HomeMy WebLinkAboutStaff ReportSTAFF REPORT Hearing Date: January 15, 2009
TO: Planning & Zoning Commission
FROM: Sonya Wafters, Associate City Planner
208-884-5533
SUBJECT: AZ-08-14 -King's Congregation Church
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I. SiTNIlVIARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, King's Congregation, has applied for Annexation and Zoning (AZ) approval of 2.74
acres of land from the Rl zoning district in Ada County to the L-O (Limited Office) zoning district.
This site formerly housed the Locust Grove Grange #118. The existing building is being used by
King's Congregation Church, who has entered into an option to purchase the property. The church
would like to rezone the property to L-O, in which church uses are principally permitted, and
eventually construct a new 42,500 square foot church building on the site. See Section 10 of the staff
report for more information.
II. SUNIlVIARY RECOMMENDATION
Staff is recommending approval of the proposed annexation with the Development Agreement
provisions listed in Exhibit B, based on the Findings of Fact and Conclusions of Law in Exhibit D of
the Staff Report.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City
Council of File Number AZ-08-014, as presented in the staff report for the hearing date of January 15,
2009 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 AZ-08-014, as presented during the hearing on January 15, 2009, for the
following reasons: (You should state specific reasons for denial of the annexation and you must state
specific reason(s) for the denial of the plat.)
Continuance
I move to continue File Numbers AZ-08-014 to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/I.ocation:
The site is located at 1201 E. Victory Road, in the northeast % of Section 30, Township 3 North,
Range 1 East.
B. Owner(s):
Locust Grove Grange #118
650 N. Armstrong Place
Boise, ID 83704
King's Congregafion Church AZ-08-014 PAGE 1
C. Applicant:
King's Congregation
P.O. Box 1317
Meridian, ID 83642
D. Representative:
Ty Morrison, King's Congregation member (208-559-7874)
E. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject application is for an annexation. A public hearing is required before the Planning &
Zoning Commission and City Council on this matter, consistent with Meridian City Code Title
11, Chapter 5.
B. Newspaper notifications published on: December 29, 2008 and January 12, 2009
C. Radius notices mailed to properties within 300 feet on: December 18, 2008
D. Applicant posted notice on site by: January 2, 2009
VI. LAND USE
A. Existing Land Use(s): There is currently a 7,000 square foot building on this site being used by
King's Congregation Church.
B. Character of Surrounding Area and Adjacent Land Use and Zoning: This site is surrounded by
existing and future residential properties and a future school. (The property to the west and south
recently received preliminary plat approval for single-family residences and a school in
Cavanaugh Subdivision.)
1. North: Single-family homes in Cabella Creek Subdivision, zoned R-4
2. East: Single-family homes in Tuscany Village Subdivision, zoned R-8
3. South: Approved but not yet constructed single-family homes in Cavanaugh Subdivision,
zoned R-8
4. West: Approved but not yet constructed single-family homes in Cavanaugh Subdivision,
zoned R-8
C. History of Previous Actions: None
D. Utilities:
1. Public Works:
~. a. Location of sewer: E Pienza St.
b. Location of water: E Pienza St.
c. Issues or concerns:
Looping of the water main during phase two from E Pienza St. to the applicants West
Property line.
E. Physical Features:
1. Canals/Ditches Irrigation: There is a canaUditch that runs adjacent to the south and west
King's Congregafion Church AZ-08-014 PAGE 2
boundaries of this site.
2. Hazards: Staff is not aware of any hazards that exist on this property.
F. Access: Access to this site is proposed via E. Pienza Street in Tuscany Village Subdivision.
Direct access to Victory Road is not proposed or approved with this application. See Analysis,
Section 10, below for Staff's analysis of the proposed access to the site.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
This site is designated as "Public/Quasi-Public" on the Comprehensive Plan Future Land Use Map.
Per Chapter VII of the Comprehensive Plan, public/quasi-public areas are designated to preserve and
protect existing private, municipal, state, and federal lands for area residents and visitors. This
category includes churches and public lands (excluding parks and schools) within the Area of Impact.
Staff finds that the development request generally conforms to the stated purpose, intent, and
standards of the public/quasi-public land use category within the Comprehensive Plan. Staff fords the
following Comprehensive Plan policies to be applicable to this property and apply to the proposed use
(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.
The City of Meridian plans to provide municipal services to the lands proposed to be annexed in
the following manner:
- Sanitary sewer and water service will be extended to the project at the developer's expense.
- The subject lands currently lie within the jurisdiction of the Meridian Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire Department,
who currently shares resource and personnel with the Meridian Rural Fire Department.
- The subject lands currently lie within the jurisdiction of the Ada County Sherifj"s Office.
Once annexed the lands will be 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 (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 and the Meridian Library Distract should suffer no revenue loss as a result of the
subject annexation.
Municipal, fee-supported, services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
• Chapter VII, Goal IV, Objective C, Action 1 -Protect existing residential properties from
incompatible land use development on adjacent parcels.
Staff believes that the use of the property for a church is compatible with the future school and
existing and future residential uses adjacent to the site because of the nature of the use.
Additionally, a 20 foot wide landscape buffer is required and will be provided adjacent to
existing and future residential properties to lessen the impact on adjacent neighbors from the
church use of the property.
King's Congregation Church AZ-OS-014 PAGE 3
• Chapter V, Goal III, Objective D, Action 5 -Require all commercial and industrial businesses to
install and maintain landscaping.
Street buffer landscaping and internal parking lot landscaping is depicted on the master concept
plan for the proposed project. All landscaping shall be installed and maintained on the site in
accordance with the standards listed in UDC 11-3B.
• Chapter VII, Goal IV, Objective D, Action 2 -Restrict curb cuts and access points on collectors
and arterial streets.
Access to the site is provided from E. Pienza Street (a local street) in Tuscany Village
Subdivision; no access to Victory Road (an arterial street) is proposed or approved with this
application. The existing access points to Victory will be required to be closed upon annexation
of the site.
• Chapter VII, Goal I, Objective D, Action 7 -Permit schools, churches, and other public and quasi
public uses in rural areas, that are compatible with adjacent uses.
Staff believes the church would be a compatible use with the future school and existing and future
residential uses that surround the site due to the hours of use and operation.
• Chapter VII, Goal I - Ensure a variety and balance of land uses to support the Meridian Impact
Area.
Staff is unaware of any other churches within the general vicinity of this property. Therefore, staff
believes the church will contributes to the variety of uses in this area of the city and provides a
needed service to area residents.
VIII. UNIFIED DEVELOPMENT CODE
A. Schedule of Use: Unified Development Code (UDC) 11-2B-21ists the permitted, accessory, and
conditional uses in the L-O zoning district. Church uses are listed as principal permitted uses in
the L-O zoning district.
B. Purpose Statement of Zone: The purpose. of the commercial districts is to provide for the retail
and service needs of the community in accord with the Meridian Comprehensive Plan. Four
districts are designated which differ in the size and scale of commercial structures accommodated
in the district, the scale and mix of allowed commercial uses, and the location of the district
proximity to streets and highways.
C. Dimensional Standards: The subject property shall comply with the dimensional standards listed
in UDC 11-2B-3 for the proposed L-O zoning district.
D. Landscaping
1. Width of street buffer(s): 25 feet adjacent to E. Victory Road, a minor arterial street; and 10-
feet adjacent to Mesa Way, a local street
2. Width of buffer(s) between land uses: 20 feet adjacent to residential uses
3. Percentage of site as open space: NA
4. Tree Preservation: Mitigation is required for all existing healthy 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. The application states that no trees are proposed to be
removed from the site.
E. Off-Street Parking: UDC 11-3C-6 requires one off-street vehicle parking space for every 500
square feet of gross floor area in commercial districts. The existing building square footage
King's Congregarion Church AZ-08-014 PAGE 4
depicted on the site plan is 7,000 square feet. Based on this amount, 14 parking stalls would be
required; 41 are proposed, which complies with and exceeds this requirement. Additionally, per
UDC 11-3C-6G, one bicycle parking space is required for every 25 proposed vehicle parking
spaces or portion thereof. Therefore, a bicycle rack capable of holding a minimum of 2 bicycles is
required.
Staff recommends that the Commission and Council rely on any verbal or written testimony that
may be provided at the public hearing when determining if the applicant's zoning and
development request is appropriate for this property.
lX. ANALYSIS
Analysis of Facts Leading to Staff Recommendation:
The Applicant is requesting approval to annex and zone 2.74 acres of land from the Rl zoning
district in Ada County to the L-O zoning district in the City. King's Congregation Church is
currently operating in the existing 7,000 square foot building on the site and proposes to continue
to operate at the subject site once the property is annexed. The property is currently designated on
the Comprehensive Plan Future Land Use Map as Public/Quasi-Public. The church use of the
property and L-O zoning district are compatible with this designation.
The proposed annexation area consists of one tax parcel currently owned by Locust Grove
Grange #118. The applicant has entered into an option to purchase the property contingent upon
the property being annexed into the City.
The annexation legal description submitted with the application (stamped on December 18, 2008
by Aaron L. Ballard, PLS) shows the property as contiguous to the existing corporate boundary of
the City of Meridian.
Dimensional Standards: Development of the site is required to comply with the dimensional
standards of the L-O district listed in UDC Table 11-2B-3. There is no required front, rear, or side
setback. However, if a landscape buffer is required, buildings shall be set back the minimum
width of the buffer.
Conceptual Master Plan: A conceptual master plan has been submitted with this application,
dated 11/18/08 that depicts the existing two-story 7,000 square foot building and a future 42,500
square foot building to be constructed in a second phase.
The first phase of development is proposed to include removal of the existing access points to
Victory Road, construction of a 41-space paved parking lot with an emergency turnaround for the
Fire Department off of Pienza Street, and the installation of a landscape street buffer along
Victory Road and pressurized irrigation system.
The second phase of development is proposed to include at least 52 additional parking spaces, a
new structure and associated landscaping.
Conceptual Building Elevations: The Applicant has submitted conceptual building elevations
with this application that depict improvements to the existing wall surfaces and a future building
to be constructed with phase 2, included as Exhibits A.3 and A.4. Improvements to the existing
building to be constructed with phase 1 include stone veneer around the lower portion of the
building and new paint. The elevations for the future building depict stone veneer to match the
proposed improvements to the existing building and a blue metal roof, also to match. ,
Design Standards: Future development of this site shall comply with the current design
standards in effect at the time of development.
King's Congregafion Church AZ-08-014 PAGE 5
Existing Landscaping: There are several existing trees over 4" caliper that exist on the site. The
applicant states that they intend to retain all of the existing trees with development of the site.
Sidewalks/Pathways: The conceptual master plan depicts a new meandering sidewalk along E.
Victory Road within the street buffer that connects with the sidewalk in Tuscany Village
Subdivision. The Comprehensive Plan (page 55) requires detached sidewalks along all arterial
streets within the City. Thus, the proposed sidewalk is consistent with the aforementioned
comprehensive plan policy.
A sidewalk is proposed through the site in alignment with the sidewalk on the north side of E.
Pienza Street for pedestrian connectivity to the school site and between the existing and future
residential developments to the east and west. The City's Master Pathways Plan does not depict a
multi-use pathway planned for this site.
Access: Currently this site has two access points to/from Victory Road; once annexed, the
applicant shall remove all access points to Victory Road and access shall be prohibited. A stub
street (E. Pienza St.) exists at the east boundary of this site from Tuscany Village Subdivision
from which access is proposed. An emergency vehicle turnaround is depicted on the site plan at
the terminus of Pienza Street; ACRD is not requiring Pienza to be extended to Mesa Way. Drive
aisles are proposed for internal access. No access is proposed to Mesa Way. ACRD and planning
staff are supportive of the proposed access for the site.
Fencing: The conceptual master plan depicts a new 6-foot tall wood fence along the east
boundary of the site abutting Tuscany Village Subdivision. A 6-foot tall fence akeady exists at
this boundary; the applicant is not required to construct a second fence along this boundary.
Certificate of Zoning Compliance: The current church use of the property is not an existing
approved use in Ada County. (Staff was told by Sid Anderson at Ada County on 1/8/09 that no
permits had been approved for a change in use from the grange hall to a church for this site.)
Therefore, the applicant will need to apply for a Certificate of Zoning Compliance for approval of
a church use in the L-O district once the property is annexed, prior to issuance of Certificate of
Occupancy once annexed. The site shall be required to comply with all current code provisions of
the UDC.
Development Agreement: UDC 11-SB-3.D.2 and Idaho Code § 65-6711A provides the City the
authority to require a property owner to enter into a Development Agreement (DA) with the City
that may require some written commitment for all future uses. Staff believes that a DA is
necessary to ensure that this property is developed in a fashion that is consistent with the
comprehensive plan and does not negatively impact nearby properties. Prior to annexation
ordinance approval, a Development Agreement (DA) shall be entered into between the City of
Meridian, property owner (at the time of annexation ordinance adoption), and the developer. The
applicant shall contact the City Attorney, Bill Nary, at 898-5506 to initiate this process. Said DA
shall be completed within 1 year of City Council action. The DA shall incorporate the provisions
noted in Exhibit B.
X. EXHIBITS
A. Drawings
1. Vicinity/Zoning & Aerial Map
2. Conceptual Master Concept Plan (dated: 11/18/08)
3. Conceptual Building Elevations -Phase 1
4. Conceptual Building Elevations -Phase 2
King's Congregation Church AZ-OS-014 PAGE 6
B. Agency Comments
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
C. Legal Description & Exhibit Map
D. Required Findings from Unified Development Code
King's Congregation Church AZ-OS-014 PAGE 7
A. Drawings
1. Vicinity/Zoning & Aerial Map
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3. Conceptual Building Elevations -Phase 1
THE KING'S CONGREGATION CREC -MASTER CONCEPT PLAN 11!18!08
THE KING'S CONGREGATION CREC-MASTER CONCEPT PLAN 11118/08
Exhibit C -Page 3
THE KING'S GONGREGATION CREC-~ RAASTER CONCEPT PLAN 11h8108
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THE ICING'S CONGREGATION CREC- i,AASTER Ct)NCEPT PLAN 11.~18ft~8
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Exhibit C -Page 4
4. Conceptual Building Elevations -Phase 2
THE KING'S CC}NGREGATION CREC - IViASTER CQNCEPT PLAN 111'18108
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THE KING'S CONGREGATION CREC- CASTER CONCEPT PLAN 11118108
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Exhibit C -Page 5
THE KING'S CONGREGATION CREC -MASTER CONCEPT PLAN 11118/08
P#-iASE T~",f0 -- PROPOSED NEW BUILDING
NEW SANCTUARY BUILDING -SOUTH ELEVATION (CONCEPT ONLY)
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THE KING'S CONGREGATION CREC - fl~ASTER CONCEPT PLAN 11/18/08
PHASE TWO -PROPOSED NEW BUILDING
NEW SANCTUARY BUILDING - NORTH ELEVATION COMBINED}
Eight of Eight
Exhibit C -Page 6
B. Conditions of Approval
On December 29, 2008 a joint agency and departments meeting was held with service providers in
this area. These agencies submitted comments on this application, which are included below.
1. Planning Department
1.1 ANNEXATION COMMENTS
1.1.1 Prior to the annexation ordinance approval, a Development Agreement (DA) shall be entered into
between the City of Meridian, property owner(s) (at the time of annexation ordinance adoption),
and the developer. The applicant shall contact the City Attorney, Bill Nary, at 898-5506 to
initiate this process. Said DA shall be completed within 1 year of City Council action. The
required DA provisions are as follows:
a. The applicant shall be responsible for all costs associated with the sewer and water
service extension.
b. Any and all existing domestic wells andlor septic systems within this project will have to
be removed from their domestic service, per City Ordinance Section 5-7-517, when
services are available from the City of Meridian. Wells maybe used for non-domestic
purposes such as landscape irrigation.
c. No signs are approved with the subject annexation approval. All business signs will
require a separate sign permit in compliance with UDC 11-3D.
d. Construct a minimum 5-foot wide detached sidewalk along Victory Road, as proposed on
the conceptual master plan, prior to issuance of certificate of occupancy for the existing
church building in phase 1.
e. The existing driveway accesses to Victory Road shall be removed prior to issuance of
certificate of occupancy for the existing church building in phase 1.
f. Direct access to Victory Road is prohibited. Access to this site shall be provided from E.
Pienza Street. All other access points to/from the site are prohibited unless approved by
ACRD and the City of Meridian.
g. Provide a pedestrian pathway through this site for interconnectivitybetwem Tuscany
Village Subdivision and Cavanaugh Subdivision and for access to the future school site
to the west, as depicted on the conceptual site plan. Said pathway shall be constructed
prior to issuance of certificate of occupancy for the existing church building in phase 1.
h. A minimum 25-foot wide street buffer shall be installed adjacent to Victory Road in
compliance with the standards listed in UDC 11-3B-7C. Said buffer shall be installed
prior to issuance of certificate of occupancy for the existing church building in phase 1.
i. A minimum 10-foot wide street buffer shall be installed adjacent to Mesa Way in
compliance with the standards listed in UDC 11-3B-7C. Said buffer shall be constructed
with each phase of development, as depicted on the conceptual master plan in Exhibit
A.2, prior to release of certificate of occupancy for each structure.
j. A minimum 20-foot wide landscape buffer shall be installed along the southern end of the
west property boundary, and the south and east property boundaries adjacent to
residential uses, in compliance with the standards listed in UDC 11-3B-9C. Said buffer
shall be constructed with each phase of development, as depicted on the conceptual
master plan in Exhibit A.2, prior to release of certificate of occupancy for each structure.
k. The Applicant shall comply with the tree preservation standards listed in UDC 11-3B-10
Exhibit C -Page 7
for protection of existing trees that are proposed to be retained and existing trees 4-inch
caliper and greater that are proposed to be removed.
1. Development of this site shall substantially comply with the conceptual master site plan
and building elevations, including construction materials, submitted with the subject
annexation application included as Exhibits A.2, A.3, and A.4.
m. Development of this site shall comply with the current design standards in effect at the
time of Certificate of Zoning Compliance.
n. A Certificate of Zoning Compliance (CZC) that meets the requirements herein is required
for approval of the existing church use, prior to release of certificate of occupancy for the
structure in phase 1. Another CZC will be required for phase 2 of development.
2. Public Works Department
2.1 Water service to this site is being proposed via extension mains located in E Pienza St. The
applicant shall be responsible to install the water main to the applicants West property line in a
location determined by the Meridian Public Works Department before the completion of phase
two. The applicant will be responsible to install water mains to and through this development,
coordinate main size and routing with the Public Works department.
2.2 Sanitary sewer service to this development is being proposed via extension of mains in E Pienza
St. 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.
2.3 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).
2.4 The applicant has indicated the required pressurized irrigation system in this development will be
owned and operated by an irrigation district, therefore a letter of plan approval shall be submitted
prior to scheduling of apre-construction meeting. If it is to be maintained as a private system,
plans and specifications will be reviewed by the Public Works Department as part of the
construction plan review. A "draft copy" of the operations and maintenance manual will be
required prior to plan approval with the "final draft" being required prior to final plat signature on
the last phase of this project.
2.5 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (iJDC 11-3A-6). The applicant should be required to use any existing surface
water for the primary source. If a surface 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.
2.6 Meridian Public Works specifications do not allow any large landscaping within a five foot radius
of water meters. The applicant shall make the necessary adjustments to achieve this separation
requirement and comply with all landscape requirements.
2.7 Additional width to the public utilities, drainage and irrigation easement along the right-of way
shall be dedicated where the sidewalk is located past the right-of--way. The additional width
needs to be sufficient to allow for 10 feet of easement past the sidewalk.
2.8 Any existing domestic well system within this project shall be removed-from domestic service per
Exhibit C -Page 8
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.
2.9 Per UDC 11-3A-6 all irrigation ditches, laterals or canals, exclusive of natural waterways, that
intersect, cross or lie within the area being developed shall be tiled. Plans will need to be
approved by the appropriate irrigation/drainage district, or lateral users association (ditch
owners), with written approval or non-approval submitted to the Public Works Department prior
to plan approval. If lateral users association approval can not be obtained, alternate plans will be
reviewed and approved by the City Engineer.
2.10 Street signs are to be in place, water system shall be installed and activated, sewer system shall
have passed air-testing and video inspection, fencing installed, drainage lots constructed, road
base approved by the Ada County Highway District ,prior to applying for building permits.
2.11 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
2.12 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.13 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the fmal plat.
2.14 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.15 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.16 Developer shall coordinate any new mailbox locations with the Meridian Post Office. Where
mailboxes are located on or near sidewalk the applicant shall comply with all American with
Disabilities Act requirements for unobstructed sidewalk access.
2.17 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.18 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of building pads are at least 1-foot above.
2.19 One hundred watt, high-pressure sodium streetlights, on 25' pole shall be required on all public
residential streets. Two-hundred and fifty watt high pressure sodium streetlights, on 30' pole
shall be required on subdivision entrances and collector roadways. Design of the streetlights shall
be approved by the Public Works Department. Decorative lights require a streetlight agreement
on file with Public Works prior to activation. All streetlights shall be installed at subdivider's
expense. Typical locations are at street intersections and/or fire hydrants, and no further than
400' distance in between locations. Final design locations and quantity are determined after
power designs are completed by Idaho Power Company. The street light contractor shall obtain
approval from the Public Works Department, and permit from Building Department prior to
commencing installations.
Exhibit C -Page 9
3. Fire Department
3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 %Z" outlet face the main street or parking lot aisle.
b. The Fire hydrant shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
f. Fire hydrants shall be place 18" above finish grade.
g. Fire hydrants shall be provided to meet the requirements of the IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to existing
buildings within 1,000 feet of the project.
3.3 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. Provide an approved turnaround
along the east property boundary.
3.4 All entrance and internal roads and alleys shall have a turning radius of 28' inside and 48' outside
radius.
3.5 Private Alleys and Fire Lanes shall have a 20' wide improved surface capable of supporting an
imposed load of 75,000 lbs. All roadways shall be marked in accordance with Appendix D
Section D103.6 Signs.
3.6 Commercial and office occupancies will require, with annexation approval, 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 5' from the building to the dumpster enclosure.
3.8 Provide a Knox box entry system for the complex prior to occupancy.
3.9 All aspects of the building systems (including exiting systems), processes & storage practices shall
be required to comply with the International Fire Code. Code may require the building to be
brought into conformance with IFC.
3.10 Provide exterior egress lighting as required by the International Building & Fire Codes.
3.11 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).
3.12 COMMERCIAL AND INDUSTRIAL - 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
Exhibit C -Page 10
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.
4. Police Department
4.1 The Police Department did not submit comments on this application.
5. Parks Department
5.1 The Parks Department did not submit comments on this application.
6. Sanitary Service Company
6.1 Prior to issuance of a certificate of zoning compliance, that applicant shall submit an approved site
plan from SSC.
6.2 Waste enclosure access: The applicant shall provide drive-on capability for 6 and 8 cubic yard
containers. Allow a minimum of 60 ft. frontal clearance for such containers.
6.3 Turning Radius: the applicant shall provide a minimum of 50 ft. turning radius.
6.4 Waste enclosure dimensions: The applicant shall provide a minimum of 12 ft. clearance inside of
the enclosure gates with the gates in the open position.
7. Ada County Highway District
This application is for annexation and rezone only. Listed below are some of the findings for
consideration that the District may ident~ when it reviews a future development application. The
District may add additional findings for consideration when it reviews a specific redevelopment
application.
Site Specific Conditions of Approval
7.1.1 Dedicate either 48-feet ofright-of--way from the centerline of Victory Road abutting the parcel, or
38-feet ofright-of--way from the centerline of Victory Road abutting the parcel with a 10-foot
public sidewalk and utility easement. The right-of--way purchase and sale agreement and deed
must be completed and signed by the applicant prior to scheduling the final plat for signature by
the ACRD Commission or prior to issuance of a building permit (or other required permits),
whichever occurs first. Allow up to 30 business days to process the right-of--way dedication after
receipt of all requested material. The District will purchase the right-of--way which is in addition
to existing right-of--way from available Corridor Preservation Funds.
7.1.2 Construct a 5-foot wide detached concrete sidewalk located no closer than 41-feet from the
centerline of Victory Road abutting the site, except where it shall connect with existing sidewalk
improvements to the east.
7.1.3 With phase 1 (occupancy of the Grange building), dedicate 25-feet of right-of--way along the
site's west boundary for the future extension of Mesa Way south of Victory Road. The owner will
not be compensated for this additional right-of--way.
7.1.4 With phase 2 (construction of any additional buildings on the site), extend Mesa Way south of
Victory Road, to include 24-feet of pavement, vertical curb, gutter, and 5-foot sidewalk on the
east side, and a 3-foot gravel shoulder and drainage Swale on the west side abutting the site.
Additional right-of--way will be required if phase 2 precedes Tanana Valley's extension of Mesa
Way.
Exhibit C -Page 11
7.1.5 Construct one T-type turnaround at the terminus of Pienza Street. Provide an easement covering
the entire turnaround and documentation of support from the Meridian Fire Department for the
alternative turnaround.
7.1.6 Pave each driveway onto Pienza Street its full width at least 30-feet into the site.
7.1.7 Other than access specifically approved with this application, direct lot access to Victory Road is
prohibited.
7.1.8 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.
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 Policy.
7.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
7.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
7.2.8 The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
7.2.9 Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
7.2.10 Payment of applicable road impact fees are required prior to building construction. The assessed
impact fee will be based on the impact fee ordinance that is in effect at that 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 ACHD 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 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 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
Exhibit C -Page 12
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 C -Page 13
C. Legal Description & Exhibit Map
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Exhibit C -Page 3
D. Required Findings from Unified Development Code
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
A. The map amendment complies with the applicable provisions of the comprehensive
plan;
The applicant is proposing to zone all the subject property L-O; the Comprehensive Plan
Future Land Use Map designation for this property is Public/Quasi-Public. Staff finds
that the proposed zoning map amendment complies with the proposed church use of the
property and the applicable provisions of the comprehensive plan. Please see
Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more
information.
B. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
Staff finds that future development of this property will comply with the purpose
statement of the commercial districts and the established regulations of the L-O zoning
district.
C. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
Staff finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. Staff recommends that the Commission and Council rely on
any oral or written testimony that maybe provided when determining this finding.
D. The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
Staff finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
E. The annexation is in the best of interest of the City (iJDC 11-SB-3.E).
Staff finds that all essential services are available or will be provided by the developer to
the subject property and will not require unreasonable expenditure of public funds. The
applicant is proposing to develop the land in general compliance with the City's
Comprehensive Plan. This is a logical expansion of the City limits. In accordance with
the findings listed above, staff finds that Annexation and Zoning of this property to
L-O would be in the best interest of the City if a Development Agreement is
required with the provisions noted in the staff report.
Exhibit D -Page ]