Ada County Dispatch Center CUP-14-018CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND
DECISION & ORDER
E IDIAN*,-----
IDAHO
In the Matter of the Request for a Conditional Use Permit to Construct a new 25,000 Square Foot
Dispatch Center (Public/Quasi-public Use) AND a 180-foot tall Wireless Communication Facility in
the I-L Zoning District, Located on the South Side of E. Pine Avenue, West of N. Locust Grove
Road, by Ada County.
Case No(s). CUP-14-018
For the Planning and Zoning Commission Hearing Date of. December 18, 2014 (Findings on
January 6, 2015)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of December 18, 2014, incorporated
by reference)
2. Process Facts (see attached Staff Report for the hearing date of December 18, 2014, incorporated
by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of December 18,
2014, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of December 18, 2014, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian Planning and Zoning Commission takes judicial notice of its Unified Development
Code codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of
Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan
of the City of Meridian, which was adopted April 19, 2011, Resolution No. 11-784 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this decision, which shall be
signed by the Chairman of the Commission and City Clerk and then a copy served by the Clerk
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-14-018
Page 1
upon the applicant, the Planning Division, the Public Works Department and any affected party
requesting notice.
7. That this approval is subject to the conditions of approval in the attached staff report for the
hearing date of December 18, 2014, incorporated by reference. The conditions are concluded to
be reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the Planning & Zoning Commission's authority as provided in Meridian City Code § 11-
5A and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
1. The applicant's request for a conditional use permit to construct the 25,000 square foot dispatch
center and the wireless communication facility is hereby approved in accord with the conditions
of approval in the attached staff report for the hearing date of December 18, 2014, attached as
Exhibit A.
D. Notice of Applicable Time Limits
Notice of Two (2) Year Conditional Use Permit Duration
Please take notice that the conditional use permit, when granted, shall be valid for a maximum
period of two (2) years unless otherwise approved by the City in accord with UDC 11-513-6F.1.
During this time, the applicant shall commence the use as permitted in accord with the
conditions of approval, satisfy the requirements set forth in the conditions of approval, and
acquire building permits and commence construction of permanent footings or structures on or
in the ground. For conditional use permits that also require platting, the final plat must be
signed by the City Engineer within this two (2) year period in accord with UDC 11-5B-6F.2.
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-5B-6.F.1, the Director may authorize a single extension of the time to commence the
use not to exceed one (1) two (2) year period. Additional time extensions up to two (2) years as
determined and approved by the Commission may be granted. With all extensions, the Director
or Commission may require the conditional use comply with the current provisions of Meridian
City Code Title 11.
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a conditional
use permit entitles the Owner to request a regulatory taking analysis. Such request must be in
writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the
final decision concerning the matter at issue. A request for a regulatory takings analysis will
toll the time period within which a Petition for Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of Meridian.
When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
governing board may within twenty-eight (28) days after the date of this decision and order
seek a judicial review as provided by Chapter 52, Title 67, Idaho Code.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-14-018
Page 2
Attached: Staff report for the hearing date of December 18, 2014.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-14-018
Page 3
4i
By action of the Planning and Zoning Commission at the special meeting held on the day of
h 2015.
COMMISSIONER JOE MARSHALL, CHAIRMAN
COMMISSIONER STEVEN YEARSLEY, VICE CHAIRMAN
COMMISSIONER SCOTT FREEMAN
COMMISSIONER RHONDA McCARVEL
COMMISSIONER PATRICK OLIVER
Attest:
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Jaycee Holman, City Clerk
Copy served upon Applicant, The Planning Department, Public Works Department and City Attorney.
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CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). CUP-14-018
Page 4
STAFF REPORT
Hearing Date:
TO:
FROM:
SUBJECT:
EXHIBIT A
December 18, 2014
Planning and Zoning Commission
Bill Parsons, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
CUP-14-018 — Ada County Dispatch Center
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
E IDIAN�--
IDAHO
The applicant, Ada County, has applied for a conditional use permit (CUP) to construct a new 25,000
square foot dispatch center (public/quasi-public use) and a 180-foot tall wireless communication
facility in the I-L zoning district.
See Sections VII, VIII & IX for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed conditional use permit based on the analysis provided
below and the Findings of Fact and Conclusions of Law listed in Exhibit C. The Meridian Planning
and Zoning Commission heard this item on December 18, 2014. At the public hearing, the
Commission voted to approve the subject CUP request.
a. Summary of Commission Public Hearing:
L In favor: Bruce Krisko, Bryan Hallowell and Ben Ealey
ii. In opposition: None
iii. Commenting: Nathan Fastabend, Preston Welsh and Brian Turner
iv. Written testimony: Brian and MaraleeTurner
v. Staff presenting application: Bill Parsons
vi. Other staff commenting on application: Ted Baird
b. Key Issues of Discussion by Commission:
L Cross access with the property to the east and the property on the west boundary of N.
Stonehenge Way.
ii. Operational characteristics of the wireless communication facility.
iii. Operational characteristics of the dispatch center.
iv. Locating the facility near the ISP campus on Watertower Street versus the Pine Avenue
property.
v. Increased traffic on Pine Avenue.
A. The amount of parking proposed with the development of the dispatch center.
c. 'Key Commission Changes to Staff Recommendation:
L The Commission modified condition 1.3., item #2 clarifying Ada County has the sole
discretion for determining who collocates on the communication tower.
ii. The Commission modified condition 1.4., item #2 requiring Ada County to grant cross
access to the property on the east boundary with the caveat that the access will not be
provided until the facility is no longer operating as a dispatch center and no longer
needs to be a secure facility.
iii. The Commission modified condition 1.7 clarifying the height of the ornamental iron
fencing on the west and north boundary is to be 8 feet tall.
Ada County Dispatch Center CUP-14-018 PAGE 1
EXHIBIT A
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number CUP-14-
018, as presented in the staff report for the hearing date of December 18, 2014 with the following
modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number CUP-14-018,
as presented during the hearing on December 18, 2014, 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 Number CUP-14-018 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 south side of E. Pine Avenue; west of N. Locust Grove Road in the SE
1/4 of Section 07, Township 3 North, Range 1 East (Parcel #R9277100020).
B. Applicant/Owner(s):
Ada County
200 W. Front Street
Boise, ID 83702
C. Representative:
Bryan Hallowell, CTA Architects Engineers Inc.
800 W. Main Street, Suite #800
Boise, ID 83702
D. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject application is for a conditional use permit. A public hearing is required before the
Planning and Zoning Commission on this matter, consistent with Meridian City Code Title 11,
Chapter 5
B. Newspaper notifications published on: December 1, and 15, 2014
C. Notices mailed to subject property owners on: November 20, 2014
D. Applicant posted noticed site on: December 8, 2014
VI. LAND USE
A. Existing Land Use(s) and Zoning: Currently, the site is partially developed with an Ada County
paramedic station, zoned I-L.
B. Character of Surrounding Area and Adjacent Land Use and Zoning: Except for the single family
residences to the north (across Pine), the site is surrounded primarily by developed industrial
properties. The City's future land use map designates the property to west as mixed -use
community; Staff anticipates redevelopment of this property to include both commercial and
Ada County Dispatch Center CUP-14-018 PAGE 2
EXHIBIT A
residential uses.
C. History of Previous Actions: The subject property was platted as Lot 2, Block 1 of Weed and Pest
Control Campus Subdivision (PP-05-042 and FP-05-072). A conditional use permit and
certificate of zoning compliance (CUP-06-040 and CZC-07-030) were also approved to develop a
portion of the property with the existing 4,100 square foot paramedic station.
D. Utilities:
1. Public Works:
a. Location of sewer: Sanitary sewer service is currently existing on the subject site.
b. Location of water: Water service is currently existing on the subject site.
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: The Snyder Lateral traverses the north and east boundary of the
proposed development. This facility was tiled with the development of the Weed and Pest
Control Campus Subdivision in 2005.
2. Hazards: Staff is not aware of any hazards that exist on this property.
Flood Plain: This property is located in the Meridian Floodplain Overlay District and
development of this site must comply with the City's flood plain ordinance (Title 10, Chapter
6).
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject property is designated as "Mixed Use Community (MU-C)" on the Comprehensive Plan
Future Land Use Map. The purpose of this designation is to allocate areas where community serving
uses are seamlessly integrated into the urban fabric. The intent is to integrate a variety of uses,
including residential, and to avoid mainly single -use and strip commercial.
The applicant's proposal is to develop a new 25,000 square foot dispatch center and a wireless
communication facility on the site to serve the entire Treasure Valley. This building is part of larger
campus owned by the County. Although the site will be developing with a single public use, the
City's future land use map designates the property to west as mixed -use community; Staff anticipates
redevelopment of these properties to include both commercial and residential uses to contribute to a
mix of uses for the area.
The public/quasi-public use is consistent with the stated purpose, intent, and standards of the MU-C
land use category in the Comprehensive Plan.
Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to
the proposed commercial nature of this property (staff analysis in italics):
1. "Require all commercial and industrial businesses to install and maintain landscaping."
(2.01.03B).
With the development of the Weed and Pest Control Campus Subdivision, the applicant was
required to construct and maintain a 25 foot wide landscape buffer along the west and north
boundary of the site.
2. "Restrict curb cuts and access points on collectors and arterial streets." (3.06.02D)
Ada County Dispatch Center CUP-14-018 PAGE 3
EXHIBIT A
Access to the proposed development will be provided from a private driveway (N. Stonehenge
Way) approved with the development of the subdivision. No access is proposed or approved to E.
Pine Avenue consistent with this goal.
3. "Require all new and reconstructed parking lots to provide landscaping in internal islands and
along streets." (2.01.0413)
All parking lot landscaping must comply with the standards listed in UDC 11-3B-8C.
4. "Permit new development only where urban services can be reasonably provided at the time of
final approval and development is contiguous to the City." (3.01.0IF)
City services are readily available to serve the proposed development.
5. "Reduce the number of existing access points onto arterial streets by using methods such as cross -
access agreements, access management, and frontage/backage roads." (3.03.020)
The industrial property to the east has stubbed a shared driveway to the proposed development
and granted cross access for the use of the driveway. The submitted plan does not include a
connection to the driveway. Staff is of the opinion the site would be better served if the driveways
were connected and gated for the use as a secondary access. Further, the County should also
grant cross access to the property on the west boundary to access N. Stonehenge Way.
6. "Regularly assess law enforcement and emergency service needs." (3.04.01J)
The new facility should improve the emergency response needs of the community.
7. "Encourage infill development." (3.04.0213)
The proposed development is part of a larger Ada County Campus and is partially developed
with a paramedic station. The site was always contemplated for further intensification in accord
with this goal.
8. "Designate land for a variety of uses." (3.05.0I1-1)
Within the MU-C land use designation, the proposed public/quasi public use is envisioned. As
majority of the property to the west is underdeveloped and is also designated MU-C, Staff
believes this area will develop with a mix of commercial and residential uses to complement the
proposed development.
9. "Protect existing residential properties from incompatible land use development on adjacent
parcels." (3.06.0117)
The property has always been contemplated for the public/quasi-public use. The existing
residential along the north side of Pine Avenue is separated from the facility by the existing 25-
foot wide landscape buffer and secured parking. The proposed wireless communication facility is
located at the rear of the property and setback from the street to minimize visual impacts from the
adjacent streets. Although the facility will operate 24/7, staff believes there is adequate buffering
for the adjacent residents.
Based on the above analysis, staff is supportive of the proposed development as it is generally
consistent with the comprehensive plan.
VIII. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of Zone: 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
Ada County Dispatch Center CUP-14-018 PAGE 4
EXHIBIT A
structures. Accessibility to transportation systems is a requirement of this district.
B. Zoning Schedule of Use Control: UDC Table 11-2C-2 lists uses that are principal permitted (P),
accessory (A), and conditional (C) or prohibited (-) uses within the proposed I-L district. The
proposed dispatch center is defined as a public/quasi-public use and requires the procurement of
a conditional use permit in the I-L zoning district. The proposed use is subject to the specific use
standards setforth in UDC 11-4-3-30.
The wireless communication facility is a principally permitted use if designed in accord with the
specific use standards set forth in UDC 11-4-3-43. The applicant's request for the conditional use
permit includes the deviation from the design standards (lattice support structure in lieu of a
monopole).
C. Dimensional Standards: Development of the site proposed to be zoned I-L shall comply with the
dimensional standards of the I-L district listed in UDC Table 11-2C-3.
D. Landscaping:
1. Street buffer landscaping shall be installed in accordance with the standards listed in UDC
Table 11-2C-3 for the I-L zoning district.
2. Parking lot landscaping: All parking lot landscaping shall comply with the standards listed in
UDC 11-313-8C.
3. 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 that are greater than 4-inch
caliper that are proposed to be removed. The applicant shall contact Elroy Huff, City
Arborist, to verify the total caliper inches that need to be mitigated.
E. Off -Street Parking: Off-street parking is required in accord with UDC 11-3C-613 for the proposed
development.
F. Structure and Site Design Standards: Development of this site must comply with the design
standards in accord with UDC 11-3A-19.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
Conditional Use Permit (CUP): Currently, a portion of the site is developed with a 4,100 square
foot paramedic station approved under a separate CUP application. This request includes the
construction of a new 25,000 square foot dispatch center (public/quasi-public use) and a wireless
communication facility in the I-L zoning district on approximately 3.88 acres of land. The
proposed facility will include a data center, dispatch call center and administrative offices. Staff
finds the proposed facility complies with the specific use standards set forth in UDC 11-4-3-30.
The wireless communication facility requires a conditional use permit because the applicant is
proposing a different design than what is allowed in the specific use standards set forth in UDC
11-4-3-43. Specifically, the UDC requires the tower to be designed as a monopole (unless the
decision making body determines that an alternative design would be appropriate because of
location or necessity.) The applicant is proposing to construct the support structure of latticed
steel approximately 180 feet tall. Except for the deviation of support structure design, the
proposed wireless communication appears to comply with all of the other design criteria. NOTE:
The maximum height limitations (50 feet) in the I-L district do not apply to wireless
communication facilities.
The tower height and design are proposed because of the amount of obstructions between this
Ada County Dispatch Center CUP-14-018 PAGE 5
EXHIBIT A
facility and the county jail. The tower will be used for public safety radio communications and
connects field users (Fire, Law Enforcement and EMS) to 911 dispatch. The tower will also allow
all six (6) of the County's radio sites throughout the County to connect to the proposed facility.
The applicant states that the proposed tower will allow other utility providers to co -locate in
accord with the specific use standards of the UDC.
Staff has reviewed the proposed tower and the specific use standards of the UDC and is
supportive of the tower design. The following items must be submitted with the Certificate of
Zoning Compliance application:
1) The facility shall be painted a neutral, non -reflective color that will blend with the
surrounding landscape.
2) A letter of intent committing to the tower owner to allow the shared use of the tower.
3) A statement of compliance from the FCC and/or FAA stating the facility complies with all
federal regulations.
Site Plan: Staff has reviewed the site plan, prepared by CTA Architects, dated 10/10/14, included
as Exhibit A.2 submitted with this application. The following items should to be revised on the
site plan submitted with the Certificate of Zoning Compliance application:
1) All parking stalls on the site must be dimensioned 9' X 19'. Where vehicles overhang a
sidewalk or the required landscape buffer, the length of the stall may be reduced by 2-feet if
the adjacent sidewalk and/or landscape buffer width is increased from 5-feet to 7 feet.
2) A driveway should be constructed in alignment with the driveway stubbed on the east
boundary and a gate installed for a secondary access.
3) The 5-foot wide pedestrian walkway from N. Stonehenge Way to the front entrance of the
facility must be distinguished from the vehicular driving surface through the use of pavers,
scored concrete, or bricks, in accord with UDC 11-3A-19A.4.
Parking: Per UDC 11-3C-6B, in industrial districts, one off-street parking space is required per
2000 square feet of gross floor area. Based on the total square footage of structures on the site
(25,000 s.f.), 13 parking stalls are required; 110 spaces are proposed on the submitted site plan in
excess of this standard.
Additionally, per UDC 11-3C-6G, one bicycle parking space is required to be provided for every
25 vehicle spaces, in compliance with the standards listed in UDC 11-3C-5C. The submitted site
plan depicts the required bike rack.
Access: The primary access to serve this development is N. Stonehenge Way (private driveway).
This driveway provides an access to Pine Avenue to the north and E. Commercial Drive to the
south. No other accesses are proposed or approved to the adjacent roadways in accord with the
standards set forth in UDC 11-3A-3. However, the industrial property on the east boundary was
required to construct and grant cross access to this property. As submitted the applicant is
proposing to landscape and fence the east boundary of the development to provide a secure
parking area. Staff understands the need for a secure complex however; the applicant should
construct a driveway and gate the access so it may be used as secondary access. Further, there are
several tracts of land to the west of the proposed development that are underdeveloped and
designated MU-C on the Comprehensive Plan. As mentioned previously when the subdivision
was approved, the applicant constructed N. Stonehenge Way as private driveway. Staff
recommends the applicant grant the property on the west boundary cross access to use N.
Stonehenge Way.
Landscaping: With the development of the subdivision, the applicant was required to construct a
Ada County Dispatch Center CUP-14-018 PAGE 6
EXHIBIT A
25-foot wide landscape buffer along the east side of the private driveway and E. Pine Avenue in
accord with UDC 11-313-7C. These landscape buffers will remain as part of the development.
Since the applicant is proposing the additional parking on the site, the new parking lot
landscaping must comply with the standards set forth in UDC 11-313-8C. With the submittal of a
certificate of zoning compliance the landscape plan should be revised as follows:
1) The landscape buffers along the north and east perimeter must be a minimum of 5-feet,
measured from back of curb to property line. Except for the dimension of the landscape
buffers, they appear to comply with the landscape plantings required by UDC 11-313-8Cl.b.
These buffers should be installed as proposed.
Tree Mitigation: Per UDC 11-313-10, any existing, on -site 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 those removed. Required landscaping 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.
Fencing: The applicant is proposing perimeter fencing around the proposed facility in accord
with the fencing standards set forth in UDC 11-3A-7. On the west and north boundary (E. Pine
Avenue), the applicant is proposing to construct a 6-foot tall ornamental iron fence with
decorative block pilasters to complement the building design. On the east and south boundary, the
applicant is proposing construct 8-foot tall black vinyl coated chain link fence. Staff is supportive
of the proposed fencing plan and recommends the applicant construct the perimeter fencing as
proposed.
Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be
supplied by a year-round source of water. The applicant should be required to utilize any existing
surface or well water for the primary source. If a surface or well source is not available, a single -
point connection to the culinary water system shall be required. An underground, pressurized
irrigation system should be installed to all properties per the approved specifications and in
accordance with UDC 11-3A-15.
Floodplain: The site is located within the flood plain. The applicant shall submit a Floodplain
Development Permit and secure approval before any construction can begin. The applicant
shall coordinate with the Floodplain Administrator to verify requirements.
Irrigation Easements: The subject site is encumbered by an existing 40-foot wide Snyder
Lateral easement that traverses the north and east boundary. This easement and the tiling of the
lateral were done with construction of the subdivision. The applicant is proposing fencing,
landscaping and parking area that encroaches within the easement; the applicant should
coordinate with the irrigation district (execute a license agreement) on the proposed
improvements.
Building Design: The applicant has submitted building elevations with this application that are
included in Exhibit A.4. Staff has conducted a preliminary review of the elevations to ensure the
building complies with the design standards set forth in UDC 11-3A-19. After reviewing the
design standards of the UDC 11-3A-19C, it appears the building form (articulation, modulation,
and varied roofplanes) and the building materials (block, stucco and architectural metal) meet
the standards and complements the existing structures for the Ada County Campus. Staff will
evaluate the proposed building elevations with the future CZC and DES application.
Certificate of Zoning Compliance (CZC) and Design Review (DES): A CZC and DES
application is required to be submitted prior to issuance of building permits. The applicant must
comply with the design standards listed in UDC 11-3A-19 and the guidelines contained in the
Meridian Design Manual.
Ada County Dispatch Center CUP-14-018 PAGE 7
EXHIBIT A
Summary: In summary, staff finds the proposed project complies with the applicable policies of
the Comprehensive Plan and is conditioned to comply with the applicable development standards
in the UDC. Based on the aforementioned analysis, staff recommends approval of the subject
application.
X. EXHIBITS
A. Drawings
1. Vicinity Map
2. Proposed Site Plan (dated: 10/10/14)
3. Proposed Landscape Plan (dated: 10/24/14)
4. Proposed Elevations (dated: 10/24/14)
B. Conditions of Approval
1. Planning Division
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Republic Service Company
7. Ada County Highway District
C. Required Findings from Unified Development Code
Ada County Dispatch Center CUP-14-018 PAGE 8
EXHIBIT A
A. Drawings
1. Vicinity Map
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Ada County Dispatch Center CUP-14-018 PAGE 9
EXHIBIT A
2. Proposed Site Plan (dated: 10/ 10/ 14)
Ada County Dispatch Center CUP-14-018 PAGE 10
EXHIBIT A
3. Proposed Landscape Plan (dated: 10/24/14)
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Ada County Dispatch Center CUP-14-018 PAGE 11
EXHIBIT A
4. Proposed building Elevations (dated: 10/24/24)
Ada County Dispatch Center CUP-14-018 PAGE 12
EXHIBIT A
Ada County Dispatch Center CUP-14-018 PAGE 13
EXHIBIT A
B. Conditions of Approval
1. PLANNING DIVISION
1.1 The applicant shall comply with all previous conditions of approval associated with this site (PP-
05-042, FP-05-072, CUP-06-040 and CZC-07-030).
1.2 The applicant shall comply with the applicable specific use standards listed in UDC 11-4-3-30 for
proposed public/quasi-public facility.
1.3 The applicant shall comply with the applicable specific use standards listed in UDC 11-4-3-43 for
the wireless communication facility and the design as proposed. With the Certificate of Zoning
Compliance application submittal:
1) The facility shall be painted/power-coated a neutral, non -reflective color that will blend with
the surrounding landscape.
2) The applicant shall submit a letter of intent committing to allow the shared use of the tower.
Collocation on the tower shall be at the discretion of Ada County.
3) A statement of compliance from the FCC and/or FAA stating the facility complies with all
federal regulations.
1.4 The site plan, prepared by CTA Architects, dated 10/10/14, is approved, with the conditions listed
herein. The applicant shall revise the site plan as follows:
1) All parking stalls on the site must be dimensioned 9' X 19'. Where vehicles overhang a
sidewalk or the required landscape buffer, the length of the stall may be reduced by 2-feet if
the adjacent sidewalk and/or landscape buffer width is increased from 5 feet to 7 feet.
2) A driveway -hall be eenstmeted4n-a4gnment with the dr-ivewa�, stubbed on the east b
The applicant shall grant a cross access
easement in favor of the property to the east (Parcel #S1107417301). Cross access shall be
Drovided when Ada Countv deems the facilitv is no longer oneratina as a dispatch center and
no longer requires to be a secure facility. A copy of the recorded cross access agreement shall
be submitted with the CZC application.
3) The 5-foot wide pedestrian walkway from N. Stonehenge Way to the front entrance of the
facility must be distinguished from the vehicular driving surface through the use of pavers,
scored concrete, or bricks, in accord with UDC 11-3A-19A.4.
4) Provide a detail of the bike rack.
1.5 The landscape plan, prepared by CTA Architects, dated 10/24/14, is approved, with the
conditions listed herein. The applicant shall revise the site plan as follows:
1) The landscape buffers along the north and east perimeter shall be a minimum of 5-feet in
width, measured from back of curb to property line. These buffers shall be installed as
proposed.
2) The existing 25-foot wide landscape buffer adjacent to E. Pine Avenue and N. Stonehenge
Way must remain protected during construction.
3) 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 that may be removed.
1.6 The building elevations, prepared by CTA Architects, dated 10/24/14, are approved as proposed.
Ada County Dispatch Center CUP-14-018 PAGE 14
EXHIBIT A
1.7 The applicant shall construct the perimeter fencing as proposed. The ornamental iron fence on the
west and north boundary may be constructed to 8 feet in height as testified at the public hearing.
1.8 With the submittal of the CZC application, the applicant shall submit a copy of the recorded cross
access agreement granting the property on the west boundary (Parcel R6576000938) access to N.
Stonehenge Way.
1.9 The applicant shall submit a Certificate of Zoning Compliance and Design Review applications
for the proposed development that complies with the comments listed herein, prior to applying for
a building permit.
1.10 All future development of the subject property shall comply with City of Meridian ordinances in
effect at the time of development.
1.11 The applicant shall be responsible for obtaining a Floodplain Development Permit and secure
approval prior to any construction beginning on the site.
1.12 Future development of the site shall comply with the standards listed in UDC I 1-3A-19 and the
objectives and guidelines of the Meridian Design Manual in effect at the time of development.
1.13 Written verification from the Nampa Meridian Irrigation District for proposed site and landscape
improvements shall submitted with a CZC and DES application.
1.14 Staff s failure to cite specific ordinance provisions or terms of the approved conditional use does
not relieve the applicant of responsibility for compliance.
1.15 The applicant shall have a maximum of two (2) years to commence the use as permitted in accord
with the conditions of approval listed above. If the use has not begun within two (2) years of
approval, a new conditional use permit must be obtained prior to operation or a time extension
must be requested in accord with UDC 11-5B-6F.
1.16 The applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-11.
1.17 The signage for the property is subject to the standards set forth in UDC 11-3D.
2. PUBLIC WORKS DEPARTMENT
2.1 Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to provide
service outside of a public right-of-way. Minimum cover over sewer mains is three feet, if cover
from top of pipe to sub -grade is less than three feet than alternate materials shall be used in
conformance of City of Meridian Public Works Departments Standard Specifications.
2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water
mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of
way (include all water services and hydrants). The easement widths shall be 20-feet wide for a
single utility, or 30-feet wide for two. 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 prepared by an Idaho
Licensed Professional Land Surveyor, which must include the area of the easement (marked
EXHIBIT A) and an 81/2" x I V 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.
Ada County Dispatch Center CUP-14-018 PAGE 15
EXHIBIT A
2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, a single -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
prior to receiving development plan approval.
2.5 All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer.
2.6 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC I 1-3A-6.
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non -approval submitted to the Public Works Department.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
2.7 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non -domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.8 Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures and
inspections (208)375-5211.
2.9 All development improvements, including but not limited to sewer and water, fencing, micro -
paths, pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.10 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.11 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.12 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.13 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.14 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.15 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.16 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above.
2.17 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
Ada County Dispatch Center CUP-14-018 PAGE 16
EXHIBIT A
2.18 At the completion of the project, the applicant shall be responsible to submit record drawings
per the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
2.19 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights
shall be installed at developer's expense. Final design shall be submitted as part of the
development plan set for approval, which must include the location of any existing street lights.
Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not
exceed that outlined in the Standards. The contractor's work and materials shall conform to the
ISPWC and the City of Meridian Supplemental Specifications to the ISPWC.
2.20 The City of Meridian requires that the owner post to the City a warranty surety in the amount of
20% of the total construction cost for all completed sewer, water and reuse infrastructure for
duration of two gars. This surety will be verified by a line item cost estimate provided by the
owner to the City. The surety can be posted in the form of an irrevocable letter of credit, cash
deposit or bond. Please contact Land Development Service for more information at 887-2211.
3. FIRE DEPARTMENT
3.1 The Fire Department has no concerns related to the site design submitted with the application.
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns related to the site design submitted with the application.
6. REPUBLIC SERVICES COMPANY
6.1 Prior to submittal of a Certificate of Zoning Compliance (CZC) application to the City of Meridian
Planning Department, the applicant shall submit a scaled site plan and detail of the trash enclosure to
Bob Olson at Republic Services (345-1265) that demonstrates compliance with the following items:
a. Suitable waste enclosure locations (enclosures should be located to minimize service vehicle
back-up requirement)];
b. Sufficient overhead clearance height for service vehicles (a minimum 13' clearance is required,
including power and telecommunication lines; this requirement increases to 22' at container
service locations);
c. Ample number and size of waste receptacles/enclosures to meet waste generation points and
volumes;
d. Adequate waste enclosure access (the applicant shall provide drive -on capability for 6 and 8
cubic yard containers; allow a minimum of 60' frontal clearance);
e. Adequate turning radius (provide a minimum 28' inside and 48' outside for all entrances,
internal roads, drive aisles, alleys, and private streets where they intersect a public street);
f. Any roadway greater than 150 feet in length that is not provided with an outlet shall be
required to have an approved turn around.
g. Meets design standards for waste enclosure(s):
i. Concrete pad for the waste enclosure (required for all enclosures);
ii. Concrete apron in front of waste enclosure (minimum 8' in depth)
iii. Gate locks for the waste enclosure for both open and closed positions;
Ada County Dispatch Center CUP-14-018 PAGE 17
EXHIBIT A
iv. Clearance inside waste enclosure gates (minimum 12' x 10' when in open position) Note:
If building tenant wishes to recycle, please contact Bob Olson at Republic Services (345-
1265) for minimum dimensional requirements;
v. Bollards inside the enclosure to prevent the container from damaging the walls and gates;
vi. Waste enclosure user access (When possible, the enclosure should be designed with an
easy pedestrian access point other than the front gates to ensure less mess within the
enclosure as well as reduce gate damage);
7. ADA COUNTY HIGHWAY DISTRICT (NO COMMENTS RECEIVED)
Ada County Dispatch Center CUP-14-018 PAGE 18
EXHIBIT A
C. Required Findings from Unified Development Code
1. CONDITIONAL USE PERMIT FINDINGS:
In consideration of a conditional use permit, the decision -making body shall make the
following findings:
a. That the site is large enough to accommodate the proposed use and meet all the
dimensional and development regulations in the district in which the use is located.
The Commission finds that the subject property is large enough to accommodate the proposed
uses and development regulations of the I-L district (see Analysis Section VII, VIII & IX for
more information).
b. That the proposed use will be harmonious with the Meridian Comprehensive Plan and
in accord with the requirements of this Title.
The Commission finds that the proposed uses are consistent and harmonious with the UDC
and Comprehensive Plan Future Land Use Map designation of MU-C for this site.
c. That the design, construction, operation and maintenance will be compatible with other
uses in the general neighborhood and with the existing or intended character of the
general vicinity and that such use will not adversely change the essential character of
the same area.
The Commission finds that if the applicant complies with the conditions outlined in this
report, the proposed use of the property should be compatible with other uses in the general
neighborhood and with the existing and intended character of the area.
d. That the proposed use, if it complies with all conditions of the approval imposed, will
not adversely affect other property in the vicinity.
The Commission finds that if the applicant complies with the conditions outlined in this
report, the proposed use will not adversely affect other properties in the area.
e. That the proposed use will be served adequately by essential public facilities and
services such as highways, streets, schools, parks, police and fire protection, drainage
structures, refuse disposal, water, and sewer.
The Commission finds that the proposed use will be served adequately by all of the public
facilities and services as applicable.
f. That the proposed use will not create excessive additional costs for public facilities and
services and will not be detrimental to the economic welfare of the community.
If approved, the applicant will be financing any improvements required for development. The
Commission finds there will not be excessive additional requirements at public cost and that
the proposed use will not be detrimental to the community's economic welfare.
g. That the proposed use will not involve activities or processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the general
welfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
The Commission finds the proposed use will generate additional traffic in the area but should
not involve activities that will be detrimental to any persons, property or the general welfare
of the area.
Ada County Dispatch Center CUP-14-018 PAGE 19
EXHIBIT A
h. That the proposed use will not result in the destruction, loss or damage of a natural,
scenic or historic feature considered to be of major importance.
The Commission finds that there should not be any health, safety or environmental problems
associated with the proposed development. Further, the Commission finds that the proposed
use will not result in the destruction, loss or damage of any natural, scenic or historic feature
of major importance.
Ada County Dispatch Center CUP-14-018 PAGE 20