HomeMy WebLinkAboutSouthridge 31 RecommendationsPage 1 of 1
Tara Green
From: Sonya Wafters
Sent: Monday, March 30, 2009 1:29 PM
To: Tara Green; Machelle Hill; Nancy Radford; Jaycee Holman
Cc: Peter Friedman; Van Elg; jimj@mail.jljenterprisesinc.com
Subject: Southridge 31 Staff Report and Rec's for 4/7 CC Mtg
Follow Up Flag: Follow up
Flag Status: Green
Attachments: Southridge 31 AZ recs.doc
Attached are the Planning & Zoning Commission's recommendations and the Staff Report for the
proposed Southridge 31 annexation (AZ-08-016). This item is scheduled to be on the City Council
agenda on April 7, 2009. The public hearing will be held at City Hall, 33 E. Broadway Avenue,
beginning at 7:00 pm. Please call or e-mail with any questions.
Van/Jim -Please submit any written response you may have to the recommendations in the report to the
City Clerk ( rg eent~a meridiancity.org, hi_llm~meridiancity.o~, radfordn meridanct~.o~, &
holmanj@meridiancity.org) and myself (e-mail or fax - 888-6854) as soon as possible.
Thank you,
sov~.u~a wafters
Associate City Planner
City of Meridian -Planning Department
33 E. Broadway Avenue, Suite 210
Meridian, Idaho 83642
208.884.5533 ph. / 208.888.6854 fax
4/3/2009
STAFF REPORT Hearing Date: Apri17, 2009
E IDIAN~-
TO: Mayor & City Council
FROM: Sonya Waters, Associate City Planner
208-884-5533
SUBJECT: AZ-08-016 - Southridge 31
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, James Jewett, has applied for Annexation and Zoning (AZ) approval of 36.27 acres of
land from the RUT zoning district in Ada County to the M-E (Mixed Employment) zoning district in
the City.
II. SUMMARY 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.
2009. At the public hearing on March 5'° they moved to recommend approval of the subject AZ
request.
a. Summary of Commission Public Hearing:
i. In favor: Van Elg (applicant's representative)
ii. In opposition: Georgia Chapin; Joyce Baker; Steve Prisbus; Leo Puga; Jana Puga; Tom
Christensen; Earl Marks; Curtis Elton; Susan Stone
iii. Commenting: Jesse Rosin (Knife River)
iv. Written testimony: Joyce Baker; Melvin Baker; a letter & petition signed by a total of
45 neighbors; response to the staff report from the applicant
v. Staff presenting application: Sonya Wafters
vi. Other staff commenting on application: Pete Friedman
b. Key Issue(s) of Discussion by Commission:
i. The legal status of the current operation of a batch plant in unincorporated Ada
County; construction activities related to the widening of I-84 on the site; hours of
operation of the batch plant; term of operation; method of dust control; and traffic
control at the Ten Mile/Overland intersection.
ii. Whether or not it's in the best interest of the City to allow the batch plant and
construction activities to continue to operate on the site if it is annexed.
c. Kev Commission Change(s) to Staff Recommendation:
i. Add a DA provision for the contractor to provide flaggers at the Ten Mile/Overland
intersection during peak hours to ensure smooth traffic flow for both residential and
construction equipment (see DA provision #g);
ii. Add a DA provision for the contractor to alleviate dust issues from the construction
activities on the site by watering the area. (see DA provision #h);
iii. Modify DA provision #f per Staff s recommendation, to remove the "concrete batch
plant" terminology and just leave it at "construction activities" related to the widening
of I-84 and construction of the Ten Mile interchange.
Southridge 31 AZ-08-o16 PAGE 1
d. Outstanding Issue(s) for City Council:
i. Determine what the "peak hours" are that the contractor is required to provide fla~~ers
at the Ten Mile/Overland intersection.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number AZ-08-
016, as presented in the staff report for the hearing date of Apri17, 2009 with the following
modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number AZ-08-016,
as presented during the hearing on April 7, 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-08-016 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/Location:
The site is located on the northeast corner of W. Overland Road and S. Ten Mile Road, in the
southwest '/ of Section 14, Township 3 North, Range 1 West.
Parcel Numbers: S 1214336100; S 1214336350; S 1214336340; S 1214336400; and S 1214336450
B. Owner(s):
James L. Jewett & ECK Family Limited Partnership, etal
1520 S. Ten Mile Road
Meridian, ID 83642
C. Applicant:
James L. Jewett
1560 Carol Street
Meridian, ID 83642
D. Representative:
Van Elg, The Land Group, Inc. (208-939-4041)
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: February 2, and 16, 2009 (Commission); March 16, and
30, 2009 (City Council)
C. Radius notices mailed to properties within 300 feet on: January 30, 2009 (Commission); March
12, 2009 (City Council)
Southridge 31 AZ-08-016 PAGE 2
D. Applicant posted notice on site by: February 10, 2009 (Commission); March 27, 2009 (City
Council
VI. LAND USE
A. Existing Land Use(s): A concrete batch plant associated with the I-84 construction project
currently exists on the site. There are several existing structures that will be removed upon
development of the site.
B. Character of Surrounding Area and Adjacent Land Use and Zoning: This site is surrounded by
residentiaUagricultural properties and borders I-84, Ten Mile Road, and Overland Road.
1. North: Interstate 84; rural residential/agricultural property, zoned RUT in Ada County
2. East: Residential/agricultural property, zoned RUT in Ada County
3. South: Overland Road; existing residential property, zoned RUT in Ada County; and
approved but not yet constructed residential uses in Southridge Subdivision, zoned R-8 and
TN-R
4. West: Residential properties in Cheviot Hills Estates Subdivision, zoned R1 (in Ada County)
C. History of Previous Actions: None
D. Utilities:
1. Public Works:
a. Location of sewer: W. Overland Road
b. Location of water: Water will be constructed by JLJ with the W. Overland Road
realignment.
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: There is a canaUditch on this site that runs east/west from Ten Mile
Road midway across the property.
2. Hazards: Staff is not aware of any hazards that exist on this property.
F. Access: The conceptual development plan submitted with this application identifies a public
street access (W. Tasa Drive) to Ten Mile Road and another (Market Square Way) to the re-
aligned W. Overland Road. Another public street, W. Old Market Court, is proposed with future
development to be extended midway along the southern boundary of the site from Market Square
Way and terminate in a cul-de-sac. 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 "Mixed Employment" on the Ten Mile Interchange Specific Area Plan
Future Land Use Map. Per the Specific Area Plan (page 3-11), "The purpose of the Mixed
Employment areas is to encourage a diversity of compatible land uses that may include a mixture of
office, research and specialized employment areas, light industrial including manufacturing and
assembly, and other miscellaneous uses. These areas generally do not include retail and consumer
service uses serving the wider community. However, a small amount of retail and service
establishments, primarily serving employees and users of the Mixed Employment areas or nearby
industrial areas, are allowed. Such retail would be the exception and not the rule. Buildings in this
Southridge 31 AZ-08-016 PAGE 3
category are anticipated to range in height from 1-4 stories, have total floor areas of 10,000-1,000,000
square feet, and floor to area ratios (FAR) will exceed 0.75."
Future development will be required to be consistent with the stated purpose, intent, and standards of
the Mixed Employment land use category within the Ten Mile Specific Area Plan. Staff finds the
following Comprehensive Plan policies to be applicable to this property and apply to the development
of this property (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 ca~rrently 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 Sheriff'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 (ACRD). 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 District should suffer no revenue loss as a result of the
subject annexation.
Municipal, fee-supported, services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
• Chapter 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 will be required with future
development of this site. All landscaping shall be installed and maintained on the site in
accordance with the standards listed in UDC 11-3B or the standards in effect at the time of
development.
Chapter V, Goal III, Objective B, Action 8 -- 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.
Upon development of this site, the developer will be required to construct landscape buffers
along Ten Mile Road and Overland Road both entryway corridors into the City, and along I-84,
in accordance with the street buffer standards listed in UDC 11-3B-7C or the standards in effect
at the time of development.
• Chapter VII, Goal N, Objective D, Action 2 -Restrict curb cuts and access points on collectors
and arterial streets.
While there is no development proposed at this time, future development will provide one access
to/from this site to/from Ten Mile Road via W. Tasa Drive, a proposed public street and to/from
Southridge 31 AZ-08-016 PAGE 4
the newly aligned Overland Road via Market Square Way, a proposed public street. No other
access points are proposed or approved to/from this site via Ten Mile Road or Overland Road.
• Chapter VI, Goal II, Objective A, Action 12 (page 85) Develop methods, such as cross-access
agreements, frontage roads, to reduce the number of existing access points onto arterial streets.
With the redevelopment of this site, the applicant is proposing to provide a public stub street
(W. Tasa Drive) to the property to the east for future interconnectivity, which should assist in
reducing the number of access points onto Overland Road, an arterial street.
• Chapter VII, Goal I - Ensure a variety and balance of land uses to support the Meridian Impact
Area.
Staff believes that the type and mix of commercial/industrial uses (i. e. corporate & business
offices; research facilities & laboratories; light industrial uses including manufacturing &
assembly; and occasional, complementary uses which focus on serving area employees & users,
such as business services, child care, and convenience retail) encouraged in the M-E designation
will provide a variety of employment opportunities and services within the impact area and
possibly to the future residents of Southridge Subdivision to the south.
VIII. UNIFIED DEVELOPMENT CODE
A. Schedule of Use: Unified Development Code (UDC) 11-2B-2 lists the permitted, accessory, and
conditional uses in the M-E zoning district. Allowed uses in the M-E district are offices, medical
centers, research and development facilities, and light industrial uses with ancillary support
services.
B. Purpose Statement of Zone: Per UDC 11-2B-1, "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: Future development of the subject property shall comply with the
dimensional standards listed in UDC Table 11-2B-3 for the proposed M-E zoning district in effect
at the time of development.
D. Landscaping
1. Width of street buffer(s): UDC Table 11-2B-3 currently requires a 50-foot wide landscape
buffer adjacent to I-84; a 35-foot wide landscape buffer adjacent to S. Ten Mile Road and W.
Overland Road, both entryway corridors; a 20-foot wide landscape buffer adjacent to W. Tasa
Drive and Market Square Way, if classified as collector streets; and a 10-foot wide landscape
buffer adjacent to W. Old Market Court if classified as a local street. The applicant shall
comply with current UDC standards in effect at the time of development.
2. Width of buffer(s) between land uses: The applicant is required to comply with the design
guidelines contained in the Ten Mile Interchange Specific Area Plan.
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.
E. Off-Street Parking: Not applicable as no development is proposed at this time; however, off-street
parking is depicted on the concept plan. Future development shall comply with the standards set
Southridge 3 I AZ-08-016 PAGE 5
forth in UDC 11-3C-6B for commercial districts.
IX. ANALYSIS
Analysis of Facts Leading to Staff Recommendation:
The annexation legal description submitted with the application (stamped on December 12,
2008 by Hugh Edwards, 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 M-E district listed in UDC Table 11-2B-3. There is no required front, rear, or
side setback. However, where a landscape buffer is required, buildings shall be set back at least
the minimum width of the buffer.
Conceptual Development Plan: The applicant has submitted a conceptual development plan
showing how the site may develop in the future; however, the applicant has stated that it is for
illustrative purposes only and that future concept and development plans will be submitted based
on the market and economic conditions.
The concept plan depicts 14 building pads; drive aisles for circulation within the site; off-street
parking; the extension of Tasa Drive (a public street that exists across Ten Mile Road to the west)
through the site to the east property boundary; and Market Square Way, a public street proposed
to connect Tasa Drive to the new alignment of Overland Road south of this site. Two round-
abouts are depicted on the plan to enhance traffic flow within the site. Another public street, W.
Old Market Court, is shown in the current location of Overland Road extending from Market
Square Way to the west midway along the south boundary of the site ending in a cul-de-sac with
a driveway access to the north into the site.
Because the applicant has noted that the concept plan is only for illustrative purposes, Staff is
highlighting certain aspects of the plan that we recommend be incorporated into a future plan for
the site, as follows: 1) provide a round-about for more efficient circulation at the intersection of
Market Square Way and Tasa Drive; 2) locate structures adjacent to streets with parking at the
rear and sides of the structure; 3) provide a stub street at the east property boundary for future
interconnectivity and to reduce access points to Overland Road; and 4) provide a public plaza
area within the site generally along an axial alignment with any large structure or framed by a
configuration of smaller structures and as a focal point to the development in an area (size)
proportional to the development; and 5) provide a vehicular and pedestrian connection from the
cul-de-sac at W. Old Market Court to W. Tasa Drive.
Existing Structures: There are existing structures on this site, which the applicant proposed to
remove prior to development. The concept plan depicts the existing dairy barn and silos,
however, they are proposed to be removed.
Building Elevations/Design Standards: The Applicant did not submit conceptual building
elevations or architectural guidelines for future buildings to be constructed on this site. However,
the applicant has stated that future development will comply with current design standards and
the Ten Mile Specific Area plan.
Existing Landscaping: There are a lot of large existing trees over 4" caliper that exist on the site.
Per UDC 11-3B-1 OC, 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 applicant shall contact Elroy Huff, City Arborist, at 888-3579
Southridge 31 AZ-08-016 PAGE 6
prior to removing any trees from the site to determine the amount of mitigation required for this
site.
Access: The conceptual development plan submitted with this application shows one public
street access (W. Tasa Drive) to Ten Mile Road and another (Market Square Way) to the future
re-aligned W. Overland Road south of the site.
The new Ten Mile interchange project is adjacent to this site on the north and west boundaries.
After the interchange is constructed, Overland Road (in its current location at Ten Mile Road) is
intended to be converted to a right-in/right-out until the construction of Tasa/Market Square is
complete through the site.
As part of the Ten Mile interchange construction project, the Idaho Transportation Department
(ITD) plans to reconstruct Tasa Drive further to the north on the west side of Ten Mile Road and
extend Tasa to the east side of Ten Mile Road under the approach ramp through the subject site to
the junction of Tasa Drive/Market Square Way and south (Market Square Way) to the existing
Overland Road. Right-of--way (ROW) has already been obtained for the construction of
Tasa/Market Square to the existing Overland Road location; right-of--way has not yet been
obtained from the existing Overland to the future realignment of Overland. If ROW is obtained
between the existing Overland and future Overland locations prior to the construction of
Tasa/Market Square through the subject site, ITD will construct Market Square to the newly
aligned Overland. Once Tasa/Market Square has been constructed to the newly aligned Overland,
the existing Overland access to Ten Mile will be removed and access will be terminated. If ROW
is not obtained prior to construction, ITD will improve Overland Road in its current location from
Market Square west to the Ten Mile intersection.
Certificate of Zoning Compliance: The applicant will need to apply for a Certificate of Zoning
Compliance for approval of future structures and uses proposed on the site. All future
development shall comply with current design standards, provisions of the UDC, and the Ten
Mile Specific Area Plan.
Development Agreement: UDC 11-SB-3.D.2 and Idaho Code § 65-6711 A 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 Development Plan
B. Agency Comments
1. Planning Department
2. Public Works Department
3. Fire Department
Southridge 31 AZ-08-016 PAGE 7
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
Southridge 31 AZ-08-016 PAGE 8
A. Drawings
1. Vicinity/Zoning & Aerial Map
Exhibit C -Page 2
2. Conceptual Development Plan
Pursue RD ®rea
~ Co .- tua9 Devel ern Plan '~,,_;;-=
SauthRidge 31
Gonceptual Site Layout -For Illustrative Purposes Only
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Exhibit C -Page 3
B. Conditions of Approval
On January 29, 2009 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. Future development of this site shall comply with all UDC standards, including current
design standards in effect at the time of development, and the standards of the Ten Mile
Specific Area Plan.
b. The applicant shall modify the subject Development Agreement to include a specific site plan
showing how the site is proposed to develop prior to submittal of the first development
application for this site. The plan shall be consistent with the standards of the Ten Mile
Specific Area Plan and current design standards in effect at the time of development. At a
minimum, the plan shall incorporate the following features: 1) a round-about for more
efficient circulation at the intersection of Market Square Way and Tasa Drive; 2) structures
shall be located adjacent to streets with parking at the rear and sides of the structure; 3) a stub
street shall be provided at the east property boundary for future interconnectivity and to
reduce access points to Overland Road; 4) public plaza area(s) shall be provided within the
site generally along an axial alignment with any large structure or framed by a configuration
of smaller structures and as a focal point to the development in an area (size) proportional to
the development; and 5) a vehicular and pedestrian connection shall be provided from the
cul-de-sac at W. Old Market Court to W. Tasa Drive.
c. Extend Tasa Drive as a stub street to the east property boundary for future interconnectivity
upon development of the property to the east.
d. Per UDC 11-3B-1 OC, 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 applicant shall contact Elroy Huff, City Arborist,
at 888-35'79 prior to removing any trees from the site to determine the amount of mitigation
required for this site.
e. A Certificate of Zoning Compliance application is required to be submitted for all new
structures/uses on this site.
£ The operation of a cc..,,.e.e,~u*c'~ Y'u :* c,, tl:e ~ ~ ect Y ~~* '~ "'' „ a
„ .. . ~~ n
° ~°'° *'~° construction activities related to the I-84 widening and construction of
the Ten Mile interchange on this site shall be allowed as an accessory use to these
rp ojects. Upon completion of the Ten Mile interchange, the operation of the batch plant shall
cease; equipment and any remaining stock piles shall be removed from the site and the site
shall be restored to a clean condition.
~. The contractor shall provide flaggers at the Ten Mile/Overland intersection during peak
hours of operation of construction activities on the site to ensure smooth traffic flow for
both residerrtial and construction edu-Piu~nt.
Exhibit C -Page 4
h. The contractor shall regularly water the site with a water truck to alleviate dust issues
created from construction activities on the site;
2. Public Works Department
2.1 Water service to this site shall be from an extension of the 12 inch main that is to be constructed
in the W Overland Road realignment and continuing in the proposed Market Square Way. The
applicant will be responsible to install water mains to and through this project, 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 W
Overland Rd. Due to the fact that this property is located in two sewer drainage basins the
applicant will need to construct sewer mains for each basin as shown on the City of Meridian
Sewer Master Plan or work with Public Works Staff to provide and equivalent solution. The
applicant shall install mains to and through this project; 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 City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (UDC 11-3A-6). The applicant should be required to use any existing surface
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.
2.5 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.
2.6 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.
2.7 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.
2.8 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.
2.9 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.
2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
Exhibit C -Page 5
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
obtaining certificates of occupancy.
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 construction plan approval.
2.13 Applicant shall be responsible for application and compliance with and NPDES Permitting that
may be required by the Environmental Protection Agency.
2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.15 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.
2.16 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.17 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of building pads are at least 1-foot above.
2.18 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.
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'.
£ 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.
Exhibit C -Page 6
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 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.
3.7 The roadways shall be built to Ada County Highway Standards 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 parking 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.
3.8 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.
3.9 The Fire Dept. has concerns about the ability to address the project and have the addresses visible
from the street which the project is addressed off of Please contact the Addressing Specialist at
898-5500 to address this concern prior to the public hearing.
3.10 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building.
3.11 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 Buildings over 30' in height are required to have access roads in accordance with The International
Fire Code Appendix D Section D105.
3.13 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
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.
3.14 COMMERCIAL AND INDUSTRIAL -Buildings or facilities having a gross building area of
more than 62,000 square feet (5760 m2) shall be provided with two separate and approved fire
apparatus access roads separated by one half of the maximum overall diagonal dimension of the
property or area to be served, measured in a straight line between accesses.
Exception: Projects having a gross building area of up to 124,000 square feet (11520 m2) that have
a single approved fire apparatus access road when all buildings are equipped throughout with
approved automatic sprinkler systems. (Remoteness Required) Provide a permanent secondary
access to the site at time of development via Ten Mile Road or Overland Road.
Exhibit C -Page 7
3.15 Submit details of the round-about to the Fire Department prior to construction.
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 Standard for Mitigation of trees: The standard established in the City of Meridian Landscape
Ordinance (UDC 11-3B-10) will be followed.
5.2 Standard Plan for Protection of Existing Trees during Construction: The standard established in
the City of Meridian Landscape Ordinance (UDC l 1-3B-10) will be followed.
6. Sanitary Service Company
6.1 SSC did not submit comments on this application.
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 identify when it reviews a future development application. The District
may add additional findings for consideration when it reviews a specific redevelopment application.
7.1 Site Specific Conditions of Approval
7.1.1 Vacate Overland Road where it intersects Ten Mile Road if the following criteria are met:
a. The conditions of the existing Developer Cooperative Agreement are satisfied. These conditions
include, but are not limited to: provision of a financial surety to ACRD to guarantee the
construction of Overland Road in the new alignment, and completion of the Overland Road
realignment no later than October 31, 2009;
b. ACHD submits and ITD approves a change order to provide access to both the site and Tasa
Drive via Market Square Way instead of the existing Overland Road alignment. This change
order will call for the construction of Market Square Way from the new Overland Road alignment
to Tasa Drive, and for the complete removal of Overland Road where it currently intersects Ten
Mile Road. This change order cannot be submitted until a financial surety guaranteeing the
construction of Overland Road in the new alignment is in place;
c. The applicant, ACHD, and ITD reach an agreement for the provision ofright-of--way and
construction of Market Square Way between the existing and proposed new alignment of
Overland Road.
7.1.2 Construct any internal and abutting that are NOT built by ITD as 36-foot commercial street
sections with vertical curb, gutter, and 7-foot wide attached concrete sidewalk on both sides.
7.1.3 If the applicant, ACHD, and ITD are unable to come to an agreement for the provision of right-
of-way and construction of Market Square Way between the existing and proposed new
alignment of Overland Road, construct this section of roadway prior to any development of the
site.
7.1.4 Construct any portion of the proposed roundabout that is NOT built by ITD.
7.1.5 Construct one stub street to the east, located approximately 450-feet north of the existing
Overland Road (measured centerline to centerline). Install a sign at the terminus of the stub street
stating that, "THIS ROAD WILL BE EXTENDED IN THE FUTURE."
Exhibit C -Page 8
7.1.6 If the criteria of Site Specific Condition of Approval #1 are met, and Overland Road is vacated
where it intersects Ten Mile Road, then:
a. Provide access to Windy Ridge Lane at the south property boundary;
b. Provide access to 1620 S. Ten Mile Road (parcel # 51223223300).
7.1.7 Restrict all commercial driveways to 36-feet in width, and pave each driveway its full width at
least 30-feet into the site from the street.
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 ACHD roadway or
right-of--way.
7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that maybe damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.2.5 Comply with the District's Tree Planter Width 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 ACRD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days
prior to breaking ground within ACHD right-of--way. The applicant shall contact 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 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.
Exhibit C -Page 9
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 C -Page ] 0
C. Legal Description & Exhibit Map
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I)eccmber 12, 2(}(}g
Prtrjeot No. 07144
Atutexation and Rezone I.e$aJ Description
Suuthridge 31
26.27 acres
N:xHIBIT •'A"
A tract of land for annexation and rerune purposes situated in the Southwest One Quarter
of the Southwest One Quarter of Section 14, Township 3 North, Range 1 West, Boise
Meridian, Ada County, Idahn, described as follaws:
BEG[NNING at a Found brass cap momnnenting the Southwest Corner of said Section 14
on ttae centerline of South Ten Mile Road, from which a found 5!8-inch steel pin
monumenting the West One Quarter of said Section 14 bears North 00°30'l Q" E•.ast a
di stance of 2,659.52;
Thence following the westerly line of said Section 14 and the centerline of said
South'I'en Mile Road, North (}0°30'It7" East a distance of 1.187.62 feet to a point
on the centerline of Interstate K4;
Thence leaving said westerly line and said centerline and following the centerline
of said Interstate 84, South R9°33'10" East a dislancc of 1,327.07 feet to a point
on the easterly line of said Southwest One (1uar[er of the Southwest One Quarter;
Thence leaving said centerline and following the easterly line of said Southwest
C)ne Quarter of the Southwest One Quarter, South 00°32'39" West a distance of
I,194.4(i feet to a found .5i8" steel pin monwncnting the Southeast Garner of said
Southwest One Quarter of the Southwest One Quarter on the centerline of West
Overland Road;
Thence leaving said easterly line and follawing the sautherly line of said
Southwest One Quarter of the Sauthwcst one Quarter and the centerline of said
West Overland Road, North 89°15'27" West a distance of 1,32621 feet to the
YOINT OF RI?OINNING.
The alxwe-described tract of land contains 36.27 acres, more or Icss, subject to any
existing easernents ar riE,hts-af-way.
Attached hereto is Exhibit "R" and by this reference is aaade a part hereof.
Prepared Rt" 1 HE. LANiJ GROUP, INC;.
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Exhibit C -Page 12
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 M-E; the Comprehensive Plan
Future Land Use Map designation for this property is Mixed Employment. The
Commission finds that the proposed zoning map amendment complies with the future
land use map designation for 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;
The Commission finds that future development of this property will be required to
comply with the purpose statement of the commercial districts and the established
regulations of the M-E zoning district.
C. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
The Commission 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 may be 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,
The Commission 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 (UDC 11-SB-3.E).
The Commission 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 will be required 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, the Commission finds that Annexation and Zoning of
this property to M-E 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 1