CC - Staff Report - REVISED 6.5
Oxygen Subdivision No. 1 – SHP H-2017-0061 PAGE 1
STAFF REPORT
HEARING DATE: June 6, 2017
TO: Mayor and City Council
FROM: Sonya Allen, Associate Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Oxygen Subdivision No. 1 – SHP (H-2017-0061)
I. APPLICATION SUMMARY
The applicant, James A. Kissler, LLC, has applied for short plat (SHP) approval of 2 building lots on
10 acres of land in the C-G zoning district for Oxygen Subdivision No. 1.
II. STAFF RECOMMENDATION
Based on the criteria listed in UDC 11-6B-5, Staff finds the proposed plat is eligible to be processed
as a short plat. Therefore, Staff recommends approval of the proposed short plat with the conditions
and Findings stated in this report.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2017-
0061 as presented in the staff report for the hearing date of June 6, 2017, with the following
modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2017-0061,
as presented during the hearing on June 6, 2017, for the following reasons: (You should state specific
reasons for denial.)
Continuance
I move to continue File Number H-2017-0061 to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for continuance.)
IV. PROCESS FACTS
a. The subject application will in fact constitute a short plat as determined by City Ordinance. By
reason of the provisions of UDC 11-5B-3, a public hearing is required before the City Council on
this matter.
b. Newspaper notification published on: May 19, 2017
c. Radius notices mailed to properties within 300 feet on: May 11, 2017
V. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The site is located at 1303 S. Silverstone Way, in the SW ¼ of Section 16, Township 3N., Range
1E.
Oxygen Subdivision No. 1 – SHP H-2017-0061 PAGE 2
B. Applicant/Owner(s):
James A. Kissler, LLC
1125 W. Amity Rd.
Boise, ID 83705
C. History:
In 1995, this property was annexed with a C-G zoning district as part of the development area
for the I-84 Center. A development agreement (DA) was required as a provision of
annexation to be entered into prior to the preliminary plat being approved and required all of
the property to develop as a commercial planned development. A conditional use permit for a
planned commercial development was also approved for a 700,000+/- square foot retail
center but has since expired.
A property boundary adjustment (PBA-14-008) was approved on January 26, 2016, which
adjusted the boundary of the site to include frontage on E. Overland Road (ROS #9885).
A development agreement modification application (H-2015-0024) was approved in 2016
that included changes to the original provisions of annexation to accommodate a new
development plan (recorded as Instrument No. 2016-106278).
VI. STAFF ANALYSIS
The proposed short plat depicts two 2 commercial building lots on 10 acres of land in a C-G zoning
district. The property currently consists of one parcel of land. Both of the lots in the proposed
subdivision comply with the dimensional standards listed in UDC Table 11-2B-3 for the C-G zoning
district.
This property has street frontage on S. Rackham Way, a local street; E. Overland Road, an arterial
street and entryway corridor; and S. Silverstone Way, a collector street. Ada County Highway District
(ACHD) is requiring the applicant vacate the portion of S. Rackham Way that abuts this site;
however, a secondary emergency access for this site and adjacent properties to the west and north
should be provided via Rackham Way at the south boundary of Oxygen Subdivision No. 2 (the
abutting property to the west). A cross-access/ingress-egress easement should be provided between
both of the proposed lots and the adjacent properties to the west and north as set forth in UDC 11-3A-
3 for interconnectivity, emergency access and access via S. Silverstone Way.
Street buffers are required to be provided along all streets in a permanent dedicated buff er or common
lot, maintained by the property owner or business owner’s association, as follows: a 35-foot wide
buffer is required along E. Overland Road; and, a 20-foot wide buffer is required along S. Silverstone
Way.
Staff has reviewed the proposed short plat for substantial compliance with the criteria set forth in
UDC 11-6B-5 and deems the short plat to be in substantial compliance with said requirements to
recommend approval as proposed.
VII. EXHIBITS
A. Drawings
1. Vicinity/Zoning Map
2. Short Plat (dated: 5/9/17)
3. Landscape Plan (dated: 4/20/17)
B. Agency Comments/Conditions of Approval
Oxygen Subdivision No. 1 – SHP H-2017-0061 PAGE 3
C. Required Findings from Unified Development Code
Oxygen Subdivision No. 1 – SHP H-2017-0061 PAGE 4
Exhibit A.1 – Vicinity/Zoning Map
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OVERLAND WAY
Oxygen Subdivision No. 1 – SHP H-2017-0061 PAGE 5
Exhibit A.2 – Short Plat (dated: 5/9/2017)
Oxygen Subdivision No. 1 – SHP H-2017-0061 PAGE 6
Exhibit A.3: Landscape Plan (dated: 4/20/17)
Oxygen Subdivision No. 1 – SHP H-2017-0061 PAGE 7
Exhibit B. Conditions of Approval
SITE SPECIFIC CONDITIONS
1. Applicant shall meet all terms of the annexation & zoning and development agreement (H-2015-
0024, Inst. #2016-106278) approved for this property.
2. The final plat prepared by The Land Group, stamped on 5/9/2017 by James R. Washburn, shall be
revised as follows:
a. Note #1: Include the subdivision name and recorded instrument number.
b. Note #3: Include the name of the owner’s association.
c. Note #8: Include the recorded instrument number for the 2017 license agreement and the
name of the owner’s association.
d. Include all of the recorded instrument numbers on the face of the plat that are missing.
e. Depict a 35-foot wide street buffer along E. Overland Road, an entryway corridor; and a 20-
foot wide street buffer along S. Silverstone Way, a collector street, as set forth in UDC 11-
2B-3, within a common lot or permanent dedicated buffer per UDC 11-3B-7C.2.
3. The landscape plan, prepared by The Land Group, dated 4/20/17, shall be revised as follows:
a. Depict a minimum 35-foot wide street buffer along E. Overland Road, an entryway corridor;
and minimum 20-foot wide street buffer along S. Silverstone Way, a local street, as set forth
in UDC 11-2B-3.
b. Depict a minimum 5-foot wide detached sidewalk along S. Silverstone Way.
4. A cross-access/ingress-egress easement shall be provided between both of the proposed lots and
the adjacent properties to the west and north as set forth in UDC 11-3A-3 for interconnectivity,
emergency access and access via S. Silverstone Way and the traffic signal at the
Silverstone/Overland Rd. intersection.
5. South Rackham Way that abuts this site shall be vacated as required by Ada County Highway
District.
6. Prior to any development occurring in the Overlay District, a floodplain permit application,
including hydraulic and hydrologic analysis is required to be completed and submitted to the city
and approved by the Floodplain Administrator, per MCC 10-6.
7. Submit a 14-foot wide public pedestrian easement for the 10-foot wide multi-use pathway along
the north side of the Fivemile Creek to the Planning Division prior to signature on the plat by the
City Engineer. Coordinate the details of the easement with Jay Gibbons, Park’s Department (208-
888-3579).
8. If the City Engineer’s signature has not been obtained within two (2) years of the City Council’s
approval of the short plat, the short plat shall become null and void unless a time extension is
obtained, per UDC 11-6B-7.
9. Prior to submittal for the City Engineer’s signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized, as well as the signatures of the Ada
County Highway District and the Central District Health Department.
10. Provide a water main loop connection from S. Silverstone Way to the 16-inch main to in S.
Rackham Way.
Oxygen Subdivision No. 1 – SHP H-2017-0061 PAGE 8
ONGOING CONDITIONS OF APPROVAL
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.
2. 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.
3. The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
4. 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.
GENERAL REQUIREMENTS
1. Sanitary sewer service to this development is available via extension of existing mains adjacent to
the development. The applicant shall install mains to and through this subdivision; applicant shall
coordinate main size and routing with the Public Works Department, and execute standard forms
of easements for any mains that are required to provide service. Minimum cover over sewer
mains is three feet, if cover from top of pipe to sub-grade is less than three feet than alternate
materials shall be used in conformance of City of Meridian Public Works Departments Standard
Specifications.
2. Water service to this site is available via extension of existing mains adjacent to the development.
The applicant shall be responsible to install water mains to and through this development,
coordinate main size and routing with Public Works.
3. All improvements related to public life, safety and health shall be completed prior to occupancy
of the structures. Where approved by the City Engineer, an owner may post a performance surety
for such improvements in order to obtain City Engineer signature on the final plat as set forth in
UDC 11-5C-3B.
4. Upon installation of the landscaping and prior to inspection by Planning Department staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A.
5. A letter of credit or cash surety in the amount of 110% will be required for all incomplete
fencing, landscaping, amenities, pressurized irrigation, prior to signature on the final plat.
6. The City of Meridian requires that the owner post with the City a performance surety in the
amount of 125% of the total construction cost for all incomplete sewer, water 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 applicant shall be required to enter into a Development Surety Agreement
with the City of Meridian. The surety can be posted in the form of an irrevocable letter of credit,
cash deposit or bond. Applicant must file an application for surety, which can be found on the
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
7. 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, and water infrastructure for a duration
of two years. This surety amount will be verified by a line item final cost invoicing 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. Applicant must file an application for surety, which can be found on the
Oxygen Subdivision No. 1 – SHP H-2017-0061 PAGE 9
Community Development Department website. Please contact Land Development Service for
more information at 887-2211.
8. In the event that an applicant and/or owner cannot complete non-life, non-safety and non-health
improvements, prior to City Engineer signature on the final plat and/or prior to occupancy, a
surety agreement may be approved as set forth in UDC 11-5C-3C.
9. 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.
10. 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.
11. Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
12. Developer shall coordinate mailbox locations with the Meridian Post Office.
13. All grading of the site shall be performed in conformance with MCC 11-1-4B.
14. 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.
15. 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.
16. 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.
17. 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.
18. Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street
Lighting (http://www.meridiancity.org/public_works.aspx?id=272). 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. The contractor’s
work and materials shall conform to the ISPWC and the City of Meridian Supplemental
Specifications to the ISPWC. Contact the City of Meridian Transportation and Utility
Coordinator at 898-5500 for information on the locations of existing street lighting.
19. 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. All easements must be
submitted, reviewed, and approved prior to signature of the final plat by the City Engineer.
Oxygen Subdivision No. 1 – SHP H-2017-0061 PAGE 10
20. Applicant shall be responsible for application and compliance with and NPDES permitting that
may be required by the Environmental Protection Agency.
21. 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 Water Department at
(208)888-5242 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.
22. Any existing septic systems within this project shall be removed from service per City Ordinance
Section 9-1-4 and 9 4 8. Contact the Central District Health Department for abandonment
procedures and inspections.
23. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 9-1-28.C.1). 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
development plan approval.
24. All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways, intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be tiled per UDC
11-3A-6. In performing such work, the applicant shall comply with Idaho Code 42-1207 and any
other applicable law or regulation.
Oxygen Subdivision No. 1 – SHP H-2017-0061 PAGE 11
Exhibit C – Required Findings from the Unified Development Code
In consideration of a short plat, the decision-making body shall make the following findings:
A. The plat is in conformance with the Comprehensive Plan and is consistent with the Unified
Development Code;
The Comprehensive Plan designates the future land use of this property as Mixed Use - Regional. The
current zoning district of the site is C-G. The proposed short plat complies with the Comprehensive
Plan and the dimensional standards in the UDC for the C-G district.
B. Public services are available or can be made available and are adequate to accommodate the
proposed development;
Staff finds that public services are adequate to serve the site.
C. The plat is in conformance with scheduled public improvements in accord with the City’s
capital improvements program;
Staff finds that the development will not require the expenditure of capital improvement funds. All
required utilities are being provided with the development of the property at the developer’s expense.
D. There is public financial capability of supporting services for the proposed development;
Staff finds that the development will not require major expenditures for providing supporting
services. The developer and/or future lot owner(s) will finance the extension of sewer, water, utilities
and pressurized irrigation to serve the project.
E. The development will not be detrimental to the public health, safety or general welfare; and
Staff recognizes the fact that traffic and noise will increase with the approval of this subdivision and
subsequent development; however, staff does not believe that it will be detrimental to the general
welfare of the public in the surrounding area. Staff finds that the development of this site will not
involve uses that will create nuisances that would be detrimental to the public health, safety or general
welfare.
F. The development preserves significant natural, scenic or historic features.
Staff is not aware of any significant natural, scenic or historic features associated with the
development of this site.