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REV Una Mas RecommendationsCITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 28, 2008 STAFF REPORT Hearing Date: October 28, 2008 . (Continued from: August S, 12, 26, and September 23, 2008) TO: Mayor & City Council FROM: Sonya Wafters, Associate City Planner E IDIAN~~ (208) 884-5533 I®AHa SUBJECT: Una Mas • PP-08-007 Preliminary Plat for 21 commercial building lots on 12.62 acres • PS-08-006 Request for approval of two private streets within the development 1. SiJNIlVIARY DESCRIPTION OF APPLICANT'S REQUEST The Applicant, Una Mas, LLC, has applied for Preliminary Plat (PP) approval of 21 commercial building lots on 12.62 acres in a C-G zoning district for Una Mas Subdivision. The applicant is also requesting approval for two private streets (PS) within the development. The private streets are primarily for addressing purposes. The site is located at 3945 E. Ustick Road, on the south side of Ustick, approximately % mile east of N. Eagle Road. This property is within the City's Urban Service Planning Area and is currently within the corporate boundaries of the City (annexed in 2005/6 as part of Una Mas and ACHD). 2. SiJ1VIlVIARY RECOMMENDATION The subject applications (PP-08-007 & PS-08-006) were submitted to the Planning Department for concurrent review. Staff has provided a detailed analysis for the PP and PS applications and recommended conditions of approval for the PP application. Staff is recommending that the PP application be approved with the conditions listed in Exhibit B of the staff report. Note: Per UDC 11-SA-2, Pf-ivate Street applications are approved at the administYative level by the Planning Director. However, because PS approval is requested concurrently with the PP, Staff has included analysis on the PS request in this staff report; the PS application does not require Commission/Council action. The Meridian Planning & Zoning Commission heard this item on June 19.2008. At the public hearing they moved to recommend approval of the subiect PP request. a. Summary of Commission Public Hearin,:: i. In favor: Denise Lauerman (Applicant's Representativel. Burke Hansen (Owner ii. In opposition: None iii. Commenting: None iv. Written testimony: None v. Staff presenting application: Sonya Wafters vi. Other staff commenting on application: None b. Kev Issue(s) of Discussion by Commission: i. The proximity of Ally's Wav in relation to the Lowe's entrance and possibility of traffic conflict on Ustick Road; ii. Compliance with the Comprehensive Plan Future Land Use Map designation of Mixed Use -Regional for this site. c. Kev Commission Change(s) to Staff Recommendation: i. None d. Outstanding Issue(s) for City Council: Una Mas PP-08-007 Page 1 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 28, 2008 i. None 3. PROPOSED MOTIONS Approval After considering all staff, applicant and public testimony, I move to approve File Number PP-08-007 as presented in the staff report for the hearing date of October 28, 2008, with the following modifications to the conditions of approval: (Add any proposed modifications.) Denial After considering all staff, applicant and public testimony, I move to deny File Number PP-08-007 as presented during the hearing on October 28, 2008, for the following reasons: (State specific reasons for denial of the preliminary plat request.) Continuance After considering all staff, applicant and public testimony, I move to continue File Number PP-08- 007 to the hearing date of (insert continued hearing date here) for the following reason(s): (State specific reason(s) for a continuance.) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: 3945 E. Ustick Road The site is generally located on the south side of E. Ustick Road, approximately '/a mile east of N. Eagle Road, in the northwest'/ of Section 4, Township 3 North, Range 1 East. Tax Parcels: 51104223082 & S11042230102 b. Applicant: Una Mas, LLC 1717 E. Chisholm Drive Nampa, ID 83687 c. Owners: Gerald Martens 621 N. College Road, Ste. 100 Twin Falls, ID 83301 d. Representative: Gerald Martens, EHM Engineers, Inc. e. Present Zoning: C-G (General Retail and Service Commercial District) f. Present Comprehensive Plan Designation: Mixed Use -Regional g. Description of Applicant's Request: The Applicant is requesting preliminary plat approval of 21 commercial building lots on 12.62 acres in a C-G zoning district. Private street approval is also requested. 1. Preliminary Plat, labeled Sheet C0.2, prepared by EHM Engineers, Inc., dated 1/25/08 (revised 3/6/08) (attached in Exhibit A) 2. Landscape Plan, labeled Sheet L-1.0, prepared by Hansen-Rice, Inc., dated 1/31/07 (revised 7/13/07) (attached in Exhibit A) Una Mas PP-08-007 Page 2 CITY OF MERII7IAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 28, 2008 3. Conceptual Site Plan, labeled Sheet C0.0, prepared by EHIVI Engineers, Inc., dated 10/20/07 (attached in Exhibit A) h. Applicant's StatementlJustification: The proposed preliminary plat consists of 21 building lots. The proposed project will include one access point from E. Ustick Road and three access points from the newly constructed N. Allys Avenue into the proposed commercial development. The entrances into the subdivision from N. Allys Avenue include two private streets. (See Applicant's narrative submitted with the application for more information.) 5. PROCESS FACTS a. The subject application will, in fact, constitute a preliminary plat as determined by City Ordinance. By reason of the provisions of the Meridian City Code Title 11, a public hearing is required before the Commission and City Council on this matter. b. Newspaper notifications published on: May 26, 2008 and June 9, 2008 Commission; July 21, and Ausust 4, 2008 (City Council) c. Radius notices mailed to properties within 300 feet on: May 23, 2008 (Commission); July 18, 2008 (City Council) d. Applicant posted notice on site by: June 4, 2008 (Commission); Aueust 16, 2008 (City Council) 6. LAND USE a. Existing Land Use(s): The site is currently vacant. b. Description of Character of Surrounding Area: The property is bordered on the east by a church and rural residential uses and to the west by commercial property in the development process. c. Adjacent Land Use and Zoning: 1. North: Lowe's retail store, zoned C-G 2. 'East: Church and rural residential properties, zoned RUT (Ada County) 3. South: Commercial property currently in the development process, C-G 4. West: Commercial property currently in the development process, C-G d. History of Previous Actions: • A maj ority of this property was annexed in 2005 (Una Mas, AZ-OS-061) and zoned C-G, with a Development Agreement (Inst. No. 106137048). A smaller portion of this site was annexed in 2007 (ACRD Ustick Road Property, AZ-OS-060) and zoned C-G with a Development Agreement (Inst. No. 107026537). • A Conditional Use Permit (CUP-06-033) was approved on 12/7/06 fora 6,300 square foot daycare center on this site, which expired on 6/7/08. A new CUP will be required if a daycare center is proposed on this site in the future. e. Public Works: 1. Location of sewer: This property will sewer to existing mains located in E Ustick Rd extended in North Ally's Avenue. Location of water: This property will be served from existing mains located in E Ustick Rd extended in North Ally's Avenue. Issues or concerns: Water connectivity to Gateway Marketplace aka Southeast corner market Place located to the west of this application. Una Mas PP-08-007 Page 3 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 28, 2008 2. Vegetation: There is one existing tree on this site; several other trees are shown on the 2007 aerial of the site that have been removed. 3. Floodplain: NA 4. Canals/Ditches/Irrigation: The Milk Lateral runs across the southwest boundary of the property and has been relocated further to the south and tiled. There are also some ditches that run through this property. Per UDC 11-3A-6, all irrigation ditches, canals, and laterals intersecting, crossing, or lying within the area being developed, shall be piped or otherwise covered. 5. Hazards: Planning Staff is unaware of any hazards that may exist on this site. 6. Proposed Zoning: NA 7. Size of Property: 12.62 acres f. Subdivision Plat Information: 1. Residential Lots: 0 2. Non-residential Lots: 21 3. Total Building Lots: 21 4. Common Lots: 0 5. Other Lots: 0 6. Total Lots: 21 7. Open Lots: 0 8. Residential Area: NA 9. Gross Density: NA 10. Lot Sizes: Buildable lots range in size from 0.35 of an acre to 1.61 acres g. Landscaping: 1. Width of street buffer(s): UDC 11-2C-3 requires a minimum 35-foot wide buffer along E. Ustick Road, a minor arterial street and entryway corridor; and a minimum 20-foot wide buffer along N. Ally's Avenue, a collector street, as shown on the submitted landscape plan. Landscaping shall be provided in accordance with UDC 11-3B-7, Landscape Buffers along Streets. 2. Width of buffer(s) to adjoining uses: A 25-foot wide buffer is required adjacent to residential uses. There are no residential uses that abut this site. (Ally's Avenue selves as a buffer on the east side of the property adjacent to rural residential properties.) 3. Percentage of site as open space: NA 4. Other landscaping standards: Mitigation shall be required for all existing trees 4-inch caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of 100% replacement in accordance with UDC 11-3B-10, Tree Preservation. h. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Three full- access points to this site are proposed from N. Ally's Avenue, an existing collector street. The northern and southern access drives from Ally's Avenue are proposed as private streets for addressing purposes. Staff and ACHD are supportive of the access points proposed. (See Section Una Mas PP-08-007 Page 4 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 28, 2008 10, Analysis, for more information.) 7. COMMENTS MEETING On May 30, 2008, Planning Staff held an agency comments meeting. The agencies and departments present include: Meridian Fire Department, Meridian Police Department, Meridian Parks Department, Meridian Public Works Department, and the Sanitary Services Company. Staff has included all comments and recommended actions as Conditions of Approval in the attached Exhibit B. 8. COMPREHENSIVE PLAN POLICIES AND GOALS The 2002 Comprehensive Plan Future Land Use Map designates the subject property as Mixed Use - Regional (MU-R). Per Chapter VII of the Comprehensive Plan, the Mixed Use land use category contains five sub-categories. "Generally, the mixed-use designation will provide for a combination of compatible land uses that are typically developed under a master or conceptual site plan. The purpose of this designation is to identify key azeas which aze either infill in nature or situated in highly visible or transitioning areas of the city where innovative and flexible design opportunities aze encouraged. The intent of this designation is to offer the developer a greater degree of design and use flexibility." The purpose of the MU-R category is to designate azeas at prominent corners of major arterials for developments that provide a mix of employment, retail, and residential or public uses. The developments should be anchored by uses that have a regional draw with the appropriate supporting uses. For example, an employment center should have support retail uses; a retail center should have supporting residential uses as well as supportive neighborhood and community services. The detailed standards for the category provide an incentive for public and quasi/public uses where they provide a meaningful and appropriate mix to the development. The intent is to integrate a variety of uses, including residential and to avoid predominantly single use developments such as a regional retail center with only restaurants and other commercial uses. The following standazds will apply to this category: o Residential uses shall comprise a minimum of 10% of the development area at densities ranging from 6 to 40 units/acre o Retail uses shall comprise a maximum of 50% of the development area o There is neither a minimum nor maximum imposed on non-retail commercial uses such as office, clean industry, or entertainment uses o All developments shall have a mix of at least three of the four types of uses: retail, non-retail commercial, public/quasi-public and residential o Where the development proposes public and quasi-public uses to support the development, the developer may be eligible for additional area for retail development (beyond the allowed 50%), based on the ratios below: Supportive public and quasi-public uses would include parks, plazas, outdoor dining and gathering azeas, open space, environmental restoration, libraries, public schools, etc. - All such areas must be open to the public and not limited to patrons of the development. - For land that is being donated (or nominally sold) to the public, such as a library or school, the developer is eligible fora 2:1 bonus. That is to say, if there is a five-acre library site, the project would be eligible for ten additional acres of retail development. - For active open space or passive recreation areas, such as a park, tot-lot or playfield, the developer is eligible fora 2:1 bonus. That is to say, if the park is 10 acres in azea, the site would be eligible for 20 additional acres of retail development. - For plazas that aze integrated into a retail project, the developer shall be eligible fora 6:1 bonus. Such plazas should provide a focal point (such as a fountain, statue, and water Una Mas PP-08-007 Page $ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 28, 2008 feature), seating areas, and some weather protection. That would mean that by providing a half-acre plaza, the developer would be eligible for three additional acres of retail development. Sample uses include: All MU-N (grocery stores, drug stores, coffee/sandwich shops, dry cleaner/Laundromat, salons, daycaze, professional offices, medicaUdental clinics, retaiUgift shops, schools, pazks, churches, clubhouses, public uses) and MCJ-C (clothing stores, gazden centers, hazdwaze stores, restaurants, banks, drive-thru facilities, auto service station, department stores) categories, entertainment uses, major employment centers, clean industry. This property was annexed in 2005, prior to the adoption of Resolution #08-599, which changed the MU-R standards as stated above. Overall, the MU-R designated area on the Comprehensive Plan future land use map as a whole already contains, or has been approved for, a mix of retail, non-retail commercial, multi family residential, and public/quasi public uses. The Applicant has not stated what types of uses are proposed for this property. Because this property was previously annexed and the above MU-R standards were not in effect at that time, and because a mix of uses existing or approved in the MU-R designated area, Staff does not believe that the applicant should be required to strictly comply with these standards. However, Staff does strongly recommend that a mix of uses (retail, non-retail commercial, public/quasi public, and multi- family residential) be provided on the site. Public/quasi public uses could be included in the development in the form of outdoor dining, plazas, or gathering areas Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to the proposed development (staff analysis in italics): • "Require that development projects have planned for the provision of all public services." (Chapter VII, Goal III, Objective A, Action 1) When the City established its Area of City Impact, it planned to provide City services to the subject property. The City of Meridian plans to provide municipal services to the lands in the following manneY• - Sanitary sewer and water service will be extended to the project at the developer's expense. - The subject lands currently lie within the jurisdiction of the Meridian City Fire Department, who currently shares resources and personnel with the Meridian Rural Fire Department. - The subject lands currently lie within the jurisdiction of the Meridian Police Department (MPD). - Ustick Road and N. Ally s Avenue is currently owned and maintained by the Ada County Highway District (ACFID). This service will not change. - The subject lands are currently serviced by the Meridian School District No. 2. This service will not change. - The subject lands are currently serviced by the Meridian Library District. This service will not change. Municipal, fee-supported, services will be provided by the Meridian Building Department, the Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary Services Company. • "Require all developments adjacent to designated entryway corridors to provide a minimum of 35 feet of high quality, professional landscaping on the site adjacent to the roadway." (Chapter V, Goal III, Objective B, Action 8) Una Mas PP-08-007 Page 6 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 28, 2008 The applicant is required to install and maintain a 35 foot wide street buffer along E. Ustick Road, classified as an arterial/entryway corridor. A 20 foot wide buffer is also required along N. Ally's Avenue, a collector street. All street buffers shall be installed and maintained in accordance with UDC 11-3B-7. • "Plan for a variety of commercial and retail opportunities within the Impact Area." (Chapter VII, Goal 1, Objective B) Staff believes that the future commercial and retail uses on this site will contribute to the variety of uses in this area. • "Require all commercial businesses to install and maintain landscaping." (Chapter V, Goal III, Objective D, Action 5) The applicant is not required to install internal landscaping with the subject preliminary plat application; however, perimeter and street buffer landscaping is required with this application. Internal landscaping will be required upon development of each lot within the subdivision with CUP & CZC approval. • "Develop methods such as cross-access agreements, frontage roads, to reduce the number of existing access points onto arterial streets." (Chapter VI, Goal II, Objective A, Action 12) No access points are approved to E. Ustick Road, an arterial street. Across-access easement agreement will be required between all lots within the proposed subdivision. • "Restrict curb cuts and access points on collector and arterial streets." (Chapter VII, Goal IV, Objective D, Action 2) The plat depicts three curb cuts to Ally s Avenue, a collector street, for access to/from the site. No access points to Ustick Road are depicted on the plat. Direct access to Ustick Road is prohibited. (NOTE: There is an access into the Gateway project from Ustick Road located just off the west property line of this property. Cross access to the subject property from the Gateway driveway should be constructed so the access can be shared.) 9. UNIFIED DEVELOPMENT CODE a. Zoning Schedule of Use Control: UDC Table 11-2B-2 lists a variety of uses that are principal permitted, accessory, conditional, or prohibited within the C-G zoning district. Sample uses that aze principal permitted uses in the C-G zoning district aze as follows: animal caze facility; artist studio; outdoor arts, entertainment or recreation facility; building material, gazden equipment and supplies; church or place of religious worship; public/private education institution; financial institution; flex space, fuel sales facility; healthcaze or social services; laundry or dry cleaning; personal or professional service; public/quasi-public use; restaurant; retail store; minor vehicle repair; vehicle sales or rental and service; vehicle washing facility; vertical integrated residential project; etc. Please see UDC Table 11-2B-2 for a complete listing of allowed uses in the C-G district. b. Purpose Statement of Zone: The purpose of the Commercial Districts is to provide for the retail and service needs of the community in accord with the Meridian Comprehensive Plan. Four Districts are designated which differ in the size and scale of commercial structures accommodated in the district, the scale and mix of allowed commercial uses, and the location of the district in proximity to streets and highways. c. Structures subject to Design Standazds: Per the approved Development Agreement, all future buildings on this site aze subject to the design standards listed in UDC 11-3A-19C. Una Mas PP-08-007 Page 7 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 28, 2008 10. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation 1. PRELIlVIINARY PLAT: The applicant is requesting Preliminary Plat approval of 21 commercial building lots on 12.62 acres of land in a C-G zoning district. This property has not been previously platted. The applicant is proposing to plat this subdivision in one phase. Dimensional Requirements of the C-G zone per UDC Table 11-2B-3: There is no minimum front, rear, or interior side setbacks requirements in the C-G zoning district. The required street landscape buffer adjacent to an entryway corridor is 35 feet. Buildings cannot encroach within the required street buffer. Proposed lots range in size from 0.35 of an acre to 1.61 acres. The maximum building height allowed in the C-G zone is 65 feet. All future buildings on this site are subject to design standard approval in accordance with UDC 11-3A- 19C, per requirement of the existing Development Agreement approved with AZ-OS-061. Future buildings proposed on the subject lots shall meet the minimum dimensional standards listed in UDC 11-2B-3. Site Plan: The applicant submitted a conceptual site plan with this application showing how the property may develop in the future (see Exhibit A.4). The site plan depicts 25 buildings ranging in size from 2,500 square feet to 12,675 square feet. Off-street parking, two private streets, and internal access drives for circulation within the site are shown on the plan. Landscaping: The landscape plan submitted for this project, labeled Sheet L-1.0, prepared by Hansen-Rice, Inc., dated 1/31/07 (revised 7/13/07), attached in Exhibit A, is approved subject to the following revisions/notes: • Provide a minimum 35-foot wide buffer along E. Ustick Road, an entryway corridor, as depicted on the plan and required by UDC 11-2B-3. Construct and maintain the street buffer in accordance with the standards listed in UDC 11-3B-7, Landscape Buffers along Streets; • Provide a minimum 20-foot wide buffer along N. Ally's Avenue, a collector street, as depicted on the plan and required by UDC 11-2B-3. Construct and maintain the street buffer in accordance with the standards listed in UDC 11-3B-7, Landscape Buffers along Streets; • Extend the driveway depicted at the southwest corner of the site to the south property boundary for future cross-access. • A written certificate of completion should be prepared by the landscape architect, designer, or qualified nurseryman responsible for the landscape plan and submitted to the Planning Department upon completion of the landscaping prior to Certificate of Occupancy for the site. All standards of installation should apply as listed in UDC 11-3B-14; • Comply with the standards in UDC 11-3B-lOC for tree preservation of existing trees on site as follows: - Mitigation shall be required for all existing trees four-inch (4") caliper or greater that are removed from the site with equal replacement of the total calipers lost on site up to an amount of one hundred percent (100%) replacement. (Example: two (2) 10-inch caliper trees removed may be mitigated with four (4) 5-inch caliper trees, five (5) 4-inch caliper trees, or seven (7) 3-inch caliper trees.) There were several existing trees on the site that have been recently removed; the applicant shall be required to comply with this requirement. Una Mas PP-08-007 Page g CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 28, 2008 - No mitigation is required in the following: (i) existing prohibited trees within the street buffer or pazking lot; (ii) existing dead, dying, or hazard trees certified prior to removal by the City of Meridian Parks Department azborist; (iii) trees that aze required to be removed by another governmental agency having jurisdiction over the project. - Required landscaping: Existing trees that aze retained or relocated on site may count toward the required landscaping. Mitigation trees aze in addition to all other landscaping required by this Article. Submit copies of a revised landscape plan, reflecting the changes/notes mentioned above, with the fmal plat application(s). Proposed Streets and/or Access: Three full-access points to this site are proposed from N. Ally's Avenue, an existing recently constructed collector street. The northern and southern access drives from Ally's Avenue are proposed as private streets for addressing purposes. No access points to/from Ustick Road aze depicted on the plat or approved with this application. Staff is supportive of the access points proposed to the site. As of the print date of this report, ACFID has not yet submitted comments on this application. Note: A provision of the DA states, "The applicant shall work with ACRD to determine if a public frontage road shall be provided at the southern boundary of the site. One half of a 42' public roadway design for a frontage/backage road shall be reserved at this site until such a time as ACRD staff provides a written statement refusing the reserved area." ACFID submitted a letter to the City dated May 6, 2008, stating that they will not require the applicant to reserve/provide a public frontage road at the southern boundary of the site, as Ally's Avenue is the anticipated frontage/backage road for Eagle Road running north/south between Ustick Road and Fairview Avenue. Cross-Access: Staff recommends that across-access easement agreement be required between all lots in the proposed subdivision via a note on the recorded final plat or a sepazate recorded agreement. Staff also recommends that across-access easement be granted to the property to the west to provide connection to Ally's Avenue, per requirement of the DA. Stub Streets/Driveways: The two proposed private streets, E. Tecate Lane and E. Modelo Lane, stub to the property to the west for future extension. These streets will provide access to/from Ally's Avenue from the properties to/from the west. A curb cut is depicted on the plat on the east side of N. Ally's Avenue for future access to N. Ally's Avenue. The conceptual site plan depicts a driveway stub to the south at the southwest corner of the site for future connection with the Redfeather development to the south. Staff is supportive of the proposed private streets and driveways to adjacent properties. Sidewalks: The conceptual site plan depicts a 5-foot wide detached sidewalk along E. Ustick Road and N. Ally's Avenue, in compliance with UDC 11-3A-17C. All sidewalks constructed on the site shall comply with the standazds listed in UDC 11-3A-17. Existing Structures: There aze no existing structures on this site. Building Elevations: The Applicant submitted several photos as examples of what future buildings on this site may look like that are included in Exhibit A.S. Elevations of the previously approved but now expired daycare are also included in Exhibit A.S. The applicant has also submitted architectural standards for the subject development that are included in Exhibit A.S.~Staff is supportive of the elevations and the architectural standazds submitted, provided that the applicant complies with the design standards listed in UDC 11- 3A-19C, per requirement of the Development Agreement for this property. [NOTE: The Una Mas PP-08-007 Page 9 CTI'1' OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 28, 2008 internal lots that are not adjacent to a street (Lots 4-6 and 9-20) shall not be subject to the 8-foot pedestrian walkway requirement from the perimeter sidewalk to the main building entrance (UDC 11-3A-19C4a).] Fencing: The Applicant is not showing any fencing on any of the submitted plans. Permanent fencing is not required for commercial subdivisions. If permanent fencing is not provided, temporary construction fencing to contain debris must be installed around the perimeter prior to issuance of a building permit for this site. Ditches, Laterals, and Canals: There are several irrigation ditches that traverse this site. An easement for the Milk Lateral runs along the southern boundary of this site. The applicant has relocated a portion of that easement further to the south along the south property boundary and is in the process of obtaining an easement vacation through 1VMID. Staff is requesting that the applicant submit a letter of approval from NMID for abandonment of the existing irrigation easement for the Milk Lateral and relocation of the new easement, prior to or concurrent with the final plat application. Per UDC 11-3A-6, all irrigation ditches, laterals or canals, exclusive of natural waterways and waterways being used as amenities, which intersect, cross or lie within the area being subdivided shall be covered. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water. The applicant should be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, asingle-point connection to the culinary water system shall be required. If a single- point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. An underground, pressurized irrigation system should be installed to all landscape areas per the approved specifications and in accordance with UDC 11-3A-15 and MCC 9-1-28. Certificate of Zoning Compliance (CZC): In addition to Design Review, the Applicant shall be responsible to obtain a CZC permit from the Planning Department for all new construction or a change in use on the site prior to issuance of building permits. 2. PRIVATE STREETS: The applicant is proposing two private streets, E. Tecate Lane and E. Modelo Lane, within this development for addressing purposes. These streets will provide access to/from the property to the west through to/from Ally's Avenue. Per UDC 11-3F-4, all private streets shall be designed and constructed to the following standards: A. Design standards: 1. Easement: The private street shall be constructed on a perpetual ingress/egress easement or a single platted lot that provides access to all applicable properties. 2. Connection point: Where the point of connection of the private street is to a public street, the private street shall be approved by the Transportation Authority. 3. Emergency vehicle: The private street shall provide sufficient maneuvering area for emergency vehicles as determined and approved by the Meridian Fire Department. 4. Gates: Gates or other obstacles shall not be allowed. B. Construction standazds: 1. For conversion of an existing facility to a private street at the direction of the Fire Marshal: a. All drive aisles shall be posted as fire lanes with no parking allowed. Una Mas PP-08-007 Page 1 ~ CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 28, 2008 b. If a curb exists next to the drive aisle, it shall be painted red. 2. For all other private streets: a. Roadway and storm drainage: The private street shall be constructed in accord with the roadway and storm drainage standards of the Transportation Authority or as approved by the City of Meridian based on plans submitted by a certified engineer. b. Street width: The private street shall be constructed within the easement and shall have a travel lane width of twenty-four (24) feet or twenty-six (26) feet as determined by the Fire Marshal relative to the height and size of the proposed structures that adjoin the private street. c. Sidewalks: Afive-foot (5') attached sidewalk or four-foot (4') detached sidewalk shall be provided on one side of the street in commercial districts. This requirement may be waived if the applicant can demonstrate that an alternative pedestrian path exists. d. Fire lanes: all drive aisles shall be posted as fire lanes with no parking allowed. In addition, if a curb exists next to the drive aisle, it shall be painted red. Staff is supportive of the proposed private streets within this development provided that they are constructed per the standards listed above in accordance with UDC 11-3F-4; submit engineered drawings for the private streets with the construction plans for the final plat. A street name approval letter has been received from the Ada County Street Name Committee for the proposed private streets within the development. The Fire Department has given preliminary approval of the private street design. b. Staff Recommendation: Based on the above analysis, Staff is recommending that the subject PP application be approved with the conditions listed in Ezhibit B of the staff report. The Meridian Planning & Zoning Commission heard this item on June 19, 2008. At the public hearing they moved to recommend approval of the subiect PP request. 11. EXI~BITS A. Drawings 1. Zoning/Vicinity Map 2. Preliminary Plat [labeled Sheet C0.2, prepared by EHM Engineers, Inc., dated 1/25/08 (revised 3/6/08)] 3. Landscape Plan [labeled Sheet L-1.0, prepared by Hansen-Rice, Inc., dated 1/31/07 (revised 7/13/07)] 4. Conceptual Site Plan (labeled Sheet C0.0, prepared by EHM Engineers, Inc., dated 10/20/07) 5. Building Elevations/Architectural Standards B. Conditions of Approval 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department Una Mas PP-08-007 Page 11 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 28, 2008 5. Parks Department 6. Sanitary Service Company 7. Ada County Highway District C. Required Findings from Unified Development Code Una Mas PP-08-007 Page 12 CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI->E HEARING DATE OF OCTOBER 28, 2008 A. Drawings 1. ZoninglVicinity Map Note: The zoning is shown incorrectly on the above map for the eastern portion of the property; it should be GG like the rest of the property. Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 28, 2008 2. Preliminary Plat [labeled Sheet C0.2, prepared by EHM Engineers, Inc., dated 1/25/08 (revised 3/6/08)] o...~~r~~~~~~~~~~~;iII 1 ~ 1 ~~®i~ Ilf , ~ #~~~ ~~~~ err ~ . R ~ l as ' ~~~ ~ ~~ i ~~ s r ~i ~~~ ~~ ~~~ Q ~~~ z a I~r~~~l~l~l ~~ ~ 8YN I aega ~~ ~O. Exhibit A CTI'Y OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF OCTOBER 28, 2008 3. Landscape Plan [labeled Sheet L-1.0, prepared by Hansen-Rice, Inc., dated 1/31/07 (revised 7/13/07)] Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 4. Conceptual Site Plan (labeled Sheet C0.0, prepared by EHM Engineers, Inc., dated 10/20/07) Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR TI3E BEARING DATE OF SEPTEMBER 23, 2008 5. Building Elevations/Architectural Standards ~~ v~ ~m 9y ~t _ - ~~: r,... ° .a - --~.,~ - ~~;~ -~~ e~ ~~. ~~~ _~_N n.~ --- ~~ . ~.. `k" ~ ~a~ ~w Exhibit A ~ - __ __ 4hl'Mi~e•-J CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 ARCHI7'ELTURAL STANDARDS FOR UNA MAS SUBDMSION MERIpIAN,EDAHO Pu~ose: The purpose of theses s~ndards are to provide standards for each building that will allow indlvadusl errchitectvral caeattvity and Individuality whale assuring common architectural features or materials that will occur throughout the pra~ect that' will provide a sense of mammon identity for the project. Each building design will be required to select from a matrix of rooflines, exterior materials, exterior architectural features and colors. 1. Roof Deslan 1. Parapet with architectural cornices 2, Pitched with architectural asphalt shingles 3. Patched with arcitltecturel fife shingles 2. StOr si 1. One Story 2. Two Story 3. E~cterior Wall [mu~+ include a minamum of twol i. Synthetic Stone 2. erlclc Veneer 3. Synthetic Stucco 4. 5tu~ 5. Natural Stone 6. Architectural Masonry 4. Exterior Weli Accer~ i. Metal Awnings 2. Fabric Awnings 3. Architectural Ught Fixtures 4. Masonry Pillars/Columns 5. Heavy Timber 5. .EntHes no 17ush entries allnwedl 1. Recessed- - - - 2. Covered 6. WlndoW~ i. Commercial Sire Front 7. Color -Field i. Earth Tones 8. Color - Aecent i. To be approved by architectural control committee 9. Architectural Review AU plans must be approved by the Architectural Review Committee prior to beginning construction. Note: Attached are photographs that reflect buildings that would meet the matrbe seletaon precess and reflect the type of arehltecture proposed for the Una Mas Subdlvaslon. vs-ce Exhibit A CTI'1' OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 Exhibit A +~ _.- _, ;,R '~'~, ., ~,~~ ~•~ '= =-8~-- CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 Exhibit A CITY OF MERII~IAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 B. Conditions of Approval 1. PLANNING DEPARTMENT 1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT 1.1.1 The preliminary plat [labeled Sheet C0.2, prepared by EHM Engineers, Inc., dated 1/25/08 (revised 3/6/08)] is approved with the conditions listed herein. The Applicant shall comply with all previous requirements of this site including those associated with AZ-OS-061, Development Agreement (Instrument #106137048), and CUP-06-033. 1.1.2 Prior to issuance of any building permits, the subject property shall be subdivided. 1.1.3 Cross-access shall be provided from Tecate Lane and Modelo Lane to/from the future public roadway east of the site (Ally's Way), through the subject site and to the property west of the site (Gateway); across-access easement shall be granted to parcels on all sides (south and west) of the development (per the Development Agreement). This agreement(s) shall be recorded and a copy of said agreement submitted to the City prior to the City Engineer's signature on the final plat OR a note shall be added to the face of the final plat granting said cross-access. 1.1.4 The northern (E. Tecate Ln.) and southern (E. Modelo Ln.) driveways proposed as private streets shall be designed and constructed in accordance with the private street standards listed in UDC 11-3F-4, with a minimum 24' travel way, no parking backing out onto the service drive, a 5-foot wide detached sidewalk on one side with a 5-foot wide landscape buffer. Submit engineered drawings for the private streets with the construction plans for the final plat. Upon tentative approval of the Private Street application by the City Council, subject to any applicable conditions of approval and the regulations of Chapter 5 ADMINISTRATION of this Title, the applicant or owner shall have one (1) year to complete the following tasks: a. Obtain approval from the Ada County street name committee for a private street name(s); b. Contact the transportation authority (ACRD) to install an approved street name sign that complies with the regulations of the Ada County uniform street name ordinance; c. Create a perpetual ingress/egress easement or a single platted lot for the private street to all applicable properties; and d. The applicant or owner shall provide documentation of a binding contract that establishes the party or parties responsible for the repair and maintenance of the private street, including regulations for the funding thereof. e. Upon completion of the items noted above, the director shall issue a letter stating that the private street has been approved. No building permit shall be issued for any structure using a private street for access to a public street until the private street has been approved. (Ord. 05- 1170, 8-30-2005, eff. 9-15-2005) 1.1.5 Include the private street names on the final plat. 1.1.6 Across-access easement shall be recorded that benefits all lots within the subdivision. All lots within the subdivision should have access to the access points approved in this application. This agreement shall be recorded and a copy of said agreement submitted to the City prior to the City Engineer's signature on the fmal plat OR a note shall be added to the face of the final plat granting said cross-access. 1.1.7 The applicant shall submit a letter of approval from NMID for abandonment of the existing irrigation easement for the Milk Lateral and relocation of the new easement, prior to or Exhibit A CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 concurrent with the final plat application. 1.1.8 Development of this site shall substantially comply with the conceptual site plan included in Exhibit A.4. 1.1.9 All future structures on this site shall substantially comply with the building elevations and materials depicted in Exhibit A. Additionally, all structures on this site shall comply with the design standards listed in UDC 11-3A-19. (Note: The internal lots that are not adjacent to a street (Lots 4-6 and 9-20) shall not be subject to the 8 foot wide pedestrian walkway requirement from the perimeter sidewalk to the main building entrance.) 1.1.10 A Certificate of Zoning Compliance, along with a Design Review application as mentioned above, is required to be submitted for each future structure prior to issuance of building permits. [NOTE: The internal lots that are not adjacent to a street (Lots 46 and 9-20) shall not be subject to the 8 foot pedestrian walkway requirement from the perimeter sidewalk to the main building entrance (UDC 11-3A-19C4a).J 1.1.11 The landscape plan submitted for this project, labeled Sheet L-1.0, prepared by Hansen-Rice, Inc., dated 1/31/07 (revised 7/13/07), is approved subject to the following revisions/notes: • Provide a minimum 35-foot wide buffer along E. Ustick Road, an entryway corridor, as depicted on the plan and required by UDC 11-2B-3. Construct and maintain the street buffer in accordance with the standazds listed in UDC 11-3B-7, Landscape Buffers along Streets; • Provide a minimum 20-foot wide buffer along N. Ally's Avenue, a collector street, as depicted on the plan and required by UDC 11-2B-3. Construct and maintain the street buffer in accordance with the standards listed in UDC 11-3B-7, Landscape Buffers along Streets; • Extend the driveway depicted at the southwest corner of the site to the south property boundary for future cross-access. • A written certificate of completion should be prepared by the landscape azchitect, designer, or qualified nurseryman responsible for the landscape plan and submitted to the Planning Department upon completion of the landscaping prior to Certificate of Occupancy for the site. All standards of installation should apply as listed in UDC 11-3B- 14; • Comply with the standards in UDC 11-3B-lOC for preservation of existing trees on site as follows: - Mitigation shall be required for all existing trees four-inch (4") caliper or greater that aze removed from the site with equal replacement of the total calipers lost on site up to an amount of one hundred percent (100%) replacement. (Example: two (2) 10-inch caliper trees removed may be mitigated with four (4) 5-inch caliper trees, five (5) 4-inch caliper trees, or seven (7) 3-inch caliper trees.) There were several existing trees on the site that have been removed; the applicant shall be required to comply with this requirement. - No mitigation is required in the following: (i) existing prohibited trees within the street buffer or pazking lot; (ii) existing dead, dying, or hazard trees certified prior to removal by the City of Meridian Pazks Department azborist; (iii) trees that aze required to be removed by another governmental agency having jurisdiction over the project. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 - Required landscaping: Existing trees that are retained or relocated on site may count toward the required landscaping. Mitigation trees aze in addition to all other landscaping required by this Article. Submit copies of a revised landscape plan, reflecting the changes/notes mentioned above, with the final plat application(s). 1.1.12 A minimum 35-foot wide street buffer is required along E. Ustick Road and a minimum 20-foot wide buffer is required along N. Ally's Avenue, as shown on the plat. These buffers shall be depicted on the plat as a common lot or a permanent dedicated buffer and shall be maintained by the property owner or Business Owner's Association. 1.1.13 No signage is approved with this application. All signs proposed for this site shall obtain separate sign permit approval. 1.1.14 It shall be the responsibility of the Applicant to ensure that all development features comply with the Americans with Disabilities Act. 1.1.15 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. 1.1.16 Direct lot access to E. Ustick Road is prohibited and shall be noted on the final plat. Three access points to Ally's Avenue are approved with this application; all other direct access points aze prohibited and shall be noted on the final plat. 1.1.17 The City of Meridian requires that pressurized irrigation systems be supplied by a yeaz-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 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 and in accordance with UDC 11-3A-15 and MCC 9-1-28. 1.2 GENERAL REQUIREMENTS-PRELIMINARY PLAT 1.2.1 Sidewalks shall be installed within the subdivision and on the perimeter of the subdivision pursuant to City Code. 1.2.2 All azeas approved as open space shall be free of wet ponds or other such nuisances. All stormwater detention facilities incorporated into the approved open space aze subject to UDC 11- 3A-18and shall be fully vegetated with grass and trees. Sand, gravel or other non-vegetated surface materials shall not be used in open space lots, except as permitted under UDC 11-3A- 18. Where the Applicant has submitted a preliminary landscape plan and where Staff has reviewed such plan, the landscaping shall be consistent with the preliminary plan with modifications as proposed by Staff. If the stormwater detention facility cannot be incorporated into the approved open space and still meet the standards of UDC 11-3A-18, then the Applicant shall relocate the facility. This may require losing a developable lot or developable azea. It is the responsibility of the developer to comply with ACRD, City of Meridian and all other regulatory requirements at the time of final construction. 1.2.3 The Applicant shall submit a detailed fencing plan with the final plat application for the subdivision. If permanent fencing is not provided, temporary construction fencing to contain debris must be installed azound the perimeter prior to issuance of a building permit. All fencing should be installed in accordance with City Code. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 1.2.4 Staff's failure to cite specific ordinance provisions or terms of the approved Preliminary Plat does not relieve the Applicant of responsibility for compliance. 1.2.5 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6A. 2. PUBLIC WORKS DEPARTMENT 2.1 Sanitary sewer service to this development is being proposed via extension of mains in E Ustick Road via North Ally's Avenue/Ave. 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 E Ustick Road via North Ally's Avenue/Ave. The applicant shall be responsible to install two water connections from the purposed East Tecate Lane and East Morelo Lane to existing blow offls located to the west in Southeast Corner Marketplace. The applicant shall be responsible to install water mains to and through this development, coordinate main size and routing with Public Works. 2.3 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public right of way (include all water services and hydrants). The easements shall not be dedicated via the plat, 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 for 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. 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 maybe 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. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 2.8 Any existing septic systems within this project shall be removed from service per City Ordinance Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and inspections (208)375-5211. 2.9 Street signs are to be in place, water system shall be approved and activated, fencing installed, drainage lots constructed, road base approved by the Ada County Highway District and the Final Plat for this subdivision shall be recorded, prior to applying for building permits. 2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to signature on the final plat. 2.11 All development improvements, including but not limited to sewer, fencing, micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining certificates of occupancy. 2.12 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as determined during the plan review process, prior to the issuance of a plan approval letter. 2.13 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.14 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.15 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. 2.16 The applicants design engineer shall be responsible for inspection of all irrigation and/or drainage facility within this project that do not fall under the jurisdiction of an irrigation district or ACHD. The design engineer shall provide certification that the facilities have been installed in accordance with the approved design plans. This certification will be required before a certificate of occupancy is issued for any structures within the project. 2.17 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. 2.18 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. MERIDIAN FIRE DEPARTMENT 3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water quality by the Meridian Water Department for bacteria testing. 3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department. a. Fire Hydrants shall have the 4 %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. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5. h. Show all proposed or existing hydrants for all new construction or additions to existing buildings within 1,000 feet of the project. 3.3 Any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turn around. Phasing of the project may require a temporary approved turn around on streets greater than 150' in length with no outlet. 3.4 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside radius. 3.5 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 an imposed weight of 75,000 GVW. 3.6 For all Fire Lanes provide signage "No Parking Fire Lane". 3.7 Insure that all yet undeveloped pazcels aze maintained free of combustible vegetation. 3.8 Fire lanes, streets, and structures including the canopy height of mature trees shall have a vertical clearance of 13'6. 3.9 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. 3.10 Building setbacks shall be per the International Building Code for one and two story construction. 3.11 The roadways shall be built to Ada County Highway Standazds cross section requirements and shall have a clear driving surface. Streets with less than a 29' street width shall have no parking. Streets with less than 33' shall have pazking only on one side. These measurements shall be based on the back of curb dimension. The roadway shall be able to accommodate an imposed load of 75,000 GVW. 3.12 Commercial and office occupancies will require afire-flow consistent with the Intemational Fire Code to service the proposed project. Fire hydrants shall be placed per Appendix D. 3.13 The fire department requests that any future signalization installed as the result of the development of this project be equipped with Opticom Sensors to ensure a safe and efficient response by fire and emergency medical service vehicles. This cost of this installation is to be borne by the developer. 3.14 Maintain a separation of 5' from the building to the dumpster enclosure. 3.15 Provide a Knox box entry system for the complex prior to occupancy. 3.16 The first digit of the Apartment/Office Suite shall correspond to the floor level. 3.17 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). 3.18 All aspects of the building systems (including exiting systems), processes & storage practices shall be required to comply with the International Fire Code. 3.19 All portions of the buildings located on this project must be within 150' of a paved surface as measured azound the perimeter of the building. 3.20 Provide exterior egress lighting as required by the International Building & Fire Codes. 3.21 There shall be a fire hydrant within 100' of all fire department connections. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 3.22 Buildings over 30' in height are required to have access roads in accordance with The International Fire Code Appendix D Section D105. 3.23 Emergency response routes and fire lanes shall not be allowed to have speed bumps. 3.24 COMMERCIAL AND 1NDUSTRIAL - Buildings or facilities exceeding 30 feet (9144mm) or three stories in height shall have at least three means of fire apparatus access for each structure. Two of the access roads shall be placed a distance apart equal to not less than one half of the length of the overall diagonal dimension of the property or area to be served, measured in a straight line. 3.25 A conditional approval is granted if the dead end roadway between Lots 12 & 13 should be reduced to 150' or less. Any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turn around. 4. POLICE DEPARTMENT 4.1 The Police Department has no concerns related to the site design submitted with the application. 5. PARKS DEPARTMENT 5.1 The Parks Department has no concerns with the site design as submitted with the application. 6. SANITARY SERVICE COMPANY 6.1 Sanitary Service Company did not submit comments on this application. 7. ADA COUNTY HIGHWAY DISTRICT 7.1 Site Specific Conditions of Approval 7.1.1 Construct a 5=foot concrete sidewalk no closer than 5-feet from the existing back of curb along Ustick Road abutting the site. Provide the District with an easement for public access, extending from the public right-of--way to the back of the sidewalk. 7.1.2 Close sale on the portion of parcel S 1104223012 that is not dedicated as public right-of--way prior to plans acceptance or signature of final plat. 7.1.3 Pave each of the three existing curb-return type driveways along Allys Avenue-located approximately 300, 630, and 970-feet (near-edge to near-edge) south of the intersection with Ustick Road, respectively-its full width and at least 30-feet into the site. 7.1.4 Provide the District with a public turnaround easement. The easement should be for a T-type turnaround and encompass the first 50-feet of the third driveway located approximately 970-feet south of Ustick Road. 7.1.5 Other than the three existing curb-return driveways specified in this report, direct lot access onto Allys Avenue is prohibited, and shall be noted on the fmal plat. 7.1.6 Direct lot access onto Ustick Road is prohibited, and shall be noted on the final plat. 7.1.7 Comply with all Standard Conditions of Approval. 7.2 Standard Conditions of Approval 7.2.1 Any existing irrigation facilities shall be relocated outside of the right-of--way. 7.2.2 Private sewer or water systems are prohibited from being located within any ACRD roadway or right-of--way. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 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 yeazs old aze not allowed unless approved in writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for details. 7.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy Manual, ISPWC Standards and approved supplements, Construction Services procedures and all applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the State of Idaho shall prepaze and certify all improvement plans. 7.2.8 The applicant shall submit revised plans for staff approval, prior to issuance of building permit (or other required permits), which incorporates any required design changes. 7.2.9 Construction, use and property development shall be in conformance with all applicable requirements of the Ada County Highway District prior to District approval for occupancy. 7.2.10 Payment of applicable road impact fees aze required prior to building construction in accordance with Ordinance #200, also known as Ada County Highway District Road Impact Fee Ordinance. 7.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-of--way. The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The applicant shall be required to call DIGLINE (1-800-342-1585) at least two full business days prior to breaking ground within ACRD right-of--way. The applicant shall contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or filled) are compromised during any phase of construction. 7.2.12 No change in the terms and conditions of this approval shall be valid unless they aze 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. Exhibit B CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 C. Required Findings from Unified Development Code 1. Preliminary Plat Findings: In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the decision-making body shall make the following findings: a. The plat is in conformance with the Comprehensive Plan; The Commission finds that the proposed plat is in substantial compliance with the adopted Comprehensive Plan. Staff supports the proposed plat layout, with the changes noted in Exhibit B, as it complies with the provisions of the Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 8, of the Staff Report. b. Public services are available or can be made available and are adequate to accommodate the proposed development; The Commission finds that public services can be made available to accommodate the proposed development. (See Exhibit B of the Staff Report for more details from public service providers.) c. The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; Because the developer is installing sewer, water, and utilities for the development at their own cost, the Commission fords that the subdivision will not require the expenditure of capital improvement funds. d. There is public financial capability of supporting services for the proposed development; Staff recommends the Commission and Council rely upon comments from the public service providers (i.e., Police, Fire, ACfID, etc.) to determine this finding. (See Exhibit B, Agency Comments and Conditions, for more detail.) e. The development will not be detrimental to the public health, safety or general welfare; and 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. f. The development preserves significant natural, scenic or historic features. Staff is unaware of any natural, scenic, or historic features on this site. Therefore, the Commission fords that the proposed development will not result in the destruction, loss or damage of any natural, scenic or historic feature(s) of major importance. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed development may destroy or damage a natural or scenic feature(s) of major importance of which staff is unaware. Exhibit C CITY OF MERIDIAN PLANNING DEPARTMENT STAFF REPORT FOR THE HEARING DATE OF SEPTEMBER 23, 2008 2. Private Street Findings: In order to approve the application, the Director shall find the following: a. The Design of the private street meets the requirements of this Article; The applicant shall comply with the private street design standards listed in UDC 11-3F- 4A and condition of approval #1.1.31isted above in Exhibit B of this staff report. b. Granting approval of the private street would not cause damage hazard, or nuisance, or other detriment to persons property, or uses in the vicinity; and If the Applicant complies with the conditions listed in Exhibit B of this staff report pertaining to private streets, Staff does not anticipate any hazard, nuisance or other detriment from the private streets if they are designed and constructed as required by UDC 11-3F-4. c. The use and location of the private street shall not conflict with the Comprehensive Plan and/or the regional transportation plan. Staff fmds that the use and location of the proposed private streets do not conflict with the Comprehensive Plan and/or the regional transportation plan. Exhibit C