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Home My WebLink AboutREV Bayside RecsPage 1 of 1 Tara Green From: Bill Parsons Sent: Thursday, May 21, 2009 6:24 PM To: Bill Nary; Ted Baird; Jaycee Holman; Joe Silva; Tara Green; Machelle Hill; Cornel Larson; Donna Ahmed Cc: Peter Friedman Subject: Bayside Taylor Commerce Park Recs for 5/26/09 CC MTG Follow Up Flag : Follow up Flag Status: Green Attachments: Bayside Taylor Commerce Park PP Recs.doc Attached are Commission's Recommendations for Bayside Taylor Commerce Park staff report (PP-09-001). This item is scheduled to be on the Council agenda on May 26, 2009. The public hearing will be held at City Hall, 33 E. Broadway Avenue, beginning at 7:00 pm. Please call or a-mail with any questions. Bill Parsons Associate City Planner Meridian Planning Department 33 E. Broadway Meridian, Idaho 83642 PHONE: (208) 884-5533 FAX: (208) 888-6854 bparsons@meridiancity.org 5/22/2009 STAFF REPORT Hearing Date: TO: FROM: SUBJECT: May 26, 2009 (Continued from May 12, 2009) Mayor and City Council Bill Parsons, Associate City Planner 208-884-5533 ~~Vl E IDIAN:-- PP-09-001 -Bayside Taylor Commerce Park 1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The applicant, Nick Schubin, has applied for preliminary plat approval for 13 non-residential lots and 1 drainage lot on approximately 10 acres in an I-L zoning district. 2. SUMMARY RECOMMENDATION Staff is recommending approval of the proposed development subject to the conditions listed in Exhibit B, based on the Findings of Fact and Conclusions of Law in Exhibit C. The Meridian Planning & Zoning Commission heard this item on Apri12, and April 16 2009. At the April 16 2009 public hearing the Commission voted to recommend approval of the subject PP request. a. Summary of Commission Public Hearing: i. In favor: Pat Tealey ii. In opposition: None iii. Commenting: None iv. Written testimony: None v. Staff presenting application: Bill Parsons vi. Other staff commenting on application: Pete Friedman b. Key Issue(s) of Discussion by Commission: i. If the project should move forward onto City Council without ACHD comments. c. Key Commission Change(s) to Staff Recommendation: i. The Commission moved to strike Condition l.l.l.bullet 2 and condition 1.1.2 bullet 3 because the site will incorporate sub-surface drainage. ii. Insertion of ACRD TIS and Preliminary Plat comments/conditions of approval. d. Outstanding Issue(s) for City Council: i. The project is conditioned to provide private streets within the proposed development for addressing and circulation. Due to the requirement of the private street, the UDC requires a 10-foot landscape buffer which impacts the site design. After follow-up discussions, the Meridian Fire Department is comfortable with cross-access rather requiring private streets. Staff is recommending the Council strike condition 1.1.1 bullet #3 and adds two new conditions of approval that read: • Cross access shall be recorded via a recorded document and/or note on the final plat to insure that all lots within the subdivision have direct access to the public street s sy tem. • The applicant shall provide a master kiosk at the entrance of the development that depicts a directory map and addressing of the buildings within the development. Said signage and any additional requirements (i.e. addressing, maps, number and letter sizes) shall be done through coordination with the Meridian Fire Department. 3. PROPOSED MOTION Approval After considering all Staff, Applicant and public testimony, I move to approve File Number PP- Bayside Taylor Commerce Park PP-09-001 09-001 as presented in the Staff report for the hearing date of May 26, 2009, with the following modifications to the proposed conditions of approval: (add any proposed modifications.) Denial After considering all Staff, Applicant and public testimony, I move to deny File Number PP-09- 001 as presented during the public hearing on May 26, 2009, for the following reasons: (you should state specific reasons for denial of the PP request.) Continuance After considering all Staff, Applicant and public testimony, I move to continue File Number PP- 09-001 to the hearing date of (insert continued hearing date here) for the following reason(s): (you should state specific reason(s) for continuance.) 4. APPLICATION AND PROPERTY FACTS a. Site Address/Location: The site is at 1100 W. Taylor Avenue in the SW '/a of Section 12, Township 3 North, Range 1 West. b. Property Owner of Record: Bayside Capital Company 1091 Industrial Road. Suite 215 San Carlos, CA 94070 c. Applicant: Same as above d. Representative: Tealey's Land Surveying e. Applicant's Statement/Justification: Please see Applicant's submittal letter for more information. 5. PROCESS FACTS a. The subject application is a Preliminary Plat per City Ordinance. A public hearing is required before the Planning & Zoning Commission and City Council consistent with Meridian City Code Title 11, Chapter 5. b. Newspaper notifications published on: March 16 and 30, 2009 (Commission); Apri120, 2009 and May 4, 2009 (City Council) c. Radius notices mailed to properties within 300 feet on: March 6, 2009 (Commission); April 16, 2009 (City Council) d. Applicant posted notice on site by: March 20, 2009 (Commission); May 1, 2009 (City Council) 6. LAND USE a. Existing Land Use(s): There are existing structures on the site that will remain on the subject property. Two large open metal structures and a 15,000 sq. ft. storage building may be removed with Phase 4 of the project. b. Character of Surrounding Area and Adjacent Land Use and Zoning: The subject site is surrounded by mix of industrial uses that include a self storage facility, YMCA, church and warehousing. 1. North: Railroad Tracks 2. South: Self Storage Facility; zoned I-L 3. West: Construction Company and storage yard (Creamline Subdivision); zoned I-L 4. East: Yanke Warehouse (YMCA and Church); zoned I-L c. History of Previous Actions: Several CZC's have been issued for this site. The original CZC (84 Lumber CZC-OS-004) was approved in 2005. Staff has also approved two CZC's for Lots Bayside Taylor Commerce Park PP-09-001 - 2 - 4 and 5, Block 1 on the proposed preliminary plat. NOTE: The existing buildings and the two proposed buildings were approved prior to the adoption of the Meridian Design Manual. Future buildings and site design shall be subject to administrative design review with future CLIP or CZC application submittals. d. Utilities: 1. Public Works a. Location of sewer: Sewer mains were installed with the Franklin Commercial #2 Subdivision. b. Location of water: Water mains were installed with the Franklin Commercial #2 Subdivision. c. Issues or concerns: No existing mains shall be removed or relocated without approval from Meridian Public Works. Also, this property falls within the Flood Plain. e. Physical Features: 1. Canals/Ditches Irrigation: No major facilities exist on this site. 2. Hazards: Staff is not aware of any hazards that exist on this property. Flood Plain: A portion of the site (along the entire northern boundary) is designated as Flood Zone A flood plain. The applicant should reference City Flood Damage Prevention Code and coordinate with the Floodplain Administrator to verify requirements. 4. Topography: NA 7. COMPREHENSIVE PLAN POLICIES AND GOALS The 2002 Comprehensive Plan Future Land Use Map designates the subject property as "Industrial." Per Chapter VII of the Comprehensive Plan, the Industrial land use category "includes areas that are designated to allow a range of industrial uses to support industrial and commercial activities and to develop with sufficient urban services. In light industrial areas, uses may include warehouses, storage units, light manufacturing, and incidental retail and office uses." The applicant has not identified specific users; however the allowed uses governed by the UDC provide a variety of uses that may be suitable and marketable for this development. Staff finds that the request generally conforms to the stated purpose and intent of the Industrial designation within the Comprehensive Plan based on the analysis below. Idaho Code 67-6508 states that "the plan shall consider previous and existing conditions, trends, desirable goals and objectives, or desirable future situations for each planning component." Staff has reviewed the subject PP application and offers the analysis and recommendations contained herein for the Commission and Council's consideration (Staff analysis in italics): • Chapter VII, Goal III, Objective A, Action 1 -Require that development projects have planned for the provision of all public services. 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 subject property in the following manner: - Sanitary sewer and water service is extended to the project at the developer's expense. - The subject property is serviced by the Meridian Fire Department. - The subject property is 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. Bayside Taylor Commerce Park PP-09-001 - 3 - 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. Encourage compatible uses to minimize conflicts and maximize use of land. (Chapter VII, Goal IV) Staff believes that the proposed use as a small scale industrial commerce park should be compatible and not conflict with existing uses in the area. Further the railroad tracks parallels the northern boundary which separates the property approximately 200 feet for the residential subdivision to the north. • Chapter IV, Goal I, Objective A, Action 6 (page 26) Permit new residential, commercial, or industrial developments only where urban services can be reasonably provided at the time of final approval and development is contiguous to the City. City water and sewer are currently provided on this site. • "Require appropriate landscape and street buffers along transportation corridors (setback, vegetation, low walls, berms, etc.)." (Chapter VII, Goal IV, Objective D, Action item 4) The applicant is responsible for installing a 10 foot landscape buffer along 10`x' Street and Taylor Avenue. The submitted landscape plan complies this requirement of the UDC. Center parkways are also proposed to beautify the entrance into the proposed development. • Chapter V, Goal III, Objective D, Action 3 (page 43) -Require all new parking lots to provide landscaping in internal islands. Internal landscaping will be reviewed with individual lot development. Staff recommends that the Commission rely on any verbal or written testimony that may be provided at the public hearing when determining if the applicant's development request is appropriate for this property. 8. UNIFIED DEVELOPMENT CODE a. Purpose Statement of Zoning District: Light Industrial: The subject site is surrounded by industrial zoned property. The purpose of the I-L district is to provide for convenient employment centers of light manufacturing, research and development, warehousing, and distributing. In accord with the Meridian comprehensive plan, the I-L district is intended to encourage the development of industrial uses that are clean, quiet and free of hazardous or objectionable elements and that are operated, entirely, or almost entirely, within enclosed structures. Accessibility to transportation systems is a requirement of this district. b. Allowed Uses: Industrial Districts: UDC Table 11-2C-2 lists the permitted, accessory, and conditional uses in the I-L zoning district. Future development of these lots shall conform to the permitted, accessory and conditional uses of the zoning district as outlined in the UDC. c. Dimensional Standards: Development of the site shall comply with the dimensional standards listed in UDC 11-2C-3 for the I-L zoning district. d. Landscaping: (See section 9 below for further discussion) • Width of street buffer(s): UDC 11-2C-3 requires a 10 foot wide landscape buffer adjacent to Taylor Avenue, a local street. • UDC 11-3B-8 requires 5-feet of landscaping adjacent to perimeter drive aisles (private streets) and perimeter parking areas. • Storm Water Integration: UDC 11-3B-11 C regulates the standards for storm water integration. Bayside Taylor Commerce Park PP-09-001 - 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. There are existing trees on the site proposed to be removed. The required landscape trees will not be considered as replacement trees for those that are removed. The Applicant should coordinate a mitigation plan with Elroy Huff at the Meridian Parks Department, for any trees that will be removed. e. Private Streets: Construction of the private streets shall comply with the design standards listed in UDC 11-3F-4 £ Outdoor Storage: Development of this site shall comply with the outdoor storage standards listed in UDC 11-3A-14. 9. ANALYSIS a. Analysis of Facts Leading to Staff Recommendation: NOTE: ACHD has required the applicant submit a Traffic Study for the proposed development and will not provide comments on the proposed plat until the TIS is reviewed. The applicant has informed staff the Traffic Study is in process and should be submitted during the week of April lath. Staff is hopeful ACHD's review and comments will be attached to the staff report prior to the City Council hearing. For the purposes of keeping the project on the April 16`'' agenda, Staff is requesting the Commission hear this item and determine if ACHD's comments should be incorporated into the staff report prior to a Commission Recommendation to City Council. PP Application: Plat Design: The proposed preliminary plat will create 13 buildable lots and 1 drainage lot on approximately 10 acres of land. All of the proposed lots will be zoned I-L and meet the dimensional standards of the UDC. On the submitted preliminary plat, Lot 1 1, Block 1 is labeled as a drainage lot. The applicant shall designate this lot as non-buildable on the final plat. Phasing Plan: The applicant is proposing to plat the property in four phases. With phase one, the applicant is proposing to plat 3 industrial lots. The applicant has proceeded with building permits for tenant improvements for the existing building on Lot 1 and has received CZC approval for the future buildings on proposed Lot 4 and Lot 5. Future phases are contingent upon market demand. Staff is supportive of the applicant's phasing plan for the project. Upon approval of the preliminary plat, the applicant shall have two years to receive City Engineer's signature on a final plat. Floodplain: A portion of the site (along the entire northern boundary) is designated as Flood Zone A flood plain. A portion of the existing buildings on the site approved with the CZC in 2005 are constructed within the flood plain. Public Works is requiring the applicant submit a Floodplain Development Permit and secure approval before any construction can begin. Permit approval may require development of Base Flood Elevations, mapping of the floodplain and / or floodway boundaries, and analysis of the effect of the development on the floodplain. The applicant shall coordinate with the Floodplain Administrator to verify requirements. Access: Access to this development is from an existing public locaUcommercial street (W. Taylor Avenue). Further, the applicant is proposing access to each individual lot via a cross access agreement. Staff is conditioning the applicant construct a private street within the development per the requirements of the Meridian Fire Department. NOTE: See Private Street section below for further analysis. Private Streets: There is a potential for 13 individual buildings to be constructed in this development with one access point. Therefore, to enhance the safety of the development, for Bayside Taylor Commerce Park PP-09-001 - $ - addressing purposes, the Fire Marshall, Addressing Specialist and Planning Staff, are requesting that a private street to/from W. Taylor be provided for internal circulation. The Applicant should submit a Private Street application to the Planning Department for staff level approval prior to or concurrent with the final plat application. NOTE: As mentioned earlier, the applicant is proposing to phase the proposed development. With each consecutive phase the applicant shall coordinate and comply with Fire Departments standards for temporary turn arounds if the private street section exceeds 150 feet. 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 standards: 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. b. If a curb exists next to the drive aisle, it shall be painted red. 2. For all other private streets: 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. Cross-access: The private street standards address cross access for the site. Landscape Plan: The applicant submitted a landscape plan with this application. The purpose of the plan is only to illustrate the streetscape buffers required for the proposed subdivision. The UDC requires a 10-foot wide landscape buffer adjacent to 10`x' Street and W. Taylor Avenue. Further, the applicant is proposing center parkways to enhance the entrance into the commerce park. The submitted landscape complies with this requirement of the UDC. In addition, the applicant is proposing a drainage lot (Lot 11, Block 1) in the northwest corner of the proposed subdivision. Because storm water integration is proposed said drainage lot shall be designed in accordance with the standards listed in UDC 11-3B-11C. A Bayside Taylor Commerce Park PP-09-001 - ( - revised landscape shall be submitted with the final plat application. UDC 11-3B-8 also regulates the parking lot landscaping and perimeter landscaping adjacent to parking areas and drive aisles. These standardls are typically addressed during individual lot development. However, the applicant is required to provide a private street that will provide internal circulation for the proposed development. Per the UDC, a 5-foot wide landscape buffer is required along the northern and southern boundary of the private street abutting the northern property boundary. In this instance the applicant has an existing 20-foot sanitary sewer easement that parallels the northern property boundary and an 8-inch water main parallels the south side. Further, a railroad spur and loading area exists at the southern edge of the private street. Public Forks has communicated to staff they would prefer no landscaping be placed within the easement or in proximity to the water main for ease of maintenance of their facilities. Therefore, staff is not recommending the applicant provide the required landscape buffers. Design Review: As mentioned earlier, the existing buildings, the two proposed buildings and site design were approved prior to the adoption of the Meridian Design Manual. Therefore, future buildings and site design shall be subject to administrative design review with future CUP or CZC application submittals. Elevations: The applicant has submitted building elevations attached in Exhibit A and are not part of the preliminary plat approval. The attached building elevations are for informational purposes only and future building design shall be subject to the standards listed in UDC 11-3A-19 and the guidelines in the Meridian Design Manual. Outdoor Storage: The submitted preliminary plat depicts nun-serous outdoor storage areas on the site. However, the applicant has not identified any specific uses and future uses will be regulated by the allowed uses listed in table 11-2C-2. The I-L zoning district allows outdoor storage in accord with specific uses standards in UDC 11- 4 and UDC 1 I -3A-14. Therefore, future uses on the site shall be subject to the outdoor standards listed in UDC 11-3A-14, the specific uses standards of UDC 11-4 (with future CUP or CZC approvals) arAd any new outdoor storage standards in the future. NOTE: Staff is currently working on new standards for outdoor storage in the I-L zoning district. 10. EXHIBITS A. Drawings 1. Vicinity Map 2. Preliminary Plat (dated: 2/03/2008) 3. Landscape Plan (dated: 01/30/2009) 4. Proposed Elevations (CZC approval prior to the adoption of the Design Manual) B. Conditions of Approval 1. Planning Department 2. Public Works Department 3. Fire Department 4. Police Department 5. Parks Department 6. Sanitary Services 7. Ada County Highway District 8. Central District Health 9. Nampa Meridian Irrigation District C. Required Findings from Unified Development Code Bayside Taylor Co~mnerce Park PP-09-001 _ 7 _ 1. Vicinity Map R_d ~ 1351 L-O 1103 :- 1021 - L-O P i ,- 1297 _ ~ is-i' _ -__. .~>r~A§.~. 4.i 49 "~l{h; g{~fI hex ,4 i - - - UNION PACIFIC RXR _ _ RUT SITE L-~ _ _ - - 444 .- , 331 348 330 300 270 251 264 230 RI ~ I-L ~ 160 143 152 155 J a 110 S ~. F- - --_ ~`'~ 48 C_C 1480 71 ~_G 1220 ~\ ~~~ N 3 W FRANKLIN RD •. Z 1535 `r ~ v :M rn m ~ '.o n :°- rn m ~`~~~~'"^~~~~~ W CRESTWOOD ^' ' ' ~ ^ R-4 C-N - __ 95 98 103' 104 e0 - K-1 J •o ~ v '-. 3 W B ROADW Y E ~-g A AV Z 620: ~WAY sae AV - ~ ~ ~, ~ , E - ~ ~ ~ ~~ M O~ ~ P O~ Q, ~ ~ '., 724 j 936 690 W TAYLOR AVE N v 212 849 739 I A 184 I I C ~ 124 ' 702 c0 o. - '725 ~ u 84 ° 658 s ', o '': ~,.. ~',. m 8 50 .°o . 44 R[""r w, 650 iR a58 _°° L-U z1 zo C-G n _ 948 R-IS 41 R-8 641 R1 o. ', 938 !~ 71 a M 97 Exhibit A 2. Preliminary Plat ,.~~ .: ~; ~: k •- 1~ Y JV'LA'fCd ~ ~ ' Yk~h 9NYtS iii (. ~FNSF.. rARM4 LM[i~4 k_~!3 LBT>w a. I ~,JEC1 PRCWE.k IY FALL-~ Cw FLL`PC N'.d,1kAN;;[ kATg qAV IYJ Ig{f01C~TlRI l4Nt7 NU IAtXJ4;61'32u, EFtF-tlfi'F PATE fEf~UARY 14. x:163 pURTtERN AREA IS OES~NA'ETi A5 ?ONE 'A°, OR A ~ECUIL FL Otl6 Hd~4RU AREA c.nJEC1 TO t; ALNWL CHANCE FLOOD PITH NO ®ASE FLOOD E LE!fA T10R5 pE *ERMWEP 's~Ut HE R'A AIZ£A IS PE510NATED AS 2N+F'x•. Ok AREA (~ ER~NEA TO ~G OUT'SQE THB 0.2'% ANMltA 1, f fL 0{I(~"',.A91 a bw. Exhibit A - 2 - 3. Landscape Plan _. ~ - , .. ~__ w,,. ~ I ~ - ~ ~, u ~ ~._ ~,.~. ~ , ~~A.. __ ~__ P , , ~ , a ~ _``'-1____J o l.___ _ ...~ ~. x.,~. T _____'__ E ~ k ,r _.. 4 ~ ~ ~ ~ _- - - _w. ,_ ~ ,~ -- ~. 9 . a ~. ~. 1 ~ ~ ,,:. , r~, air`. ~s ~~,,, ... .~n~ sr ~-~ -~ C r g! ~ 1 ' x ~_.4a^ .f. ~.~. s :.a g i.• n s~ t ~~yy~~~y~ ~r~ r_J~NInw!..~ ~:TK3.g -~ 1I ~ ~ + 1 ~ i , I Yy'~.~ f] ir... wr...o W wl~Vtll'YfG fi~~l, I ~-- ' ~;' / ' ~M•- ayw Exhibit A _ 3 _ 4. Proposed Elevations (CZC approval prior to the adoption of the Design Manual) SOUTH ELEVATK?PI-B~idna 'B' ;, np __. "G_C 1 I' .: :3 ~; SOUTH ELEVATIOPF&idYia 'A' ~.r-~~ IC ?0 4G SCALE :N '"CC I - ZC Y ~Y ~ ~Y Exhibit A - 4 - ~~; ;2': `3, a; ~_ r ~_ r ~- WEST ELEVATION-B~idny 'B' EAST' ELEVATION-&idrg 'A' ~1' (2' i3; (4. `r' '~." s_ 7~ ~T B. Conditions of Approval On March 12, 2009, a joint agency and departments meeting was held with service providers in this area. The agencies and departments submitted comments have been included below. 1. PLANNING DEPARTMENT 1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT 1.1.1 The preliminary plat prepared by Tealey's Land Surveying, dated February 3, 2009, labeled Bayside Taylor Commerce Park (attached in Exhibit A) is approved, with the conditions listed herein and with the following changes: • A 10-foot wide street landscape buffer easement is required along W. Taylor Avenue and N. l Ors Street per UDC Table 11-2C-3. • Submit a Private Street application for staff level review and approval prior to or concurrent with the final plat application. Said Private Streets shall comply with the standards listed in UDC 11-3F-4. With each consecutive phase the applicant shall coordinate and comply with the Meridian Fire Department standards for temporary turn arounds if the private street section exceeds 150 feet. 1.1.2 The landscape plan prepared by South Landscape Architecture, dated January 30, 2009, labeled L-1 (attached in Exhibit A), is approved with following modifications from the Planning Department: • The applicant shall construct the 10-foot wide landscape street buffers and entrance parkways as proposed. • Parking lot landscaping in compliance with the standards listed in UDC 11-3B-8C will be required and reviewed with each Certificate of Zoning Compliance for future buildings on this site. in~~.~ 1 ~-~~ - • A written certificate of completion should be prepared by the landscape architect, designer, or qualified nurseryman responsible for the landscape plan. All standards of installation should apply as listed in UDC 11-3B-14. Submit revised landscape plans to the Planning Department with the submittal of the final plat application. 1.1.3 The applicant shall comply with current and future outdoor storage standards listed in UDC 11- 3A-14 and UDC 11-4A. 1.1.4 Future buildings and site design shall be subject to the standards listed in UDC 11-3A-19 and the guidelines in the Meridian Design Manual. 1.2 GENERAL REQUIREMENTS PRELIMINARY PLAT 1.2.1 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round source of water (MCC 12-13-8.3). The applicant should be required to utilize any existing surface or well water for the primary source. If a surface or well source is not available, asingle-point connection to the culinary water system shall be required. If a single-point connection is utilized, the developer will be responsible for the payment of assessments for the common areas prior to signature on the final plat by the City Engineer. An underground, pressurized irrigation system Exhibit B should be installed to all landscape areas per the approved specifications and in accordance with UDC 11-3A-15 and MCC 9-1-28. 1.2.2 A detailed landscape plan, in compliance with the landscape and subdivision ordinance and as noted in this report, shall be submitted for the subdivision with the final plat application. 1.2.3 The applicant shall erect temporary construction fencing if permanent fencing is not provided to contain debris around the perimeter prior to issuance of a building permit. 1.2.4 Any tree over 4" in caliper that is removed from the property shall be replaced by installing additional trees, being the equivalent number of caliper inches of trees that were removed. Required landscaping trees will not be considered as replacement trees for those trees that have to be mitigated. Per UDC 11-3B-10, the Applicant shall work with the City Arborist, Elroy Huff, on designing, adopting, and implementing a protection and mitigation plan for the existing trees on site. Provide a copy of the plan to the Planning Department with the final plat submittal. 1.2.5 All irrigation ditches, laterals or canals, intersecting, crossing or lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6. Plans will need to be approved by the appropriate irrigation/drainage district, or lateral users association (ditch owners), with written approval or non-approval submitted to the Public Works Department. If lateral users association approval can not be obtained, alternate plans will be reviewed and approved by the City Engineer prior to final plat signature. 1.2.6 Maintenance of all common areas shall be the responsibility of the developer or assigns. Record legally binding documents that state the maintenance and ownership responsibilities for the management of the development, including but not limited to structures, parking, common areas, private streets, and other development features. 1.2.7 Staff's failure to cite specific ordinance provisions does not relieve the applicant of responsibility for compliance. 1.2.8 A letter of credit or cash surety in the amount of 110% will be required for all required fencing, pressurized irrigation, landscaping, sanitary sewer, water, etc., prior to signature of the final plat. 1.2.9 All development improvements including water, sewer, fencing, landscaping, amenities and pressurized irrigation shall be installed and approved prior to obtaining Certificates of Occupancy. 1.2.10 Preliminary plat approval shall be subject to the expiration provisions set forth in UDC 11-6B-7. 1.2.11 The Applicant shall be responsible to obtain a Certificate of Zoning Compliance (CZC) permit and administrative design review approval from the Planning Department prior to any building construction on the subject property. 1.2.12 All future development of the subject property shall comply with City of Meridian ordinances in effect at the time of development. Z. PUBLIC WORKS DEPARTMENT 2.1 Sanitary sewer service to this development is being proposed via extension of the 10 inch main located near the applicant's north property line running East and West along the Union pacific Rail Road. The applicant shall install mains to and through this subdivision; applicant shall coordinate main size and routing with the Public Works Department, and execute standard forms of easements for any mains that are required to provide service. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall be used in conformance of City of Meridian Public Works Departments Standard Specifications. Exhibit B - 2 - 2.2 Water service to this site is being proposed via extension of mains that were installed with the Franklin Commercial Subdivision. No existing water main shall be removed without approval from the Meridian Public Works Department. 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 common lot for all public water/sewer mains outside of public right of way. The common lot shall be covered with a blanket easement to the City of Meridian. 2.4 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 ll" 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. 2.5 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. 2.6 All existing structures that are required to be removed shall be removed prior to signature on the final plat by the City Engineer. 2.7 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. 2.8 Any existing domestic well system within this project shall be removed from domestic service per City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at (208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic purposes such as landscape irrigation if approved by Idaho Department of Water Resources Contact Robert B. Whitney at (208)334-2190. 2.9 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. 2.10 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. 2.11 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. Exhibit B - 3 - 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 obtaining construction plan approval. 2.14 A portion of this development lies within the Meridian Floodplain Overlay District. The applicant shall submit a Floodplain Development Permit and secure approval before any construction can begin. Permit approval may require development of Base Flood Elevations, mapping of the floodplain and / or floodway boundaries, and analysis of the effect of the development on the floodplain. Reference the City Flood Damage Prevention Code and coordinate with the Floodplain Administrator to verify requirements. 2.15 Applicant shall be responsible for application and compliance with any Section 404 Permitting that maybe required by the Army Corps of Engineers. 2.16 Developer shall coordinate mailbox locations with the Meridian Post Office. 2.17 All grading of the site shall be performed in conformance with MCC 11-12-3H. 2.18 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. 2.19 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. 2.20 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 the 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. 2.21 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. MERIDIAN FIRE DEPARTMENT 3.1 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. 3.2 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. Exhibit B - 3 - 3.3 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. 3.4 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. 3.5 Commercial and office occupancies will require afire-flow consistent with the International Fire Code to service the proposed project. Fire hydrants shall be placed per Appendix D. 3.6 All aspects of the building systems (including exiting systems), processes & storage (indoor and outdoor) practices shall be required to comply with the International Fire Code. 3.7 Fire lanes, streets, and structures including the canopy height of mature trees shall have a vertical clearance of 13'6 3.8 Maintain a separation of 5' from the building to the dumpster enclosure. 3.9 Buildings over 30' in height are required to have access roads in accordance with The International Fire Code Appendix D Section D105. 3.10 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). 3.11 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 W. Taylor Avenue. Please contact the Addressing Specialist at 898-5500 to address this concern prior to the public hearing. 4. MERIDIAN POLICE DEPARTMENT 4.1 The police department has no concerns related to the site design of this project. 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 11-3B-10) will be followed. 6. SANITARY SERVICES 6.1 Prior to issuance of a certificate of zoning compliance, that applicant shall submit an approved site plan from SSC. 6.2 Turning Radius: the applicant shall provide a minimum of 50 ft. turning radius. 6.3 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. Exhibit B - 7 - 7. ADA COUNTY HIGHWAY DISTRICT ~ .CvY Gw~ ; ~° a'~^ ^ ^~~^^u* °••~•°-~* ^ Tic ~' ° * - yK TIS Comments Staff comments are provided by District Traffic Services staff. Although re-striping to allow for simultaneous left and right turns on the southbound approach at the West 10u, Street and Franklin Road intersection is suggested as mitigation staff recommends against re-striping West l Ori, Street due to the fact that it would create 12-foot lanes which are too narrow for the expected volume of truck traffic on West 10u, Street. Therefore staff does not recommend any improvements to the intersection of Franklin and West l Oti, Street at this time. 7.1 Site Specific Conditions of Approval 7.1.1 Construct a divided curb return driveway onto West 10th Street / Taylor Avenue with 20-foot wide entrance and exit drive aisles. Pave the driveway its full width at least 30-feet into the site from the edge of West 10th Street /Taylor Avenue. 7.1.2 Enter into a license agreement for any landscaping located with ACHD right-of--way abutting the site. 7.3 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-wad 7.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway ri ght-of--wax 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 Comely with the District's Tree Planter Width Policx 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 Exhibit B - 6 - ~plicant 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 si ng ed b 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 chan_ e~planned use of the subject property unless a waiver/variance of said requirements or other legal relief is armpursuant to the law in effect at the time the change in use is sought. S. CENTRAL DISTRICT HEALTH DEPARTMENT 8.1 After written approval from appropriate entities is submitted, we can approve this proposal for central sewage and central water. 8.2 The following plans must be submitted to and approved by the Idaho Department of Health & welfare, Division of Environmental Quality: central sewage and central water. 8.3 Run-off is not to create amosquito-breeding problem. 8.4 Central District Health will require plans be submitted for a plan review for any: food establishments, grocery store and beverage establishment. 9. NAMPA MERIDIAN IRRIGATION DISTRICT 9.1 Applicant shall apply for a land use change application prior to final platting. Contact Suzy Hewlett at 466-7861 for further information. 9.2 All laterals and waste ways must be protected. 9.3 Pressurized irrigation is available from two different sources for this project. 9.4 All municipal surface drainage must be retained on site. If any surface drainage leaves the site, the Nampa & Meridian Irrigation District must review drainage plans. 9.5 The Developer must comply with Idaho Code 31-3805. 9.6 NMID recommends that irrigation water be made available to all developments within the Nampa & Meridian Irrigation District. Exhibit B - 7 - 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-ma'ng body shall make the following findings: 1. 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. The Commission supports the proposed plat layout, with recommended changes, as they comply with the provisions of the Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 7, of the Staff Report. 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.) 3. The plat is in conformance with scheduled public improvements in accord with the City's capital improvement program; Because the developer is installing sewer, water, and utilities for the development at their own cost, the Commission finds that the subdivision will not require the expenditure of capital improvement funds. 4. There is public financial capability of supporting services for the proposed development; Staff recommends the Commission and Council rely upon comments from the public service providers (i.e., Police, Fire, ACRD, etc.) to determine this finding. (See Exhibit B for more detail.) 5. The development will not be detrimental to the public health, safety or general welfare; and The Commission is not aware of any health, safety, or environmental problems associated with the development of this subdivision that should be brought to the Council's attention. ACHD considers road safety issues in their analysis. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed subdivision may cause health, safety or environmental problems of which Staff is unaware. 6. The development preserves significant natural, scenic or historic features. The Commission is unaware of any natural, scenic, or historic features on this site. Therefore, the Commission finds that the proposed development will not result in the destruction, loss or damage of any natural, scenic or historic feature(s) of major importance. Staff recommends that the Commission and Council reference any public testimony that may be presented to determine whether or not the proposed development may destroy or damage a natural or scenic feature(s) of major importance of which Staff is unaware. Exhibit C