HomeMy WebLinkAboutStaff Report_, i 1 -
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE,~1~~ V~ '~
_l U N 1 3 2008
STAFF REPORT Hearing Date: June 19, 2008 ~~ ~ "7 "~: ~ ~ ~~ ~ n ~) I A ~'J
TO: Planning & Zoning Commission ~ I~ ~ ~
FROM: Bill Parsons, Associate City Planner j
(208) 884-5533 I D A H O
SUBJECT: Knighthill Center
• PP-08-005
Preliminary Plat of 5 commercial building lots and 1 common lot on 10.01
acres in a C-G zone
• MI-08-003
Miscellaneous Application to modify the recorded development agreement
for Knighthill Center Subdivision
• PS-08-005
Private Street approval within the proposed Knighthill Center Development
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, James Wylie, has applied for Preliminary Plat approval of 5 commercial building lots and
1 common lot on 10.01 acres. Concurrently, the applicant has submitted a miscellaneous application to
modify the existing Development Agreement to remove the previous approved concept plan and replace it
with the proposed plan. Private street approval is also requested that will provide access to the
development and provide connectivity with surrounding developments. Note: The applicant is modifying
the previous preliminary plat approval granted in 2006. There were. 4 lots in the previous plat and S in
the subject plat. There were 3 buildings shown on the previous concept plan and 13 shown on the subject
concept plan/plat. Access points are not changing from the previous approval. The subject site is located
on the southwest corner of W. Chinden Boulevard and N. Linder Road.
2. SUMMARY RECOMMENDATION
The subject applications (PP, MI & PS) were submitted to the Planning Department for concurrent
review. By City Ordinance, the Planning & Zoning Commission makes a recommendation to the City
Council on the PP application (MI optional) and the PS application is reviewed at the Staff level. Below,
Staff has provided detailed analysis and recommended conditions of approval for the requested
Preliminary Plat, Miscellaneous and Private Street applications. Staff is recommending approval for
the Knighthill Center Subdivision (PP-08-005, MI-08-003 & PS-08-005) with included conditions
listed in Exhibit B of the Staff Report.
3. PROPOSED MOTIONS
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of File Number PP-08-005 (MI-08-003 and PS-08-005 optional) as presented in the
staff report for the hearing date of June 19, 2008, with the following modifications: (add any
proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the
City Council of File Number PP-08-005 (MI-08-003 and PS-08-005 optional) as presented in the
staff report for the hearing date of June 19, 2008, for the following reasons: (you should state
specific reasons for denial of the annexation request.)
Knighthill Center PP-08-005, MI-08-003 & PS-08-005 PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 19, 2008
Continuance
After considering all staff, applicant and public testimony, I move to continue File Number PP-
08-005 to the hearing date of (insert continued hearing date here) for the following reason(s):
(you should state specific reason(s) for continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
Southwest corner of W. Chinden Boulevard and N. Linder Road
NE '/, NE %, Section 26, T4N Rl W
b. Owners:
James Wylie
1676 N. Clarendon Way
Eagle, Idaho 83616
c. Applicant:
Same as above
d. Representative: Renny Wylie
e. Present Zoning: C-G
f. Present Comprehensive Plan Designation: Mixed Use Community
g. Description of Applicant's Request: The applicant is requesting preliminary Plat approval for 5
commercial lots and 1 common lot in a C-G zone. Concurrently, a miscellaneous application was
submitted to modify the DA governing the site and a private street approval is requested to
provide access to the proposed development.
1. Date of Preliminary Plat: Apri125, 2008
2. Date of Landscape Plan: January 4, 2006 (A revised landscape will be required prior
to the City Council hearing
3. Date of Conceptual Site Plan: May 1, 2008
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 UDC 11-6B-2, a public hearing is required before
the Planning and Zoning Commission and City Council on this matter.
b. The subject application will, in fact, constitute a development agreement modification. By
reason of the provisions of the Meridian City Code Title 11, a public hearing is required before
the City Council on this matter.
c. The subject application will in fact constitute a private street as determined by City Ordinance.
By reason of the provisions of the Unified Development Code Title 11, Chapter 5, a public
hearing is not required on this matter.
d. Newspaper notifications published on: June2 and June 16, 2008
e. Radius notices mailed to properties within 300 feet on: May 23, 2008
f. Applicant posted notice on site by: June 9, 2008
6. LAND USE
a. Existing Land Use(s): Vacant land
b. Description of Character of Surrounding Area: The property sits on the southwest corner of
Knighthill Center PP-08-005, MI-08-003 & PS-08-005 PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 19, 2008
W. Chinden Boulevard and N. Linder Road, which are both major roadways in the area and
carry large amounts of vehicular traffic. To the south and west is Lochsa Falls Subdivision,
which contains over 800 single family homes and vacant commercial lots along Chinden
Boulevard.
c. Adjacent Land Use and Zoning
1. North: Knight Sky Estates, zoned C-C and TN-C
2. East: Vacant land, zoned RUT (Ada County).
3. South: Lochsa Falls No. 11, zoned R-4.
4. West: Lochsa Falls No. 12, zoned R-4, C-N, and L-O
d. History of Previous Actions: In 2006, the site was annexed (AZ-06-006) and preliminarily
platted (PP-06-005) with 4 commercial lots and one common lot. A Development Agreement
was required with the annexation of the property and was approved by City Council on July
5, 2006. Further, a concept plan was approved with the annexation of this site.
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer: There is currently sewer in W. Everest Lane and N. Gertie
Place.
Location of water: There are 12 inch water stubs in W. Everest Land and N.
Gertie Place.
Issues or concerns: Water main sizing.
2. Vegetation: None.
3. Flood plain: NA
4. Canals/Ditches Irrigation: No major facilities.
5. Hazards: None known.
6. Proposed Zoning: C-G
7. Size of Property: 10.01 acres
£ Subdivision Plat Information
1. Residential Lots: 0
2. Non-residential Lots: 5
3. Total Building Lots: 5
4. Common Lots: 1
5. Other Lots: N/A
6. Total Lots: 6
g. Landscaping_
1. Width of street buffer(s): 35 feet on Linder Road and Chinden Boulevard.
2. Width of buffer(s) between land uses: 25 feet
3. Percentage of site as open space: 1.01 acres/10%
Knighthill Center PP-08-005, MI-08-003 & PS-08-005 PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 19, 2008
h. Proposed and Required Non-Residential Setbacks: per the C-G zone
C-G Standard
Front 0 feet
Side 0 feet
Rear 0 feet
Max. Building Height 65 feet
Min. Lot Size None
Min. Street Frontage None
i. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): The access
to the development will be from N. Linder Road to the east and from W. Everest Lane to the
west via private street that will provide traffic circulation through the site. A connection will
also be made to the stub (N Gertie Place) provided from the south (Lochsa Falls Subdivision)
and a stub driveway entrance is provided to the Ivan Tsupa RUT parcel to the south as
required by the subject DA. The subject property does have frontage along Chinden Boulevard
(State Highway 20-26) but is not proposing direct access to that facility.
7. COMMENTS MEETING
On May 30, 2008 Planning Staff held an agency comments meeting. The agencies and departments
present included: Meridian Fire Department, Meridian Police Department and Meridian Public Works
Department. Staff has included all comments and recommended actions as Conditions of Approval in the
attached Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is currently designated "Mixed Use Community" on the Comprehensive Plan Future Land
Use Map. In Chapter VII of the Comprehensive Plan, the mixed use designation is defined in part as an
area that is situated in highly visible or transitioning parts of the City where innovative and flexible
design opportunities are encouraged. The Mixed Use -Community designation allows residential density
between 3 and 15 dwelling units per acre, up to 200,000 square feet of non-residential building area, and
is intended to allow a broad range of uses.
Idaho Code 67-6508 states that "the plan shall consider previous and existing conditions, trends, desirable
goals and objectives, or desirable fixture situations for each planning component." Staff has reviewed the
subject CPA, AZ and PP applications and offers the analysis and recommendations contained herein for
the Commission and Council's consideration (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.
• Sanitary sewer and water service will be extended to the project at the developer's expense.
• The subject lands are serviced by the Meridian City Fire Department.
• The subject lands are serviced by the Meridian Police Department (MPD).
• The roadways adjacent to the subject lands 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 #2. This service will
not change.
Knighthill Center PP-08-005, MI-08-003 & PS-08-005 PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 19, 2008
• The subject lands are currently serviced by the Meridian Library District. This service will
not change and the Meridian Library District should suffer no revenue loss as a result of the
subject annexation.
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 VI, Goal II, Objective A, Action 6 -Require street connections between subdivisions at
regular intervals to enhance connectivity and better traffic flow.
The submitted preliminary plat proposes to connect to the public stub street (Gertie Place) from
Lochsa Falls Subdivision to the south and the private stub street (Everest Lane) from Lochsa
Falls Subdivision to the west. The applicant is also proposing to provide a driveway access to the
undeveloped property to the southeast.
• Chapter VII, Goal 1V, Objective D, Action 2 -Restrict curb cuts and access points on collectors
and arterial streets.
The applicant has proposed one curb cut on N. Linder Road, which was previously approved by
ACHD and is supported by staff.
• "Plan for a variety of commercial and retail opportunities within the Impact Area." (Chapter VII,
Goal 1, Objective B)
The proposed use does contribute to the variety of commercial uses in this area, as envisioned
with the Comprehensive Plan Amendment.
• "Restrict curb cuts and access points on collectors and arterial streets." (Chapter VII, Goal N,
Objective D, Action item 2)
The Idaho Transportation Department (ITD) has previously submitted letters to the City stating
that their policy for access to a Type IV Principal Arterial will be at intersections only, and
spaced at one-half mile intervals in urban areas. ITD allows approaches (other than
intersections) in special cases and on a temporary basis. Staff finds that the proposal of no access
point to Chinden Boulevard (SH2O-26) meets the location requirements of ITD. ITD has
requested 100 feet of right-of-way be reserved for the future widen of Chinden Boulevard.
• "Require appropriate landscape and street buffers along transportation corridors (setback,
vegetation, low walls, berms, etc.)." (Chapter VII, Goal IV, Objective D, Action item 4)
Chinden Boulevard and Linder Road are designated as entryway corridors. By City Ordinance, a
35 foot wide landscape buffer is required adjacent to both Linder Road and Chinden Boulevard.
• Require all commercial businesses to install and maintain landscaping." (Chapter V, Goal III,
Objective D, Action item 5)
The subject site will be responsible for installing and maintaining the appropriate landscape
buffers, parking lot landscaping and streetscape landscaping at the time said parcel is developed.
Knighthill Center PP-08-005, MI-08-003 & PS-08-005 PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 19, 2008
• Permit new ...commercial development only where urban services can be reasonably provided
at the time of final approval and development is contiguous to the City." (Chapter IV, Goal I,
Obj. A, #6)
This parcel is already annexed into the city. Sanitary sewer and water are available to this
parcel.
• Mixed Use standards, pages 102 and 103, Chapter VII:
Purpose Statement: The purpose of the MU designation on the Future Land Use Map is to
identify key areas which are either infill in nature or situated in highly visible or transitioning
areas of the city where innovative and flexible design opportunities are encouraged.
The highly visible location of this property, at the corner of Chinden Boulevard and Linder Road,
makes it a good candidate for a quality commercial development.
Eighth Bullet, top of page 103: All mixed use projects shall be directly accessible to
neighborhoods within the section by both vehicles and pedestrians.
The conceptual plan provided by the Applicant shows connectivity between the residential
neighborhood to the south and the proposed commercial development by extending the stub street
(Gertie Place) and the existing sidewalk into the development.
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 zoning and development request is
appropriate for this property.
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: UDC Table 11-2B-21ists the permitted, accessory, and
conditional uses in the C-G zoning district.
b. Purpose Statement of Zone: The purpose of the Commercial Districts is to provide for the
retail and service needs of the community in accord with the Meridian Comprehensive Plan.
Four Districts are designated which differ in the size and scale of commercial structures
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
DEVELOPMENT AGREEMENT MODIFICATION: As mentioned earlier, a DA was required when
the subject site was annexed into the City. A comprehensive list of the DA provisions that
currently govern the site are as follows:
• All future uses shall not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
• All future development of the subject property shall be constructed in accordance with City
of Meridian ordinances in effect at the time of development.
• The applicant will be responsible for all costs associated with the sewer and water service
extension.
• Any existing domestic wells and/or septic systems within this project will have to be removed
Knighthill Center PP-08-005, MI-08-003 & PS-08-005 PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 19, 2008
from their domestic service, per City Ordinance Section 5-7-517, when services are available
from the City of Meridian. Wells may be used for non-domestic purposes such as landscape
irrigation.
• Prior to issuance of any building permit, the subject property shall be subdivided in
accordance with the City of Meridian Unified Development Code.
• A 25-foot wide commercial drive aisle, sewer, and water shall be stubbed to the property
located at 6175 N. Linder Road.
• Development of the property shall comply substantially with the conceptual site plan shown
on the preliminary plat dated January 5, 2006.
• The applicant shall provide signage on the site which indicates that there is an exit towards
W. Everest Lane.
• The applicant shall provide evidence of a recorded cross access easement with the
development to the west for access to W. Everest Lane, which is a private street.
The applicant is proposing to amend the DA provision that ties the development to the
concept plan approved with the previous preliminary plat (PP-06-005). The applicant has
submitted a new concept plan showing how the site may develop. The previous concept plan
depicted four buildings (pad sites) with varying uses on the site (grocery store, retail, bank
and re§taurant). The new concept plan proposed for the site is showing thirteen buildings
ranging in uses from a convenient store/fuel sales, multi-tenant retail, a bank and office
uses. The previous concept plan was also approved with a total 109,750 square feet of retail
space and the new concept plan proposed depicts roughly half the amount of square footage
at 56,300 square feet. However, staff has included in the new DA provisions to allow a
maximum of 40,000 square feet of retail uses and 30,000 square feet of office uses on the
subject site. Staff believes the new concept plan differs substantially from the previous
approval and feels additional DA provisions are necessary. Therefore with the exception of
modification of the concept plan, Staff is recommending the remaining DA provisions in
section 5 not be changed and that new additional DA provisions be included in the amended
DA as follows:
1. The development of this property shall substantially comply with the concept plan in
Exhibit A as determined by the Planning Director. Adjacent to residential uses, office
uses shall be constructed to help buffer the surrounding neighborhood from the more
intense retail uses near Linder Road and Chinden Boulevard.
2. Any future buildings shall substantially comply with the elevations in Exhibit A as
determined by the Planning Director.
3. Any future buildings fronting on Chinden Boulevard and Linder Road shall be subject
to Design Review in accordance with UDC 11-3A-19.
4. Future retail uses shall not exceed a total of 40,000 square feet and future office uses
shall not exceed a total of 30,000 square feet.
5. A central plaza shall be located on Lot 4 as depicted on the concept plan.
6. Any future drive-through use on this site shall obtain CUP approval.
7. Set aside a minimum of 100-feet of property from the center of Chinden Boulevard for
the future roadway expansion.
CONCEPT PLAN: The applicant has submitted a concept plan for the subject site. The
applicant is proposing to develop the site with a mix of commercial and office uses. Two of the
pad sites are proposed for drive through facilities which require separate CUP approval because
the proposed drive through lanes are within 300 feet of a residential district. Located in the
northeast corner of the development the applicant is proposing a convenience store with a car
Knighthill Center PP-08-005, MI-08-003 & PS-08-005 PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 19, 2008
wash facility. On the submitted concept plan, the commercial uses front along Chinden Boulevard
and Linder Road. Adjacent to the residential homes, office uses are proposed to help buffer the
surrounding neighborhood from the more intense retail uses. Staff is generally supportive of the
proposed concept plan and has made it a provision for the amended DA.
ELEVATIONS: The Applicant has submitted conceptual building elevations with this application
that depict how the future multi-tenant, office and convenience store buildings may be
constructed on this site. Building materials depicted on the office buildings depict stucco with
substantial stone veneer and architectural shingle roofing. Two variations in the multi-tenant
buildings are proposed. The first rendering has stucco and stone veneer accents with varying
parapet heights and roof dimensions and a timber canopy that extends along the entire front of the
building. The other multi-tenant building is proposing a more contemporary design and also
includes varying parapet heights and stucco and block wall system. The convenience store
building is also proposed to be constructed of stucco with stone accents and metal canopies to
accent the street facing facades. In addition, varying rooflines -are proposed with a combination of
a flat roof and pitched roof design accented in metal. Staff is supportive of the proposed
elevations and has attached these elevations in Exhibit A. Any Future buildings constructed on
the site shall substantially comply with these elevations.
DRIVE-THRU ESTABLISHMENTS: The concept plan depicts 2 drive-thru windows on this
site within 300 feet of a residential zoning district. Per UDC 11-4-3-11, drive-through
establishments require CUP approval if they are located within 300 feet of an existing residence
or residential district or another drive-thru facility. In addition, there are also several specific use
standards for drive-thru windows that are listed in UDC 11-4-3-11. If drive-through
establishments are proposed on this site, a .CUP shall be required that complies with the UDC
standards.
PRELIMINARY PLAT ANALYSIS: The proposed preliminary plat depicts 5 buildable lots
and 1 common lot on 10.01 acres of land in a C-G zoning district. Please see Exhibit C for
detailed analysis of the required facts and fmdings for the preliminary plat application. Staff is in
general support of the proposed plat with the following comments:
Dimensional Standards: The applicant must comply with the dimensional standards for the C-G
zoning district listed in UDC Table 11-2B-3 as outlined in this report.
Preliminary Plat: Staff has reviewed the proposed plat and is recommending that the plat be
revised as follows:
• A 35-foot wide street buffer landscape easement is required along Linder Road,
classified as an arterial street, and an entryway corridor, per UDC Table 11-2B-3.
• A 35-foot wide street buffer landscape easement is required along Chinden
Boulevard classified as a state highway and an entryway corridor, per UDC Table 11-
2B-3.
• The 10-foot wide multi-use pathway located along Chinden Boulevard shall be
placed in a public pedestrian easement via a note on the fmal plat.
• Across-access easement shall be recorded, via a recorded document and/or a note on
the final plat, for all lots within the subdivision to use the private streets and
driveways proposed as access to the public street system.
• A 25-foot landscape buffer shall be depicted along the southern property boundary
adjacent to the residential lots and continue along the west property boundary and
Knighthill Center PP-08-005, MI-08-003 & PS-08-005 PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 19, 2008
terminate at the south side of W. Everest Lane (approximately 210 feet).
Landscape Plan: The applicant submitted the landscape plan approved with the 2006 project.
The purpose of the plan is only to illustrate the required perimeter landscape buffers required for
the proposed subdivision. Staff is recommending the applicant revise the landscape plan
prior to the City Council hearing to reflect the current layout of the site. Staff has reviewed
the plan for compliance with current UDC standards and offers the following
comments/requirements:
• A detached 10-foot wide multi-use pathway shall be constructed along Chinden
Boulevard with trees planted every 35 linear feet_
• Per UDC Table 11-2B-3, a 35-foot wide landscape street buffer is required along
Chinden Boulevard and Linder Road, as depicted on the landscape plan and plat.
These buffers should be designed in accordance with the standards listed in UDC 11-
3B-7.
• Per UDC Table 11-2B-3, a 25-foot wide landscape buffer. is required between
residential uses and properties zoned C-G. This buffer should be designed and
constructed in accordance with UDC 11-3B-9. On the submitted plat the applicant is
showing a 20-foot landscape buffer. On the revised landscape plan depict a 25-foot
landscape buffer as required by the UDC.
• The applicant should also comply with any other landscaping standards described in
the UDC, including but not limited to UDC 11-3B-8 which outlines the standards for
parking lot landscaping.
• The 5-foot wide sidewalk along Linder Road shall be located so it is detached from
the future curb in accordance with UDC 11-3A-17.
Ten copies of the revised landscape shall be submitted to the Planning Department 10 days
prior to the City Council hearing.
Parking Lot Landscaping: Landscape plans shall be submitted with the Certificate of Zoning
Compliance applications for the development which comply with City Code. Specifically, the
submitted conceptual site plan does not show the landscaping in the landscape islands as required
by UDC 11-3B-8C2.
Development along State Highways: UDC 11-3H-3 regulates any development along state
highways. This section of the code also regulates access to State and Federal highways and future
right of way reservations for ITD. Chinden Boulevard limits access to the half mile mark between
section lines. The applicant has not proposed any access points to Chinden Boulevard with the
submitted PP application. As indicated on the preliminary plat for the project, the applicant is
responsible for reserving 100 feet of right way for future expansion of Chinden Boulevard. Staff
has conditioned this in the proposed DA amendment and Exhibit B below.
UDC 11-3H-3C4 requires the construction of a 10-foot multi-use pathway with a public use
easement. On the submitted preliminary plat, the applicant has complied with this UDC standard.
Design Review: Per UDC 11-3A-19, the structures within the development shall be subject to
administrative design review and a Design Review application shall submitted concurrently with
the application for Certificate of Zoning Compliance for each building along Linder Road and
Chinden Boulevard.
Access: The access to the development will be from N. Linder Road to the east and from W.
Knighthill Center PP-08-005, MI-08-003 & PS-08-005 PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 19, 2008
Everest Lane to the west via private streets that will provide traffic circulation through the site. A
connection will also be made to the stub (N Gertie Place) provided from the south by Lochsa
Falls Subdivision. A stub driveway entrance is provided to the Ivan Tsupa RUT parcel to the
southeast as required by the subject DA. The subject property does have frontage along Chinden
Boulevard (State Highway 20-26) but is not proposing direct access to that facility. Staff is
supportive of the access provided to the site.
Cross-Access: Some of the proposed lots do not have frontage on a public street. Cross-access
shall be provided to all lots within the development via a note on the recorded final plat or a
separate recorded agreement.
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.
Common Areas: Maintenance of all common areas shall be the responsibility of the Knighthill
Center Business Owners' Association.
Ditches, Laterals, and Canals: Per UDC 11-3A-6 all irrigation ditches, laterals or canals,
exclusive of natural waterways and waterways being used as amenities, that intersect, cross or lie
within the area being subdivided shall be covered.
PS (Private Street) Application: The applicant is proposing to construct a private street to
provide access and circulation within this development. The UDC requires private streets to be
constructed within an easement and have a travel lane width of 24' or 26' with no allowed
parking as determined by the Fire Marshal. Where the private street is to provide access to Linder
Road the applicant is proposing to construct a 36-foot road section. Where Gertie Place is to be
extended into the development a 32-foot road section is proposed. And with the extension of W.
Everest Lane into the site, the applicant is proposing a 25-foot wide road section. For all of the
street sections, curb and gutter and 5-foot attached sidewalks on both sides are proposed. The
reason for the varying road sections is the applicant wants to match the exiting stub streets into
the proposed development. The applicant has submitted a Private Street application as required by
UDC 11-3F-3. Staff is supportive of the applicant's request and has conditioned such in Exhibit
B.
b. Staff Recommendation: Staff is recommending approval for Knight Hill Center Subdivision (PP-
08-005, MI-08-003 & PS-O8-005) with conditions listed in Exhibit B of the Staff Report.
11. EXHIBITS
A. Drawings
1. Vicinity Map
2. Preliminary Plat (dated: 4/25/08)
3. Landscape Plan (dated: 1/4/06; Not approved, Applicant submitted the same
landscaped plan approved with the previous plat.)
4. Conceptual Site Plan (dated: 5/1/08)
5. Elevations
Knighthill Center PP-08-005, MI-O8-003 & PS-08-005 PAGE 10
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 19, 2008
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
8. Central District Health
C. Required Findings from the Unified Development Code
Knighthill Center PP-08-005, MI-08-003 & PS-08-005 PAGE 11
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 19, 2008
A. Drawings
1. Vicinity Map
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JiJNE 19, 2008
2. Preliminary Plat (dated: May 25, 2008)
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 19, 2008
3. Landscape Plan (dated: January 4, 2006)(not approved)
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 19, 2008
4. Conceptual Site Plan
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JiJNE 19, 2008
5. Elevations
KNI6HTHILL GONDO OFFICE - CONCEPT Z
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KNIGHTHILL FtETA1L MULTI TENANT BUILDING - CONCEPT 1
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CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 19, 2008
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Exhibit A
C-STORE CONCEPT ELEVATTOI~I .- - - -
NORTH (CHINDEN) EIEYATION
CAW IM• • 1'.1'
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JiJNE 19, 2008
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
1.1.1 The preliminary plat prepared by Toothman-Orton Engineering, dated May 25, 2008, is approved;
with the conditions listed herein and following changes;
• A 25-foot landscape buffer shall be depicted along the southern and western property
boundaries adjacent to the residential homes, terminating at the south side of W.
Everest Lane (approximately 210 feet).
• The 10-foot wide multi-use pathway located along Chinden Boulevard shall be placed
in a public pedestrian easement via a note on the final plat.
• Across-access easement shall be recorded, via a recorded document and/or a note on
the final plat, for all lots within the subdivision to access the proposed private streets
and driveways as access to the public street system.
• The 10-foot pathway along Chinden Boulevard and the 5-foot sidewalk adjacent to
Linder Road shall be detached from the future curb.
1.1.2 Maintenance of all common areas shall be the responsibility of the Knighthill Center Subdivision
Business Owner's Association.
1.1.3 The landscape plan prepared by The Land Group, dated 1-04-06, labeled L1.0 (attached in
Exhibit A), is not approved. At least 10 days prior to the Council hearing, the applicant
shall submit 10 new copies of the landscape plan consistent with the layout of the
preliminary plat. The revised landscape shall include the following:
• A detached 10-foot wide multi-use pathway shall be constructed along Chinden
Boulevard with trees planted every 35 linear feet
• Per UDC Table 11-2B-3, a 35-foot wide landscape street buffer is required along
Chinden Boulevard and Linder Road, as depicted on the plat. This buffer
should be designed in accordance with the standards listed in UDC 11-3B-7.
• Per UDC Table 11-2B-3, a 25-foot wide landscape buffer is required between
residential uses and properties zoned C-G. This buffer should be designed and
constructed in accordance with UDC 11-3B-9. On the submitted plat the
applicant is showing a 20-foot landscape buffer. On the revised landscape depict
a 25-foot landscape buffer as required by the UDC.
• The applicant should also comply with any other landscaping standards
described in the UDC, including but not limited to UDC 11-3B-8 which outlines
the standards for parking lot landscaping.
• The 5-foot wide sidewalk along Linder Road shall be located so it is detached
from the future curb in accordance with UDC 11-3A-17.
• 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.
1.1.4 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways and
waterways being used as amenities, that intersect, cross or lie within the area being subdivided
shall be covered.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 19, 2008
1.2 GENERAL REQUIlZEMENTSPRELIMINARY PLAT
1.2.1 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision
pursuant to UDC 11-3A-17.
1.2.2 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 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.
1.2.3 A detailed landscape plan, in compliance with the landscape and subdivision ordinance and as
noted in this report, shall be submitted for the subdivision with the final plat application.
1.2.4 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 fences
should taper down to 3 feet maximum within 20 feet of all right-of--way. All fencing should be
installed in accordance with UDC I 1-3A-7.
1.2.5 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.
1.2.6 All irrigation ditches, laterals or canals, exclusive of the Ten Mile Stub Drain, intersecting,
crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-
3A-6, unless otherwise approved by Nampa Meridian Irrigation District. 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. If
lateral users association approval can not be obtained, alternate plans will be reviewed and
approved by the City Engineer prior to final plat signature.
1.2.7 Staff's failure to cite specific ordinance provisions does not relieve the applicant of responsibility
for compliance.
1.2.8 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
1.3 DEVELOPMENT AGREEMENT MODIFICATION
1.3.1 Staff is requesting that section 5, "Conditions Governing Development of Subject Property," of
the recorded DA for Knighthill Center (#1060122368) be amended with application file MI-08-
003 as follows:
• All future uses shall not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general welfare
by reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
• All future development of the subject property shall be constructed in accordance with City of
Meridian ordinances in effect at the time of development.
• The applicant will be responsible for all costs associated with the sewer and water service
extension.
• Any existing domestic wells and/or septic systems within this project will have to be removed
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 19, 2008
from their domestic service, per City Ordinance Section 5-7-517, when services are available
from the City of Meridian. Wells may be used for non-domestic purposes such as landscape
irrigation.
• Prior to issuance of any building permit, the subject property be subdivided in accordance with
the City of Meridian Unified Development Code.
• A 25-foot wide commercial drive aisle, sewer, and water shall be stubbed to the property
located at 6175 N. Linder Road.
• The applicant shall provide signage on the site which indicates that there is an exit towards W.
Everest Lane.
• The applicant shall provide evidence of a recorded cross access easement with the
development to the west for access to W. Everest Lane, which is a private street.
New DA Provisions to be included in section 5 of the amended DA:
1. The development of this property shall substantially comply with the concept plan in
Exhibit A as determined by the Planning Director. Adjacent to residential uses, office
uses shall be constructed to help buffer the surrounding neighborhood from the more
intense retail uses near Linder Road and Chinden Boulevard.
2. Any future buildings shall substantially comply with the elevations in Exhibit A as
determined by the Planning Director.
3. Any future buildings fronting on Chinden Boulevard and Linder Road shall be subject
to Design Review in accordance with UDC 11-3A-19.
4. Future retail uses shall not exceed a total of 40,000 square feet and future office uses
shall not exceed a total of 30,000 square feet.
5. A central plaza shall be located on Lot 4 as depicted on the concept plan.
6. Any future drive-through use on this site shall obtain CUP approval.
7. Set aside a minimum of 100-feet of property from the center of Chinden Boulevard for
the future roadway expansion.
1.4 PRIVATE STREET
1.4.1 Construct the private street as follows:
• Where the private street is to provide access to Linder Road construct a 36-foot road section
with curb and gutter and 5-foot attached sidewalks, as proposed.
• Where Gertie Place is to be extended into the development, construct a 32-foot street section
with curb and gutter and 5-foot wide attached sidewalks, as proposed.
• Where W. Everest Lane is to be extended into the development, construct a minimum 25-foot
wide street section with curb and gutter and 5-foot attached sidewalks, as proposed.
The applicant will have to certify that the Ada County Street Naming Committee has accepted the
private street names. The design of the streets meets the standards as set forth in UDC 11-3F-4;
no gates are allowed. Roadway and storm drainage shall be contained on site.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains in N.Gertie
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 19, 2008
Place and W. Everest Lane. The applicant shall install all mains necessary to provide service;
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 with the City of Meridian Public Works
Departments Standard Specifications.
2.2 Water service to this site is being proposed via extension of mains in W. Everest Lane and N.
Gertie Place. The applicant shall be responsible to install water mains to and through this
development, coordinate main size and routing with Public Works, and execute standard forms of
easements for any mains that are required to provide service.
2.3 The preliminary plat indicates all new water mains will be eight-inch. The applicant shall be
required to install atwelve-inch main from the twelve-inch main in W. Everett to Linder Road,
with a connection to the twelve inch main located to the south of this project in Linder Road. The
shall be in lieu of running water main in the arterial frontages.
2.4 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).
2.5 A pressurized irrigation system is required for all subdivisions per UDC 11-3A-15. The applicant
has not indicated who will own and operate the pressure irrigation system in this proposed
development. If it is to be maintained as a private system, plans and specifications will be
reviewed by the Public Works Department as part of the construction plan review. A "draft
copy" of the operations and maintenance manual will be required prior to plan approval with the
"final draft" being required prior to final plat signature on the last phase of this project.
If it is to be owned and maintained by an Irrigation District then evidence of a license agreement
shall be submitted prior to scheduling of apre-construction meeting.
2.6 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 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.
2.7 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-
domestic purposes such as landscape irrigation.
2.8 All imgation 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 irrigation/drainage 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.
2.9 A drainage plan designed by a State of Idaho licensed architect or engineer is required and shall
be submitted to the City Engineer (Ord. 557, 10-1-91) for all off-street parking areas. Storm water
treatment and disposal shall be designed in accordance with Department of Environmental
Quality 1997 publication Catalog of Storm Water Best Management Practices for Idaho Cities
and Counties and City of Meridian standards and policies. Off-site disposal into surface water is
prohibited unless the jurisdiction which has authority over the receiving stream provides written
authorization prior to development plan approval. The applicant is responsible for filing all
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 19, 2008
necessary applications with the Idaho Department of Water Resources regarding Shallow
Injection Wells.
2.10 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved and the Final Plat for this subdivision shall be
recorded, prior to applying for building permits.
2.11 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized imgation, sanitary sewer, water, etc., prior to
signature on the final plat.
2.12 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.
2.13 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.
2.14 Applicant shall be responsible for application and compliance with and NPDES Permitting that
maybe required by the Environmental Protection Agency.
2.15 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that maybe required by the Army Corps of Engineers.
2.16 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.
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 %" 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 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
3.4 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
shall have a clear driving surface which is 20' wide and support a weight of 75,000 lbs.
3.5 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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 19, 2008
3.6 Insure that all yet undeveloped parcels are maintained free of combustible vegetation.
3.7 Fire lanes and streets shall have a vertical clearance of 13'6". This includes mature landscaping.
3.8 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.
3.9 Building setbacks shall be per the International Building Code for one and two story construction.
3.10 The roadways shall be built to Ada County Highway Standards cross section requirements and
shall have a clear driving surface, available at all times, which is 20' wide. Streets with less than
a 29' street width shall have no parking. Streets with less than 33' shall have parking only on one
side. These measurements shall be based on the face of curb dimension. The roadway shall be
able to accommodate an imposed load of 75,000 GVW.
3.11 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.
3.12 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.
3.13 Maintain a separation of 5' from the building to the dumpster enclosure.
3.14 Provide a Knox box entry system for the complex prior to occupancy.
3.15 The first digit of the Apartment/Office Suite shall correspond to the floor level.
3.16 The applicant shall work with Planning Department staff to provide an address identification plan and
a sign which meets the requirements of the City of Meridian sign ordinance at the required
intersection(s).
3.17 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.
3.18 Provide exterior egress lighting as required by the International Building & Fire Codes.
3.19 There shall be a fire hydrant within 100' of all Fire Department connections.
3.20 All aspects of the building systems (including exiting systems), processes & storage practices shall
be required to comply with the International Fire Code.
3.21 Buildings over 30' in height are required to have access roads in accordance with The International
Fire Code Appendix D Section D105.
3.22 Emergency response routes and fire lanes shall not be allowed to have speed bumps.
3.23 Buildings or facilities exceeding 30 feet (9144mm) or three stories in height shall have at least three
means of fu-e apparatus access for each structure. Two of the access roads shall be placed a distance
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 19, 2008
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.
3.24 For all Fire Lanes, provide signage "No Parking Fire Lane".
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns with the site design as submitted with the application.
5. PARKS DEPARTMENT
5.1 The Parks Department has no concerns with the site design as submitted with the application.
6. SANITARY SERVICE COMPANY
6.1 No comments were provided by SSC.
7. ADA COUNTY HIGHWAY DISTRICT
Site Specific Conditions ofApproval
7.1 Dedicate a total of 48-feet ofright-of--way from the centerline of Linder Road abutting the parcel
by means of a warranty deed. The right-of--way purchase and sale agreement and deed must be
completed and signed by the applicant prior to scheduling the final plat for signature by the
ACRD Commission or prior to issuance of a building permit (or other required permits),
whichever occurs first. Allow up to 30 business days to process the right-of--way dedication after
receipt of all requested material. The owner will be paid the fair market value of the right-of--way
dedicated which is an addition to existing ACRD right-of--way.
7.2 Construct a 5-foot detached concrete sidewalk abutting the site on Linder Road. T'he sidewalk
shall be located a minimum of 41-feet from the centerline of the roadway. The applicant should
work with ACRD and the landowner of the out-parcel that fronts on Linder Road to extend a
continuous sidewalk to the intersection of Linder Road and Chinden Boulevard.
7.3 Construct a northbound left-turn lane on Linder Road at the site access intersection.
7.4 Construct a curb return full access driveway on Linder Road located at the south property line
(approximately 600-feet south of Chinden Boulevard), as proposed. Construct a separate left and
right turn lane for the eastbound (exiting) approach.
7.5 Comply with the requirements of the Idaho Transportation Department for right-of--way, access,
and improvements to Chinden Boulevard (US 20/26).
7.6 Connect to Gertie Place, a public stub street at the south property line, as proposed.
7.7 Connect to Everest Street, a private street at the west property line, as proposed.
7.8 Provide across-access easement to the 0.6-acre out-parcel to the south, as proposed.
7.9 Other than the access specifically approved with this application, direct lot access is prohibited to
Linder Road and shall be noted on the final plat.
7.10 Comply with all Standard Conditions of Approval.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 19, 2008
Standard Conditions ofApproval
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.
7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that maybe damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.2.5 Comply with the District's Tree Planter Width Interim Policy.
7.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file 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 are 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 ACRD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days
prior to breaking ground within ACHD right-of--way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACRD conduits (spare or filled) are compromised during
any phase of construction.
7.2.12 No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
7.2.13 Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subject property unless
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 19, 2008
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.
8. CENTRAL DISTRICT HEALTH DEPARTMENT
8.1 After written approval from appropriate entities is submitted, we can approve this proposal for
central sewage and central water.
8.2 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
8.3 Run-off is not to create amosquito-breeding problem.
8.4 Central District Health will require plans be submitted for a plan review for any: food
establishments, grocery store, beverage establishment and child care center
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 19, 2008
C. Required Findings from the Unified Development Code
1. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat,
the decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed application is in substantial compliance with the adopted
Comprehensive Plan. Staff generally supports the proposed plat layout as it complies
with the provisions of the Comprehensive Plan. Please see Comprehensive Plan Policies
and Goals, Section 8, of the Staff Report.
2. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services are available to accommodate the proposed development.
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
cost, staff fmds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., police, fire, ACRD, etc.) to determine this fmding. (See finding
"Items 3 and 4 above under Annexation Findings above, and the Agency Comments and
Conditions in Exhibit B for more detail.)
5. The development will not be detrimental to the public health, safety or general
welfare; and
Staff is not aware of any health, safety or environmental problems associated with the
development of this subdivision that should be brought to the Council or Commission's
attention. ACRD considers road safety issues in their analysis. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
6. The development preserves significant natural, scenic or historic features.
Staff is unaware of any natural, scenic or historic features on this site. Therefore, staff
finds that the proposed development will not result in the destruction, loss or damage of
any natural, scenic or historic feature(s) of major importance. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed development may destroy or damage a natural or
scenic feature(s) of major importance of which staff is unaware.
Exhibit C
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF JUNE 19, 2008
2. Private Street Findings:
A. The Design of the private street meets the requirements of this Article;
The applicant will have to certify that the Ada County Street Naming Committee has
accepted the private street names. The design of the streets meets the standards as set
forth in UDC 11-3F-4; no gates are allowed. Roadway and storm drainage shall be
contained on site.
B. Granting approval of the private street would not cause damage hazard, or
nuisance, or other detriment to persons property, or uses in the vicinity; and
Staff does not anticipate any hazard, nuisance or other detriment from the private streets
if they are constructed and maintained as designed.
C. The use and location of the private street shall not conflict with the comprehensive
plan and/or the regional transportation plan.
The location of the private streets does not conflict with the Comprehensive Plan and/or
the regional transportation plan.
Exhibit C