes/changes:
• Provide a minimum 25-foot wide landscape buffer along Fairview Avenue and a 10-foot wide
buffer along Stonehenge Way as shown on the landscape plan and in accordance with the
standards listed in UDC 11-3B-7, Landscape Buffers along Streets.
• Adjacent to the south property line of Lot 4, Block 1, provide a minimum ~~-€eet 5 foot wide
landscape buffer where the buffer is encumbered by the Jackson Drain easement. Said
buffer shall be constructed in accordance with the standards listed in UDC 11-3B-9,
Landscape Buffers to Adjoining Uses. Said landscape buffer shall be installed with the
development of Lot 4.
• Per UDC 11-3B-10, the applicant shall work with the City Arborist, Elroy Huff, on
designing, adopting, and implementing a protection and mitigation plan for the existing trees
on site that maybe removed.
• A written certificate of completion should be prepared by the landscape architect, designer, or
qualified nurseryman responsible for the landscape plan. All standards of installation should
apply as listed in UDC 11-3B-14.
Submit three copies of the revised landscape plan to the Planning Department prior to signature
of the final plat by the City Engineer.
1.2.3 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of the Jackson Drain, that
intersect, cross or lie within the area being subdivided shall be covered. 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 construction plan approval. If lateral users association approval can not be obtained, alternate
plans will be reviewed and approved by the City Engineer.
1.2.4 This subdivision lies within the Nampa & Meridian Irrigation District and Settlers' Irrigation
District; the applicant is proposing that the T`~~rocs Property Owner's will own and maintain
the pressurized irrigation system within the development. The City of Meridian requires that
pressurized irrigation systems be supplied by a year-round source of water. If a creek or well
source is not available, asingle-point connection to the domestic water system shall be required.
If a single-point connection is utilized, the developer shall be responsible for the payment of
assessments for the irrigable landscape areas prior to signature on the final plat by the Meridian
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 6, 2007
City Engineer.
1.2.7 All development improvements including water, sewer, fencing, landscaping and pressurized
irrigation shall be installed and approved prior to obtaining Certificates of Occupancy.
1.2.8 A letter of credit or cash surety in the amount of 110% will be required for all required fencing,
pressurized irrigation, landscaping, sanitary sewer, water, etc., prior to signature of the final plat.
1.2.10 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
per Resolution 02-374.
1.2.11 Prior to submittal for signature, have the Certificate of Owners and the accompanying
acknowledgement signed and notarized.
1.2.12 Across-access/cross-parking easement/agreement shall be recorded for all lots within the
subdivision. All lots within the subdivision shall 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.
1.2.13 Construct a driveway stub to the property to the east (parcel #51107110320). Cross-access shall
be provided to the property to the east (parcel #S 1107110320) via a note on the final plat or a
separate recorded document. (Commission recommended no change)
1.2.14 Prior to signature of the fmal plat by the City Engineer, the applicant shall provide a letter from
the United States Postal Service stating that the applicant has received approval for the location of
mailboxes. Contact the Meridian Postmaster, Richard Buttram, at 887-1620 for more information.
1.2.15 A Conditional Use Permit shall be required for any multi-family development on this property.
1.2.16 The Final Plat approval for this subject phase shall expire, if City Engineer's signature has not
been obtained within 2 years of City Council approval.
1.3 GENERAL REQUIREMENTS-PRELIMINARY /FINAL PLAT
1.3.1 Sidewalks/walkways shall be installed within the subdivision pursuant to UDC 11-3A-17.
1.3.2 All lot lines common to a public right-of--way shall reserve a 10' utility easement.
1.3.3 Compaction test results must be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
1.3.4 The Applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-11.
1.3.5 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.
1.3.6 Where permanent fencing is not proposed on-site, temporary fencing shall be installed around the
subdivision boundary perimeter to contain construction debris prior to issuance of a building
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 6, 2007
permit. All permanent fencing shall taper down to 3 feet maximum within 20 feet of all right-of-
way. All fencing should be installed in accordance with UDC 11-3A-7.
1.3.7 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.
1.3.8 Staffs failure to cite specific ordinance provisions or terms of the approved annexation /
preliminary plat does not relieve the applicant of responsibility for compliance.
1.3.9 All development shall comply with the Americans with Disabilities Act and the Fair Housing
Act.
1.3.10 Final plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
1.3.11 All future proposed structures and change in use on the subject lots shall be required to obtain
Certificate of Zoning Compliance approval.
1.3.12 Street signs are to be in place, water system shall be approved and activated, fencing installed,
sewer line shall be installed and passed air test and video inspection, and road base shall be
approved prior to applying for building permits.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains in
Stonehenge Way. 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 Water service to this site is being proposed via extension of mains in Stonehenge Way. The
applicant shall be responsible to install water 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). The easements shall not be dedicated via
the plat. The description shall be consistent with the graphically depicted easements on the plat
but be recorded as a separate document using the City of Meridian's standard forms. Submit an
executed easement (supplied by Public Works), a legal description, which must include the area
of the easement (marked EXHIBIT A) and an 81/2" x 11" map with bearings and distances
(marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this
document.
2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use 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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER b, 2007
2.6 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Plans shall be approved by the appropriate irrigationJdrainage district, or lateral users association
(ditch owners), with written approval or non-approval submitted to the Public Works Department.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
2.7 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.8 Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures
and inspections (208)375-5211.
2.9 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building permits.
2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
2.11 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.12 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
per Resolution 02-374.
2.13 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.
2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.17 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.
2.18 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.
2.19 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Department. All streetlights shall be installed at subdivider's expense. Typical
locations are at street intersections and/or fire hydrants. Final design locations and quantity are
determined after power designs are completed by Idaho Power Company. The street light
contractor shall obtain design and permit from the Public Works Department prior to
commencing installations
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 6, 2007
3. 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 '/a" 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 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.
3.6 Building setbacks shall be per the International Building Code for one and two story construction.
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
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 Fire Dept. has concerns about the addressing being visible from the street which the project is
addressed off of. Please contact the Addressing Specialists at 898-5500 to address this concern prior
to the public hearing. 3.11
3.12 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.
3.13 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).
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 6, 2007
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183
m).
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).
3.14 There shall be a fire hydrant within 100' of all fire department connections.
3.15 Buildings over 30' in height are required to have access roads in accordance with The International
Fire Code Appendix D Section D105.
3.16 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.
3.17 Drive-aisle around the Stonehenge Plaza Shopping Center shall remain unobstructed in
accordance with the requirements of the Fire Marshall.
3.18 Any multi-family development on the property shall be subject to further review by the Meridian
Fire Department.
4. POLICE DEPARTMENT
4.1 The proposed development shall limit landscaping shrubs and bushes to species that do not
exceed two feet in height. Trees shall have a canopy of no less than six feet.
4.2 Any multi-family development on the property shall be subject to further review by the Meridian
Police Department.
5. PARKS DEPARTMENT
5.1 The Parks Department has no comments related to the application.
6. SANITARY SERVICES DEPARTMENT
6.1 SSC has no comments related to the application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 On May 29, 2003, the Ada County Highway District approved the Intermountain Outdoor
Subdivision (MPFP02-001). The same conditions and restrictions apply to this application.
7.2 The Applicant will be required to pay all applicable platting and review fees prior to final
approval.
7.3 Prior to final approval you will need to submit construction plans to ACRD Development Review
Department to insure compliance with the conditions identified above or for traffic impact fee
assessment. This is a separate review process that requires direct plans submittal to the
development review staff at the highway district.
8. SETTLERS' IRRIGATION DISTRICT
8.1 Applicant shall apply for a land use change application prior to any approvals.
8.2 All storm drainage must be retained on-site.
8.3 All irrigationldrainage facilities along with their easements must be protected and continue to
function. The facility involved is the Settlers' Southside Canal (40' easement). Contact SID for
any additional requirements.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 6, 2007
8.4 A pressurized irrigation system must be provided to service all lots within the above mentioned
subdivision from the current delivery point.
8.5 A license agreement MUST be signed and recorded prior to construction of any SID facilities, or
within its easements.
8.6 Any changes to the existing irrigation system such as relocation, water delivery, tilling, and
landscaping must be approved by Settlers" Irrigation District Board of Directors.
9. NAMPA & MERIDIAN IRRIGATION DISTRICT
9.1 Applicant shall apply for a land use change application prior to final platting.
9.2 All laterals and waste ways must be protected.
9.3 The District's Jackson Drain courses along the south boundary of this proposed project. This
easement must be protected and any encroachment without a signed License Agreement and
approved plan, before any construction is started, is unacceptable.
9.4 All municipal surface drainage must be retained on site. If any surface drainage leaves the site,
the Nampa & Meridian Irrigation District must review drainage plans.
9.5 The Developer must comply with Idaho Code 31-3805.
9.6 NMID recommends that irrigation water be made available to all developments within the Nampa
& Meridian Irrigation District.
10. CENTRAL DISTRICT HEALTH DEPARTMENT
10.1 After written approvals from appropriate entities are submitted, we can approve the proposal for
central sewage and central water.
10.2 The following plans must be submitted to and approved by the Idaho Department of Health &
Welfare, Division of Environmental Quality: central sewage and central water.
10.3 Run-off is not to create a mosquito breeding problem.
11. INTERMOUNTAIN GAS COMPANY
11.1 The Applicant shall dedicate a 10-foot wide public utilities easement to span the lot line common
to Lots 1-4, Block 1, Intermountain Outdoor Subdivision.
11.2 The Applicant shall dedicate a 10-foot minimum utility easement along all rights-of--way and
drives.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JULY 20, 2006
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:
a. The plat is in conformance with the Comprehensive Plan;
The Commission finds that the proposed application is compatible with the adopted
Comprehensive Plan. Staff supports the proposed plat layout as they comply with the provisions
of the Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the
Staff Report.
b. Public services are available or can be made available and are adequate to accommodate
the proposed development;
Utilities were installed to the subject properties at the time of development of Intermountain
Outdoor Sports. Therefore, the Commission fmds that a majority of the public services are
already available, or can be made available, to accommodate the proposed development.
c. The plat is in conformance with scheduled public improvements in accord with the City's
capital improvement program;
All utilities are currently available to the subject property. Because any additional services will be
installed by the developer at their own cost, if needed, the Commission finds that the subdivision
will not require the expenditure of capital improvement funds.
d. 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 finding. (See Exhibit B, Agency
Comments and Conditions, for more detail.)
e. The development will not be detrimental to the public health, safety or general welfare; and
The Commission is not aware of any health or safety issues associated with the development of
this subdivision that should be brought to the Council's attention. ACRD 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.
f. The development preserves significant natural, scenic or historic features.
The Jackson Drain courses along the south side of this property. The Commission is unaware of
any other natural, scenic, or historic features on this site. Therefore, the Commission fmds that
the proposed development will not result in the destruction, loss or damage of any natural, scenic
or historic feature(s) of major importance, if the Jackson Drain is protected. 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