CC - Staff ReportImpresa Park Subdivision – H-2015-0042 PAGE 1
STAFF REPORT Hearing Date: January 19, 2016
TO: Mayor & City Council
FROM: Josh Beach, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: H-2015-0042 – Impresa Park Subdivision
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Joe Canning, has submitted an application for a short plat (SHP) consisting of 4
building lots on 1.22 acres of land for Impresa Park Subdivision. See Section IX of the staff report for
more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed short plat application in accord with the conditions of
approval in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit D.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2015-
0042, as presented in the staff report for the hearing date of January 19, 2016 with the following
modifications: (Add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City
Council of File Number H-2015-0042, as presented during the hearing on January 19, 2016, for the
following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2015-0042 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 at 289 SW 5 th Ave, in the NE ¼ of Section 13, Township 3 North, Range 1
West. (Parcel #: R8533750700)
B. Owner(s):
Rodhouse Capital, LLC
1763 W. Sunny Slope Drive
Meridian, ID 83642
Impresa Park Subdivision – H-2015-0042 PAGE 2
C. Applicant:
B&A Engineers
5505 W. Franklin Road
Boise, ID 83705
D. Representative:
Joe Canning, B&A Engineers
5505 W. Franklin Road
Boise, ID 83705
E. Applicant's Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for a short plat. A public hearing is required before the City Council on
the short plat, consistent with Meridian City Code Title 11, Chapter 5.
B. Newspaper notifications published on: December 28, and January 11, 2016
C. Radius notices mailed to properties within 300 feet on: December 17, 2015
VI. LAND USE
A. Existing Land Use(s) and Zoning: This site consists of agricultural property, zoned RUT in Ada
County.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Vacant property, zoned L-O
2. East: Commercial property, zoned C-G
3. South: Vacant property, zoned L-O
4. West: Residential property, zoned R-8
C. History of Previous Actions: In 1996, the City of Meridian approved the annexation and zoning
of property in Troutner Park Subdivision to C-G and L-O zones. In 1997, a Development
Agreement (DA) was entered into which required all development within the subdivision to
obtain CUP approval.
In 2013, a conditional use permit (CUP-13-009) application was received to construct four (4)
office buildings on the site. The buildings have not been constructed, and the applicant is now
seeking approval of a short plat for the property.
In 2013, a CZC was approved to construct a 4,020 square foot office building on the site.
D. Utilities:
1. Location of sewer: Sanitary sewer service to the proposed development currently exists in
SW 5th Avenue.
2. Location of water: Domestic water service to the proposed development currently exists in
SW 5th Avenue.
3. Issues or concerns: Applicant shall be responsible for the extension of sanitary sewer and
water services, and/or mains if needed, to each individual lot within this subdivision.
Impresa Park Subdivision – H-2015-0042 PAGE 3
E. Physical Features:
1. Canals/Ditches Irrigation: There are no ditches or laterals that bisect this site.
2. Hazards: Staff is not aware of any hazards that exist on this property.
4. Flood Plain: This site does not lie within the Meridian Floodplain Overlay District.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
This property is designated “Commercial” on the Comprehensive Plan Future Land Use Map. Per the
Comprehensive Plan, commercial designated areas provide a full range of commercial and retail to
serve area residents and visitors. Uses may include retail, wholesale, service and office uses, multi-
family residential, as well as appropriate public uses such as government offices. Within this land use
category, specific zones may be created to focus commercial activities unique to their locations.
These zones may include neighborhood commercial uses focusing on specialized service for
residential areas adjacent to that zone.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed use (staff analysis in italics ):
Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to
the proposed use of this property (staff analysis in italics ):
• “Protect existing residential properties from incompatible land use development on adjacent
parcels.” (3.06.01F)
A 35 foot landscape buffer was installed along the western property line with the Troutner
Business Park Subdivision.
• “Require pedestrian access connectors in all new development to link subdivisions together
to promote neighborhood connectivity as part of a community pathway system.” (3.03.03B)
Pedestrian connections are depicted on the concept plan to the adjacent properties to the
west and to SW 5 th Ave to the east.
• “Require all new and reconstructed parking lots to provide landscaping in internal islands and
along streets.” (2.01.04B)
Landscaping is required within the planter islands in the parking areas with development of
this site.
• “Require appropriate landscaping and buffers along transportation corridor (setback,
vegetation, low walls, berms, etc.) (3.06.02F)
A 20-foot wide landscape buffer already exists along SW 5 th Ave. in accord with the
standards listed in UDC Table 11-2B-3 & 11-3B-7.
• “Permit new development only where urban services can be reasonably provided at the time
of final approval and development is contiguous to the City.” (3.01.01F)
City services are available and will be extended with the development of the site in accord
with UDC 11-3A-21.
• “Require all commercial and industrial businesses to install and maintain landscaping.”
(2.01.03B)
Any development of the site will be required to provide landscaping in accord with UDC 11-
2B and 11-3B.
Impresa Park Subdivision – H-2015-0042 PAGE 4
VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of Zone: Per UDC 11-2B-1, the purpose of the commercial districts is to
provide for the retail and service needs of the community in accordance with the Meridian
Comprehensive Plan. Office centers and adaptive reuse of residential structures with limited
hours of operation are desired in the L-O district.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2B-2 lists the principal permitted
(P), accessory (A), conditional (C), and prohibited (-) uses in the L-O zoning district. Any use not
explicitly listed, or listed as a prohibited use is prohibited.
C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Tables 11-2B-3 for the L-O zoning district.
D. Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed
in UDC Tables 11-2B-3 for the L-O zoning district.
E. Off-Street Vehicle Parking/Bicycle Parking: Off-street vehicle parking and bicycle parking is
required in accord with UDC 11-3C-6 for nonresidential uses.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
1. Short Plat
The proposed short plat consists of 4 building lots on 1.22 acres of land in the L-O zoning district.
Dimensional Standards: Staff has reviewed the proposed plat for compliance with the
dimensional standards listed in UDC Table 11-2B-3. A 20-foot wide landscape street buffer exists
along SW 5 th Avenue. There are no required front and rear building setbacks; however, there is a
required 10 foot setback between buildings. Buildings may not encroach within the buffers.
Access: Access to this site is proposed on the plat via SW 5 th Avenue. ACHD approved the
access points without restrictions.
Utilities: All development is required to connect to the City water and sewer system unless
otherwise approved by the City Engineer in accord with UDC 11-3A-21.
Pressurized Irrigation (PI): An underground PI system is required to be provided to each lot in
the subdivision in accord with UDC 11-3A-15.
Storm Drainage: A storm drainage system is required for the development in accord with the
City’s adopted standards, specifications and ordinances. Design and construction shall follow best
management practice as adopted by the City in accord with UDC 11-3A-18.
Landscaping: All required landscape buffers have been installed per the UDC requirements. The
existing landscaping needs to be protected and remain as approved in previous CUP and CZC
approvals.
Tree Mitigation: There are no existing trees on the site.
Sidewalks: Detached sidewalks are required along collector streets as set forth in UDC 11-3A-
17. Detached sidewalks exist along the frontage of SW 5 th Street.
Building Elevations: The applicant did not submit conceptual building elevations for the future
structures within this development. Future development is required to comply with the design
standards listed in UDC 11-3A-19, the guidelines in the Meridian Design Manual and with the
Development Agreement for the property.
Impresa Park Subdivision – H-2015-0042 PAGE 5
In summary, Staff recommends approval of the proposed short plat request for this site with the
recommended conditions listed in Exhibit B of this report in accord with the findings contained in
Exhibit C.
X. EXHIBITS
A. Drawings/Other
1. Vicinity Map
2. Proposed Short Plat (dated: 12/07/15)
B. Agency & Department Comments/Conditions
C. Required Findings from Unified Development Code
Exhibit A Page 1
A. Drawings
1. Vicinity Map
Exhibit A Page 1
2. Proposed Short Plat (dated: 12/07/15)
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B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS/CONDITIONS
1. PLANNING DEPARTMENT
1.1 Site Specific Conditions of Approval
1.1.1 The plat included in Exhibit A.3 dated 12/07/15 is approved as proposed.
1.1.2 Any development on the site shall receive Certificate of Zoning Compliance and Design Review
approval, and meet the requirements of the UDC in effect at the time of application.
1.1.4 The developer shall construct all proposed fencing and/or any fencing required by the UDC,
consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the L-O zoning district listed in UDC
Table 11-2-A-5.
1.2.2 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A-
15, UDC 11-3B-6 and MCC 9-1-28.
1.2.3 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.2.4 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J.
1.2.5 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3C-5.
1.2.6 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-
7C.
1.2.7 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-
11C.
1.2.8 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3,
including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements,
blocks, street buffers, and mailbox placement.
1.2.9 Protect any existing trees on the subject property that are greater than four-inch caliper and/or
mitigate for the loss of such trees as set forth in UDC 11-3B-10.
1.2.10 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
1.3 Ongoing Conditions of Approval
1.3.1 The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets
the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth
in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14.
1.3.2 All common open space and site amenities shall be maintained by an owner's association as set
forth in UDC 11-3G-3F1.
1.3.3 The project is subject to all current City of Meridian ordinances and previous conditions of
approval associated with this site (CUP-13-009 and DA #97044077 for Troutner Business Park).
1.3.4 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a
minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the
area.
1.3.5 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
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1.3.6 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping
and constructed features within the clear vision triangle consistent with the standards in UDC 11-
3A-3.
1.4 Process Conditions of Approval
1.4.1 No signs are approved with this application. Prior to installing any signs on the property, the
applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3
Article D and receive approval for such signs.
1.4.2 The applicant shall complete all improvements related to public life, safety, and health as set forth
in UDC 11-5C-3B. A surety agreement may be accepted for other improvements in accord with
UDC 11-5C-3C.
1.4.3 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the
City Engineer signature on a final plat within two years; or, 2) gain approval of a time extension
as set forth in UDC 11-6B-7.
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 Applicant shall be responsible for the extension of sanitary sewer and water services, and/or
mains if needed, to each individual lot within this subdivision.
2.2 General Conditions of Approval
2.2.1 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.
2.2.2 Per Meridian City Code, the applicant shall be responsible to install sewer and water mains to and
through this development.
2.2.3 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 11” map with bearings and distances (marked EXHIBIT B) for
review. Both exhibits must be sealed, signed and dated by a Professional Land Surveyor. DO
NOT RECORD. Add a note to the plat referencing this document.
2.2.4 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.
2.2.5 All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer.
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2.2.6 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Plans shall be approved by the appropriate irrigation/drainage district, or lateral users association
(ditch owners), with written approval or non-approval submitted to the Public Works Department.
If lateral users association approval can’t be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to final plat signature.
2.2.7 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.
2.2.8 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.
2.2.9 Street signs are to be in place, sanitary sewer and 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.
2.2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, etc., prior to signature on the final plat.
2.2.11 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.
2.2.12 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.2.13 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.
2.2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.2.17 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.2.18 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces of homes is at least 1-foot above.
2.2.19 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.
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2.2.20 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.
2.2.21 100 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.
2.2.22 The City of Meridian requires that the owner post to the City a performance surety in the amount
of 125% of the total construction cost for all incomplete sewer, water and reuse infrastructure
prior to final plat signature. 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.
2.2.23 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 years. 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. POLICE DEPARTMENT
3.1 The Police Department has no concerns with this application.
4. FIRE DEPARTMENT
4.1 The Fire Department has no comment on this application.
5. REPUBLIC SERVICES
5.1 Republic Services has no comment on this application.
6. PARKS DEPARTMENT
6.1 The Park’s Department has no comment on this application.
7. ADA COUNTY HIGHWAY DISTRICT
The applicant will be required to pay all platting and review fees prior to final plat approval.
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C. Required Findings from Unified Development Code
1. Short Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short
plat, the decision-making body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan in regard to land use, transportation, and circulation. Please see
Comprehensive Plan Policies and Goals, Section VII, of the Staff Report for more
information .
b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that public services will be provided to the subject property upon
development. (See Exhibit B of the Staff Report for more details from public service
providers.)
c. The plat is in conformance with scheduled public improvements in accord with the
City’s capital improvement program;
Because City water and sewer and any other utilities will be provided by the development
at their own cost, Staff finds that the subdivision will not require the expenditure of
capital improvement funds.
d. There is public financial capability of supporting services for the proposed
development;
Staff recommends the Commission and Council rely upon comments from the public
service providers (i.e., Police, Fire, ACHD, etc.) to determine this finding. (See Exhibit B
for more detail.)
e. The development will not be detrimental to the public health, safety or general
welfare; and
Staff is not aware of any health, safety, or environmental problems associated with the
platting of this property that should be brought to the Commission or Council’s attention.
ACHD considers road safety issues in their analysis. Staff recommends that the
Commission and Council consider any public testimony that may be presented when
determining whether or not the proposed subdivision may cause health, safety or
environmental problems of which Staff is unaware.