HomeMy WebLinkAboutStaff ReportCITX OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 18, 2008
STAFF REPORT Hearing Date: September 18, 2008
(Continued from August 21, 2008)
TO: Planning & Zoning Coxiunission
FROM: Bill Parsons, Associate City Planner
(208) 884-5533
SUBJECT: Trade Plaza
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Preliminary Plat of 17 commercial building lots on approximately 8.7 acres in a
C-G zoning district, by Land Investors, LLC
1. SUMMARY 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 staff's 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 RECOMMENDATION
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 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-08-008 as presented in the staff report for the hearing date of September 18,
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 September 18, 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 R1 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 SEPTEMBER 18, 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
£ Present Comprehensive Plan Designation: Commercial
g. Description of Applicant's Request: The applicant is requesting preliminary Plat approval for 17
commercial lots 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 5.35 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 land/uses.
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 C-G.
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 3rd Street
Trade Plaza PP-08-008 PAGE 2
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARIN'C7 :DATE OF S1rPTEMBER 18, 2008
Location of water: S Meridian Road and S West 3rd 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 known.
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 20-
foot wide landscape buffer adjacent to Corporate Drive and a 10-foot wide landscape
buffer along Third Street are required.
2. Width of buffer(s) between land uses: N/A
3. Parking Lot Landscaping: Perimeter and internal parking 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_ for compliance with UDC standards with submittal
of the Certificate of Zoning Compliance and/or Conditional Use Permit application.
Perimeter landscaping should be complete with the subdivision.
h. Proposed and Required Non-Residential Setbacks: per the C-G zone
C-G Standard
1~ront 0 feet
Side 0 feet
Rear 0 feet
Max. Building Height 65 feet
Min. Lot Size None
Min. Street 1~ rontage 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 4$0 feet with a
temporary turnaround for emergency vehicle turnaround. The remainder of Corporate Drive
Trade Plaza PP-08-008 PAGE 3
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 18, 2008
(approximately 783 feet) and the extension of 3rd Street (stubbed at the north property boundary)
to Corporate Drive is proposed to be constructed with Phase Two. 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,
with the first 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, Sanitary Services Company 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
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 az~d office uses, multi-
family residential, as well as appropriate public uses such as government offices. Within this land use
category, specific zones maybe 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 staff believes 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 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 (ACRD). This service will not change.
• The subject lands are currently serviced by the Meridian School District #2. This service will not
change.
• 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 lass us 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 VIT, Goal I, Objective B: Plan for a variety of commercial and retail opportunities within the
Impact Area.
Staff finds that the site is designated for Commercial an the Comprehensive Plan Future Land Use
Map. Staff believes that over time, a variety of commercial and retail opportunities will be provided
an this site.
Trade Plaza PP-08-008 PAGE 4
CITY QF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 18, 2008
• Chapter VII, Goal IV, 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 supportive of. The
Subdivision should take access from Corporate Drive as required by City Staff.
• Chapter VII, Goal IV, Objective D: Encourage appropriate land uses along transportation corridors.
,Staff believes that the proposed development is appropriate along the adjoining transportation
corridor (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,
parking lot landscaping and streetscape landscaping.
• Chapter N, Goal I, Obj. A, #6: Permit new commercial development only where urban services can
be reasonably provided at the time of fmal approval and development is contiguous to the City."
This parcel is ulready annexed into the city. Sanitary sewer and water are available to this parcel.
• Chapter VI, Goal II, Objective A, Action 13: Review new development for appropriate opportunities
to connect to local roads and collectors in adjacent developments.
Corporate Drive 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 Drive 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 3'~
Avenue are proposed to be constructed with phase two of the development. 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 recommends that the Commission and Council rely on any verbal or written testimony that may be
provided at the public hearing when determining if the applicant's development request is appropriate for
this property.
9. ZONING ORDINANCE
a. Zoning Schedule of Use Control: UDC Table 11-2B-2 lists the permitted, accessory, and
conditional uses in the C-G 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 camrnercial uses, and the location of the district in
proximity to streets and highways.
Trade Plaza PP-08-008 PAG)/ 5
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 18, 2008
10. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
PRELIlVIINARY PLAT ANALYSIS: The proposed preliminary plat depicts 17 buildable lots on
approximately $.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 demand. Staff understands that the applicant would like some flexibility, but staff
is recommending elevations be made available for Commission review before this project
moves forward to City Council. These elevations should give the Commission and Council an
idea of the type of construction anticipated for this 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..lt 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 prohibits direct lot access to arterial streets when local street access is available.
ACRD has a settlement agreement with the owner of the front parcel with allows an access
point to Meridian Road. This access point is approximately 110 feet north of Corporate Drive
intersection and aligns with the driveway stub across Meridian Road to the east. It is
important to note in the future this access point will be a right-in/right-out only when Meridian
Road is changed to a one-way street south bound. This area 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 area, which is currently deficient.
Cross-Access: Some of the proposed lots do not have frontage on a public street. Cross-access shall
Trade Plaza PP-U8-008 PAGE 6
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTI/MB6R 18, 2008
be provided to all lots within the development via a note on the recorded fmal plat or a 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 crass 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 ACfID 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 shaven 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 Park Subdivision No.2 to
the north. A copy of the recorded cross access easement(s) should be provided at the time of fmal
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 demand. 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 dimensional standards for the C-G zoning district listed in UDC Table 11-28-3 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`d Avenue are required per UDC
Table 11-2B-3.
• 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 driveways proposed as access to the
public street system.
• Direct lot access to Meridian Road shall be prohibited and noted an 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, a 20-foot wide landscape buffer (the current landscape
depicts a 10 foot wide landscape buffer along Corporate Drive) adjacent to Corporate Drive and
a 10-foot wide landscape buffer along 3rd Avenue. In addition, all landscape buffers shall be
Trade Plaza PP-08-008 PAGE 7
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 1 S, 2008
planted with trees and shrubs, lawn or other vegetative groundcover. Staff has reviewed the
submitted landscape plan and finds the landscape plan submitted substantial complies with the
UDC except for the landscape buffer along Corporate Drive. The applicant should revise the
submitted landscape to depict a 20-foot wide landscape buffer adjacent to Corporate Drive
prior to the City Council hearing. NOTE: The applicant submitted a landscape plan depicting a
ZO foot wide landscape buffer adjacent to Corporate Drive which staff was supportive of.
However, staff has errored and later realized Corporate Drive is designated as a collector street
and requires a 20foot wide landscape buffer in accordance with UDC 11-2B-3.
A written certificate of completion should be prepared by the landscape architect, designer, or
qualified nurseryman responsible for the landscape plan and submitted to the Planning Department
upon completion of the landscaping prior to Certificate of Occupancy for the site. All standards of
installation should apply as listed in UDC 11-38-14.
Parking 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, 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.
Ditches, Laterals, and Canals: Per UDC 11-3A-6 all imgation 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.
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 Recommendation: Staff is recommending approval far Trade Plaza Subdivision (PP-OS-008)
with conditions listed in Exhibit 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
Trade Plaza PP-08-008 PAGE S
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 18, 2008
6. Sanitary Service Company
7. Ada County Highway District
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 THE HEARING DATE OF SEPTEMBER 1$, 2008
A. Drawings
1. Vicinity Map
Exhibit A
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 18, 2008
2. Preliminary Plat (dated: June 30, 2008)
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CITY OF MERIDIAN PLANNING DEAARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 18, 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 SEPTEMBER 18, 2008
B. Conditions of Approval
1. PLANNING DEPARTMENT
I.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
1.1.1 The preliminary plat prepared 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 20-foot wide
street landscape buffer is required adjacent to Corporate Drive and a 10-foot wide street
landscape buffer is required along 3rd Avenue per UDC Table 11-2B-3.
• Across-access easement shall be recorded, via a recorded document and/or a note on the
final plat, for a111ots 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 fronn Corporate Drive and 3`d Avenue, not on Meridian Road.
• Extend Corporate Drive the entire length of the proposed subdivision, approximately
1,263 feet, with the first phase of development
1.1.2 The landscape plan prepared by Treasure Valley Engineers, dated June 9, 20081abeled L-1 (attached
in Exhibit A), is approved with following modification from the Planning Department:
• Depict a 20-foot wide landscape buffer adjacent to Corporate Drive.
1.1.3 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7.
1.2 GENERAL REQUIREMENTS-PRELIMINARY PLAT
1.2.1 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision pursuant
to 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 fmal
plat by the City Engineer. An underground, pressurized irnigation 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.
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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER I8, 2008
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, ar 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 shall 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`d 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 are required to provide service. Minimum cover
over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than
alternate materials shall be used in conformance of City of Meridian Public Works Departments
Standard Specifications.
2.2 Water service to this site is being proposed via extension of mains in S West 3rd 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 5th Street. The applicant
shall be responsible to install water mains to and through this development, coordinate main size and
routing with Public Works.
2.3 The applicant shall provide a 20-fact 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 shall 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 EXHIBIT A) and an 81/2" x 11"map with bearings and distances
(marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a Professional
Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this document.
2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source
of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or well
water for the primary source. If a surface or well source is not available, asingle-point connection to
the culinary water system shall be required. If a single-point connection is utilized, the developer will
be responsible far the payment of assessments for the common areas 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.
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.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 18, 2008
2.7 Any existing domestic well system within this project shall be removed from dozxlestic service per
City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact
Robert B. Whitney at (208)334-2190.
2.8 Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
2.9 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final Plat
for this subdivision shall be recorded, prior to applying for building pernnits.
2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncozx~pleted fencing,
landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the
final plat.
2.11 All development improvements, including but not limited to sewer, fencing, micro-paths, pressurized
irrigation and landscaping shall be installed and approved prior to obtaining certificates of
occupancy.
2.12 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to 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 Department. All streetlights shall be installed at subdivider's expense. Typical
locations are at street intersections and/or fire hydrants. Final design locations and quantity are
determined after power designs are completed by Idaho Power Company. The street light contractor
shall obtain design and permit from the Public Works Department prior to commencing installations.
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 far bacteria testing.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 18, 2008
3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 41/i" 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 Warks 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 Operational fire hydrants, temporary or permaneut 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 afire-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 S' from the building to the dumpster enclosure.
3.8 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).
3.9 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 stones in height shall have at least three
means of fire apparatus access for each structure. Two of the access roads shall be placed a distance
apart equal to not less than one half of the length of the overall diagonal dimension of the property or
area to be served, measured in a straight line.
3.12 Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction
is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as measured by an
approved route around the exterior of the facility or building, on-site fire hydrants and mains shall be
provided where required by the code official. For buildings equipped throughout with an approved
automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the distance
requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183 m).
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).
F,xhibit B
C1TY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 18, 2008
3.13 With Phase 1 ea;tend 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 public access with the extension of Corporate
Drive from Meridian Road to connect to Corporate Drive stubbed at the west property
boundary.
S. 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 SSG.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Construct Corporate Drive as one of the following:
a. If fiends are available to the District at the time the applicant moves forward with the project,
enter into a development agreement with ACRD to design and construct the entire width of
Corporate Drive-including curb, gutter, and 7-foot attached (or 5-foot detached) sidewalk on
both sides-abutting the site. ACRD shall be responsible to reimburse the applicant for the costs
of 6-feet of pavement width and curb, gutter, and sidewalk improvements along the south side of
Corporate Drive. If the District enters into an agreement with the applicant to improve the south
side of Corporate Drive, the applicant should coordinate with District staff and property owners
to the south to ensure the appropriate location of access points along the south side of Corporate
Drive.
b. If funds are not available to the District or an agreement is nat entered into, improve
Corporate Drive to one half of a 40-foot street section with curb, gutter and 7-foot attached (or 5-
foat detached) sidewalk on the north side plus 12-feet of pavement on the south side.
7.2 Dedicate 17-feet afrIght-of--way along Corporate Drive abutting the parcel by means of retardation
of a final subdivision plat or execution of a warranty deed 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.
7.3 Dedicate additional right-of--way and provide a sidewalk easement as necessary to accommodate the
widened section of Corporate Drive toward Meridian Road. The District shall be responsible for the
purchase of this additional right-of--way, with the exception of a sidewalk easement. Provide this
sidewalk easement to the District at no cost.
7.4 If the development is final platted in phases and Corporate Drive is not constructed through the site,
provide a temporary turnaround at the west terminus of Corporate Drive by doing one of the
following:
a. Construct anon-standard temporary turnaround as proposed. Submit to the District a letter
from Meridian Fire Department approving the non-standard temporary turnaround prior to
District approval of the final plat or issuance of a building permit.
Exhibit B
CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 18, 2008
b. Provide a temporary turnaround on a building lot with a temporary turnaround easement to
cover the entire building lot. Submit to the District a letter from Meridian Fire Department
approving the non-standard temporary turnaround prior to District approval of the fmal plat or
issuance of a building permit.
c. Construct a 45-foot radius temporary turnaround at the west terminus of Corporate Drive on
the Phase 2 portion of the site. Provide a turnaround easement for any portion of the turnaround
that lies outside the dedicate right-of--way.
7.5 Construct Third Avenue as a 40-foot commercial street section with vertical curb, gutter, and 5-foot
sidewalk on both sides abutting the site.
7.6 Dedicate 54-feet ofright-of--way along Third Avenue abutting the parcel by means of recordation of
a fmal subdivision plat or execution of a warranty deed 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.
7.7 Construct one curb-return type access onto Meridian Road from the site, located approximately 150-
feet north of Corporate Drive (measured near-edge to near-edge). The driveway shall be no wider
than 36-feet, and paved its full width at least 30-feet into the site.
7.8 Construct one curb-return type access onto Corporate Drive, located approximately 230-feet west of
Meridian Road (measured near-edge to near-edge). The driveway shall be no wider than 36-feet, and
paved its full width at least 30-feet into the site.
7.9 Request approval for any additional access onto Corporate Drive.
7.10 Other than the access specifically approved with this application, direct lot access to Meridian Road
is prohibited, and shall be noted on the final plat.
7.11 Comply with all Standard Conditions of Approval.
Standard Conditions ofAppryval
7.2.1 Any existing irrigation facilities shall be relocated outside of the right-of--way.
7.2.2 Private sewer or water systems are prohibited from being located within any ACRD roadway or
right-of--way.
7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be borne
by the developer.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that maybe damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.2.5 Comply with the District's Tree Planter Width Interim Policy.
7.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing by
the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details.
Exhibit B
CITY OF MERIbIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 18, 2008
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 requited design changes.
7.2.9 Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
7.2.10 Payment of applicable road impact fees is required prior to building construction. The assessed
impact fee will be based on the impact fee ordinance that is in effect at the time.
7.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-of--way. The
applicant at no cost to ACRD shall repair existing utilities damaged by the applicant. The applicant
shall be required to call DIGLINE (1-811-342-1585) at least two full business days prior to breaking
ground within ACHD right-of--way. The applicant shall contact ACRD Traffic Operations 387-6190
in the event any AGHD 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 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.
$. 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 SEPTEMBER 18, 2008
C. Required Findings from the Unified Development Code
1. Preliminary Plat Findings:
1(n consideration of a preliminary plat, combined preliminary and final plat, or short plat, the
decision-making body shall make the following findings:
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.
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, ACRD, 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. 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