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STAFF REPORT Hearing Date: August 21, 2008 ;~ ~~p ";` ~~ s r~~ ~~~ \~ L~ ~~~.,
TO: Planning 8c Zoning Commission ~ a r V_ ~ a N- ~_~;' ~ ~
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FROM: Bill Parsons, Associate City Planner
(208) 884-5533 A D A t-I O
SUBJECT: Trade Plaza
• PP-08-008
Preliminary Plat of 17 commercial building lots on approximately 8.7 acres in
a C-G zoning district, by Land Investors, LLC ,
1. SUIVIlVIARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Land Investors, LLC has applied for Preliminary Plat approval of 17 commercial building
lots on approximately 8.7 acres. No other development applications have been submitted with the
preliminary plat application. In addition, neither a concept plan nor elevations were submitted for staffls
review. The primary access proposed is a full access driveway to/from Meridian Road. No additional
access points have been referenced on the submitted preliminary plat. The subject site is located at 555 S.
Meridian Road, approximately %z mile south of Franklin Road.
2. SUMMARY RECOMIVVI~NDATION
The subject application (PP) was submitted to the Planning Department for review. Below, Staff has
provided detailed analysis and recommended conditions of approval for the requested Preliminary Plat
application. Staff is recommending approval for the Trade Plaza Subdivision (PP-08-008) with
included conditions listed in Ezhibit 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-08-008 as presented in the staff report for the hearing date of August 21,
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-08-008 as presented in the staff report for the hearing date of August 21,
2008, for the following reasons: (you should state specific reasons for denial of the preliminary plat
request.)
Continuance
After considering all staff, applicant and public testimony, I move to continue File Number PP-08-008
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:
555 S. Meridian Road
Section 13, T3N Rl W
b. Owners:
Land Investors, LLC
Trade Plaza PP-08-008 PAGE 1
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
1375 E. Braemere Road
Boise, Idaho 83702
c. Applicant:
Same as above
d. Representative: Alan Christy, Treasure Valley Engineers
e. Present Zoning: C-G
f. Present Comprehensive Plan Designation: Commercial
g. Description of Applicant's Request: The applicant is requesting preliminary°Plat approval for
17 commerciallots in a C-G zone.
1. Date of Preliminary Plat: June 30, 2008
2. Date of Landscape Plan: June 9, 2008
h. Description of Applicant's Justification for CUP Approval: "Land Investors, LLC is applying
to the City for a subdivision on 8.67 acres located on the northwest corner of Meridian Road
and Corporate Drive. The request is for the Subdivision to be in two phases. Phase one is
approximately 3.35 acres at the corner of Meridian Road and Corporate Drive. Phase two is
approximately 535 acres to the west of Phase One. It is anticipated in the near future there
will be a credit union at the corner of Meridian Road and Corporate Drive. Phase two would
be developed when there was a demand for development of that property." See applicant's
submittal narrative for more.
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. Newspaper notifications published on: August 4, and 18, 2008
c. Radius notices mailed to properties within 300 feet on: July 25, 2008
d. Applicant posted notice on site by: August 12, 2008
6. LAND USE
a. Existing Land Use(s): Vacant commercial land
b. Description of Character of Surrounding Area: The subject site is primarily surrounded by
developed and undeveloped commercial landluses.
c. Adjacent Land Use and Zoning
1. North: Troutner Park Subdivision and John's Auto Care, zoned C-G
2. East: Commercial restaurants, zoned C-G
3. South: Storage Facility, zoned GG.
4. West: Unimproved parking lot and office building, zoned C-G and L-O
d. History of Previous Actions: N/A
e. Existing Constraints and Opportunities
1. Public Works
Location of sewer: S Meridian Road and S West 3'~ Street
Trade Plaza PP-08-008 PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
Location of water: S Meridian Road and S West 3`~ Street
Issues or concerns: None.
2. Vegetation: Primarily weeds are growing on the site.
3. Flood plain: NA
4. Canals/Ditches Irrigation: No major facilities.
5. Hazards: None lrnown.
6. Proposed Zoning: C-G
7. Size of Property: 8.7 acres
f. Subdivision Plat Information
1. Residential Lots: 0
2. Non-residential Lots: 17
3. Total Building Lots: 17
4. Common Lots: 0
5. Other Lots: N/A
6. Total Lots: 17
g. Landscaping:
1. Width of street buffer(s): 35-foot wide landscape buffer along Meridian Road and a
10-foot wide landscape buffer adjacent to Corporate Drive are required.
2. Width of buffer(s) between land uses: N/A
3. Parking Lot Landscaping: Perimeter and internal pazking lot landscaping is required
upon development of the site in accordance with the standards listed in UDC 11-3B-
8C. Internal landscaping will be reviewed foY compliance with UDC standards with
submittal of the Cert~cate of Zoning Compliance and/or Conditional Use Pennit
application. Perimeter landscaping should be complete with the subdivision.
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.): Access to
this development is proposed from a full access driveway to/from Meridian Road located
approximately 150 feet north of the south property line. In addition, the applicant is proposing
to extend Corporate Drive to the Phase One line of the development approximately 480 feet
with a temporary turnaround for emergency vehicle tumaround. The remainder of Corporate
Drive (approximately 783 feet) and the extension of 3`~ Street (stubbed at the north property
Trade Plaza PP-08-008 PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
boundary) to Corporate Drive is proposed to be constructed with Phase Two. The City
Departments (Fire, Police and PlanningJ are Yequiring the applicant extend and construd
CorpoYate DYive from Meridian Road and connect to the stubbed Copporate Drive at the
western property boundary, with the fiYSt phase.
7. COMMENTS MEETING
On August 1, 2008 Planning Staff held an agency comments meeting. The agencies and departments
present included: Meridian Fire Department, Meridian Police Department, Sa.nitary Services Company
and Meridian Public Works Department. Staff has included a11 comments and recommended actions as
Conditions of Approval in the attached Exhibit B.
8. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject property is designated on the Comprehensive Plan Future Land Use Map as "Commercial"
The Comprehensive Plan defines Commercial as: "This designation will provide a full range of
commercial and retail to serve area residents and visitors. Uses may include retail, wholesale, service and
office uses, multi-family residential, as well as appropriate public uses such as government offices.
Within this land use category, specific zones may be created to focus commercial activities unique to their
locations. These zones may include neighborhood commercial uses focusing on specialized service for
residential areas adjacent to that zone." The applicant is requesting to rezone this property to C-G which
stafFbelieves is consistent with the Comprehensive Plan designation for this property.
Idaho Code 67-6508 states that "the plan shall consider previous and existing conditions, trends, desirable
goals and objectives, or desirable future situations for each planning component." Staff has reviewed the
subject PP application 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 seweY and water service will be extended to the pYOject at the developer's expense.
• The subject lands are serviced by the Meridian City Fire DepaYtment.
• The subject lands are serviced by the Meridian Police Depar~tment (MPD).
• The roadways adjacent to the subject lands are cun~ently owned and rnaintained by the Ada
County Highway District (ACI-ID). This service will not change.
• The subject lands are cun~ently sefviced by the MeYidian School District #2. This service will
not change.
• The subject lands are cun°ently serviced by the Meridian Library District. This service will
not change and the Merzdian LibYary District should suffer no revenue loss as a result of the
subject annexation.
Municipal, fee-suppot~ted, services will be provided by the MeYidian Building Department, the
Meridian Public Works Departlnent, the Meridian Water Departmnent, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
• Chapter VII, Goal I, Objective B: Plan for a variety of commercial and retail opportunities within
the Ixnpact Area.
Stafffinds that the site is designated for^ Commercial on the CompYehensive Plan Future Land
Use Map. Staff believes that over time, a variety of commeYCial and retail oppoYtunities will be
pYOVided on this site.
Trade Plaza PP-08-008 PAGE 4
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
• Chapter VII, Goal N, Objective D, Action 2- Restrict curb cuts and access points on collectors
and arterial streets.
The applicant has proposed one curb cut on Meridian Road, which staff is not suppot°tive of. The
Subdivision should take access from Corporate Drive as required by City Staff.
• Chapter VII, Goal N, Objective D: Encourage appropriate land uses along transportation
corridors.
Staff believes that the proposed development is appropriate along the adjoining transportation
coYr-idor (Meridian Road). This development project will be highly visible and help to define this
area of the city.
Chapter V, Goal III, Objective D, Action item 5: Require all commercial businesses to install and
maintain landscaping.,,
The subject site will be responsible for installing and maintaining the appropriate landscape
buffers, paYking lot landscaping and streetscape landscaping.
• Chapter IV, Goal I, Obj. A, #6: Permit new commercial development only where urban services
can be reasonably provided at the time of final approval and development is contiguous to the
„
~ty.
This parcel is already annexed into the city. Sanitary sewer and water are available to this
parcel.
• Chapter VI, Goa1 II, Objective A, Action 13: Review new development for appropriate
opportunities to connect to local roads and collectors in adjacent developments.
Corporate Dtzve is currently stubbed at the west property line and 3rd Avenue is stubbed at the
north property line approximately 950 feet from Meridian Road. The applicant is proposing to
stub Corporate DYive at the phase one line of the project which is approximately 480 feet. The
remainder of Corporate Drive, to connect with the existing Corporate Drive to the west, and the
extension of 3id Avenue are proposed to be constr~ucted with phase two of the development. The
City Departments (Fire, Police and Plannin~ are requiring the applicant extend and construct
Corporate Drive from Meridian Road and connect to the stubbed Co~porate Drive at the western
prope~ty boundary; the entire length of the proposed development with the fiYSt phase.
Staf~ j`'recommends that the Commission and Council rely on any veYbal or written testimony that may be
provided at the public hearing when detef mining if the applicant's 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 GG zoning district. A credit union is anticipated on this site. Financial
institutions are principally permitted use in the C-G district, however if a drive through teller
window is proposed, it will require CUP approval if the drive through facility is within 300
feet of another drive through facility.
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
Trade Plaza PP-08-008 PAGE 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
of the district in proximity to streets and highways.
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
PRELINIINARY PLAT ANALYSIS: The proposed preliminary plat depicts 17 buildable lots
on approximately 8.7 acres of land in a C-G zoning district. Minimum lot size on the proposed
plat is 13,187 square feet. Average lot size is approximately 19,943 square feet. 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:
Elevations: The applicant has not provided staff with any elevations to represent what future
buildings could look like on the site. The applicant has stated in the narrative a credit union is
proposed for Lot 4, Block 1 in the near future and is aware a CUP is required to establish a drive
through use on the site per UDC 11-4-3.11. At this time, the applicant does not have a clear
vision for how this site is to develop, so no detailed plans have been submitted. Phase two is
contingent upon market dema.nd. Staff understands that the applicant woWd like some
fle~bility, but staff is recommending elevations be made available for Commission review
before this project moves forward to City Council. These elevations should give the staff,
Commission, and Council an idea of the type of construction anticipated for tlus site.
In addition, the site is adjacent to Meridian Road, an entry way corridor, which requires design
review for any future buildings on the site. It is important to note, staff is in the draft process of
establishing new design review criteria for future development within the City of Meridian. In the
near future design review will most likely be required for all future commercial projects proposed
within the City of Meridian.
Access: At this time, the applicant is proposing one full access point to/from Meridian Road.
Other access points to Corporate Drive are also proposed. The proposed driveway to Meridian
Road aligns with the existing driveway on the east side of the road. Staff has not received ACHD
comments regarding the proposed access point; however staff is not supportive of the proposed
access point. UDC 11-3A-3 prolubits direct lot access to arterial streets when local street
access is available. Staff anticipates ACHD will not grant ttus access point based on the history
with John's Auto Care site to the north and the fact that the proposed driveway is so close to
Corporate Drive. This azea of Meridian Road is proposed for reconstruction slated to begin in late
summer 2009. Furthermore, the intersection of Meridian Road and Corporate Drive will be
signalized in the future. Staff believes vehicular mobility through this development would be
better served from Corporate Drive, and not Meridian Road.
The other concern that staff has is the applicant is not proposing to extend Corporate Drive
through the development to the west property boundary where it is currently stubbed, until the
future phase develops. On the submitted plat Corporate Drive is proposed to be extended
approximately 480 feet from Meridian Road with phase one of the plat. The City Departments
(Fire, Police and Planning) are requiring the applicant extend and construct Corporate Drive from
Meridian Road and connect to the stubbed Corporate Drive at the western property boundary; the
entire length of the proposed development, with the first phase. Staff believes this is an important
street connection to help facilitate traffic and emergency vehicle movement in the azea, which is
currently deficient.
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
Trade Plaza PP-08-008 PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
separate recorded agreement, so all lots have access to the public street system. The Troutner
Park Subdivision borders this project on the north. Staff believes some cross access with this
development should be constructed to limit future access points from occurring on the adjacent
streets to these subdivisions. It is important to note ACHD typically does not limit the amount of
access points to local streets, which Pennwood to the north is. With the amount of lots proposed
with this commercial subdivision, staff has concerns with the potential access points that could
occur with this project; particularly since the applicant has not shown any additional curb cuts
(driveways) for phase two of the project. Therefore, staff is recommending cross access not only
for the lots within the proposed subdivisions, but also to some of the vacant C-G lots platted with
Troutner Pazk Subdivision No.2 to the north. A copy of the recorded cross access easement(s)
should be provided at the time of final plat submittal. NOTE: Staff is requiring the internal cross
access easements, but only recommending that the applicant provide the cross access easements
to the north.
Phasing Plan: The applicant is proposing to phase the project based on market dema.nd. With
phase one the applicant is proposing to plat 5 lots. With phase two the remaining twelve lots are
proposed for platting. It is the intention of the applicant to plat phase one of the project to proceed
with the development of the Credit Union on the site. The platting of phase two is contingent
upon market demand. Staff is generally supportive of the phasing plan proposed by the applicant
however; staff is not supportive of the applicant's request to construct only a portion of Corporate
Drive or access to Meridian Road as proposed with phase one.
Dimensional Standards: The site is currently zoned C-G. Therefore, the applicant must comply
with the dixnensional standards for the C-G zoning district listed in UDC Table 11-2B-3 as
outlined in this report. In addition, the applicant must comply with the allowed uses in the C-G
district outlined in UDC table 11-2B-2.
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 Meridian Road,
classified as an arterial street, and an entryway corridor and a 10-foot wide street
buffer landscape easement adjacent to Corporate Drive and 3`~ Avenue aze required
per UDC Table 11-2B-3.
• A cross-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 driveways proposed as access
to the public street system.
• Direct lot access to Meridian Road shall be prohibited and noted on the final plat.
• Driveways should be depicted on Corporate Drive and 3'~ Avenue, not on Meridian
Road.
• Extend Corporate Drive the entire length of the proposed subdivision; approximately
1,263 feet, to connect with the existing Corporate Drive to the west and Meridian
Road to the east.
Landscape Plan: The applicant submitted a landscape plan with this application submittal. The
purpose of the plan is only to illustrate the required perimeter landscape buffers required for the
proposed subdivision. The UDC requires a 35-foot wide landscape buffer adjacent to Meridian
Road; designated an entryway corridor and a 10-foot wide landscape buffer adjacent to Corporate
Drive and 3`~ Avenue. In addition, all landscape buffers shall be planted with trees and shrubs,
lawn or other vegetative groundcover. Staff has reviewed the submitted landscape plan and finds
Trade Plaza PP-08-008 PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
the landscape plan submitted substantial complies with the UDC. However, as staff mentioned
earlier this area of Meridian Road is slated for reconstruction and plans are currently being
reviewed to help beautify the Meridian and Main Corridor. Staff is encouraging the
applicant to coordinate with the Meridian Development Corporation and the Parks
Department to determine if the proposed landscape plan would be consistent with the
landscaping proposed in this corridor.
A written certificate of completion should be prepared by the landscape architect, designer, or
qualified nurseryman responsible for the landscape plan and submitted to the Planning
Department upon completion of t1~.e landscaping prior to Certif'icate of Occupancy for the site. All
standards of installation should apply as listed in UDC 11-3B-14.
Parl~ng Lot Landscaping: Landscape plans shall be submitted with the Certificate of Zoning
Compliance applications for the development which should comply with UDC 11-3A-8.
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, a single-
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 azeas
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 a.nd in
accordance with UDC 11-3A-15 and MCC 9-1-28.
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 azea being subdivided shall be covered.
Certificate of Zoning Compliance (CZC): According to the UDC, no building or other structure
shall be erected, moved, added to or structurally altered, nor shall any building, structure or land
be established or changed in use without a certificate of zoning compliance (CZC) issued by the
Administrator. A certificate of zoning compliance shall be issued only in conformity with the
provisions of this Title and shall be required before the issuance of a building permit.
b. Staff Recoxnmendation: Staff is recommending approval for Trade Plaza Subdivision (PP-08-008)
with conditions listed in Ezhibit B of the Staff Report.
11. EXHIBITS
A. Drawings
1. Vicinity Map
2. Preliminary Plat (dated: June 30, 2008)
3. Landscape Plan (dated: June 9, 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
Trade Plaza PP-08-008 PAGE 8
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
8. Central District Health
C. Required Findings from the Unified Development Code
Trade Plaza PP-08-008 PAGE 9
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI~ HEARING DATE OF AUGUST 21, 2008
A. Drawings
1. Vicinity Map
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
2. Preliminary Plat (dated: June 30, 2008)
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E~chibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE I-~ARING DATE OF AUGUST 21, 2008
3. Landscape Plan (dated: June 9, 2008)
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Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
B. Conditions of Approval
1. PLANNING DEPARTMENT
1.1 STTE SPECIFIC REQLTIltEMENTS-PRELIMINARY PLAT
1.1.1 The preliminary plat prepazed by Treasure Valley Engineers, dated June 30, 2008, is approved,
with the conditions listed herein and with the following changes:
• A 35-foot wide street landscape buffer is required along Meridian Road. A 10-foot wide
street landscape buffer is required adjacent to Corporate Drive and 3`~ Avenue per UDC
Table 11-2B-3.
• A cross-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 driveways as access to the public street
system.
• Direct lot access to Meridian Road shall be prohibited and noted on the final plat.
• Driveways shall be from Corporate Drive and 3`~ Avenue, not on Meridian Road.
• Eztend Corporate Drive the entire length of the proposed subdivision,
appro~mately 1,263 feet, with the first phase of development
1.1.2 The landscape plan prepazed by Treasure Valley Engineers, dated June 9, 2008 labeled L-1
(attached in Exhibit A), is approved with following modification from the Planning Department:
• The applicant shall coordinated with the Meridian Development Corporation and the
Pazks Depamnent to determine if the proposed landscape plan would be consistent with
the landscaping proposed in that corridor. Submit a letter from NIDC or Pazks with the
final plat application, stating that you have coordinated the plan.
1.1.3 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
1.2 GENERAL REQUIltEMENTS-PRELIMINARY PLAT
1.2.1 Sidewallcs 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 imgation 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, a single-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 are.as 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 11-3A-7.
Ezhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
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, intersecting, crossing or lying adjacent and contiguous to
the area being subdivided shall be tiled per UDC 11-3A-6. 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.
1.2.9 All future buildings within the Trade Plaza Subdivision sha11 be subject to the Design Review
standards that are in effect at the time of application submittal.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains in South
West 3`~ Street and S Meridian Road. 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 aze 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 altemate 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 S West 3`~ Street and S
Meridian Road. Due to fire flow requirements the applicant will need to install a 10-inch water
main along the purposed W Corporate drive from S Meridian Road to S West 5~' Street. The
applicant shall be iesponsible 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, but rather dedicated outside the plat process using the City of Meridian's standard forms.
The easement sha11 be graphically depicted on the plat for reference purposes. Submit an
executed easement (on the form available from Public Works), a legal description, which must
include the area of the easement (marked EXHIBTT A) and an 81/2" x 11" map with bearings and
distances (marked EXI~BIT 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, a single-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 azeas prior to
signature on the final plat by the City Engineer.
2.5 All existing structures that are required to be removed shall be 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 AUGUST 21, 2008
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 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.
2.7 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 Fina1
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 ixnprovements, including but not limited to sewer, fencing, micro-paths,
pressurized irtigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.12 ~pplicant shall be required to pay Public Works development plan review, and construction
inspection fees, as deternuned during the plan review process, prior to the issuance of a plan
approval letter.
2.13 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.14 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.15 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.16 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.
2.17 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 foundation is at least 1-foot above. •
2.18 The applicants design engineer shall certify that all seepage beds out of the public right- of-way
are installed in accordance with the approved design plans. This certification must be received by
the City of Meridian Public Works Department prior to the project receiving final approval.
2.19 At the completion of the project, the applicant shall be responsible to submit record drawings
per the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
2.20 One hundred watt, high-pressure sodium streetlights shall be required at locations designated by
the Public Works Depattment. 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
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
power designs are completed by Ida.ho Power Company. The street light contractor shall obtain design
and permit from the Public Works Department prior to commencing installations.
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'/z" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section
509.5.
h. Show all proposed or existing hydrants for all new construction or additions to
existing buildings within 1,000 feet of the project.
3.3 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
3.4 All common driveways sha11 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 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 Commercial and office occupancies will require a fire-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.7 Maintain a separation of 5' from the building to the dumpster enclosure.
3.8 The applicant shall work with Planning Depaitmment 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).
3.9 There shall be a fire hydrant within 100' of all Fire Department connections.
3.10 Buildings over 30' in height are required to have access roads in accordance with The International
Fire Code Appendix D Section D105.
3.11 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 properiy or
area to be served, measured in a straight line.
3.12 Where a portion of the facility or building hereafter conshucted or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 2008
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where require~i by the code official. For buildings equipped throughout
with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or
903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183
m).
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).
3.13 With Phase 1 eztend Corporate Drive to and thru your site to provide secondary access from
the west to the development.
4. POLICE DEPARTMENT
4.1 The Police Department is requiring a secondary pubtic access with the eztension of
Corporate Drive from Meridian Road to connect to Corporate Drive stubbed at the west
property boundary.
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 (AS OF THE PRINT DATE FOR THIS STAFF REPORT; STAFF HAS
NOT RECEIVED COMMENTS FROM ACHD)
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
83 Run-off is not to create a mosquito-breeding problem.
8.4 Central District Health will require plans be submitted for a plan review for any: food
establishments, grocery store, beverage establishxnent and child caze center
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF AUGUST 21, 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-malang 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 Goa1s, 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 finds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., police, fire, ACHD, etc.) to determine this fmding 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. ACHD considers road safety issues in their analysis. Staff recommends that the
Commission and Council reference any public testimony that may be presented to
determine whether or not the proposed subdivision may cause health, safety or
environmental problems of which staff is unaware.
6. The development preserves significant natural, scenic or lustoric 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 maj or importance of which staff is unaware.
Exhibit C