PZ - Staff ReportWinco Wells Subdivision – PP H-2017-0153 PAGE 1
STAFF REPORT
Hearing Date: January 4, 2018
TO: Planning & Zoning Commission
FROM: Sonya Allen, Associate City Planner
208-884-5533
Bruce Freckleton, Development Services Manager
208-887-2211
SUBJECT: Winco Wells Subdivision – PP (H-2017-0153)
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, Dan Zimmerman, TAIT & Associates, has submitted an application for a preliminary
plat consisting of 7 building lots on 18.75 acres of land in the C-G zoning district. See Section IX of
the staff report for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed PP application in accord with the conditions of approval
in Exhibit B and the Findings of Fact and Conclusions of Law in Exhibit C.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the City
Council of File Number H-2017-0153, as presented in the staff report for the hearing date of January
4, 2018, 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-2017-0153, as presented during the hearing on January 4, 2018, for the
following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number H-2017-0153 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 2600 E. Overland Road, in the SE ¼ of Section 17, Township 3N., Range
1E.
Parcel No.: S1117438626
B. Owner(s):
Winco Foods
650 N. Armstrong Place
Boise, ID 83704
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C. Applicant:
Dan Zimmerman, TAIT & Associates
707 N. 27th Street
Boise, ID 83702
D. Representative:
Greg Goins, Winco Foods
650 N. Armstrong Place
Boise, ID 83704
E. Applicant’s Statement/Justification: Please see applicant’s narrative for this information.
V. PROCESS FACTS
A. The subject application is for a preliminary plat. A public hearing is required before the Planning
& Zoning Commission and City Council on this application, consistent with Meridian City Code
Title 11, Chapter 5.
B. Newspaper notifications published on: December 15, 2017
C. Radius notices mailed to properties within 300 feet on: December 8, 2017
D. Applicant posted notice on site(s) on: December 20, 2017
VI. LAND USE
A. Existing Land Use(s) and Zoning: This site consists of undeveloped agricultural land, zoned C-G.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Interstate 84 and offices, zoned L-O
2. East: Vacant/undeveloped property, zoned C-G
3. South: E. Overland Road and various commercial uses, zoned C-G
4. West: Various commercial uses and an animal care facility, zoned C-G
C. History of Previous Actions: The subject property was part of a larger 167 acre area that included
the property to the east along with the interchange and the St. Luke’s property to the northeast
(formerly known as the Thomas and Wurst properties); it was annexed in 1994 and zoned C-G
(Ordinance No’s: 661 & 665). This property, the adjacent property to the east and the interchange
area provided an annexation path for St. Luke’s medical center and hospital. A development
agreement (DA) was required as a provision of annexation. The DA for the subject property,
which included amendments, was recorded as Instrument No. 2016-060157 (H-2016-0056).
A Certificate of Zoning Compliance and Design Review application was approved in September
of 2016 for an 85,000 square foot retail store for Winco on the north end of the property but has
since expired.
D. Utilities:
1. Public Works:
a. Location of sewer: Sanitary sewer mains intended to provide service to the subject site
currently exists along the west boundary, and in E. Overland Road.
b. Location of water: Water mains intended to provide service to the subject site currently
exists along the west boundary, and in E. Overland Road.
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c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: The North Slough and the Simpson Lateral cross this site.
2. Hazards: Staff is not aware of any hazards that exist on this property.
3. Flood Plain: This site is not located in the Meridian Floodplain Overlay District.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
LAND USE DESIGNATION: The subject property is designated Mixed Use – Regional (MU-R) on the
future land use map (FLUM) in the Comprehensive Plan.
The purpose of this designation is to provide a mix of employment, retail, and residential dwellings
and public uses near major arterial intersections. The intent is to integrate a variety of uses together,
including residential, and to avoid predominantly single use developments such as a regional retail
center with only restaurants and other commercial uses. Developments should be anchored by uses
that have a regional draw with the appropriate supporting uses. Fox example, an employment center
should have support retail uses; a retail center should have supporting residential uses as well as
support retail uses; a retail center should have supporting residential uses as well as supportive
neighborhood and community services. The standards for the MU-R designation provide an incentive
for larger public and quasi-public uses where they provide a meaningful and appropriate mix to the
developments. The developments are encouraged to be designed according to the conceptual MU-R
plan depicted in Figure 3-5 of the Comprehensive Plan below.
This property is also located within The Core, Specific Area Plan (see pg. 58 of the Comprehensive
Plan for more information). The Core focuses on fostering an environment for health sciences,
technology and business centers through a community of partners and programs that create
sustainable jobs, develop products, training and research to better the lives of those in Meridian, the
Valley, and abroad. The Core is business diversity of the future with jobs in research, development
Winco Wells Subdivision – PP H-2017-0153 PAGE 4
and manufacturing that cannot be outsourced and provides a corridor of complementary businesses
and services that provide a one-stop destination for visitors and workforce with all necessary
amenities.
POLICIES AND GOALS: The following Comprehensive Plan policies to be applicable to this
application and apply to the proposed use of this property (staff analysis in italics):
“Require all commercial and industrial businesses to install and maintain landscaping.”
(2.01.03B)
With development of the proposed subdivision, a minimum 25’ foot wide landscaped street
buffer is required along E. Overland Road, an arterial street, and a 50’ wide landscaped
street buffer is required along Interstate 84 in accord with the standards listed in UDC 11-
3B-7C and shall be maintained in a healthy manner.
“Protect existing residential properties from incompatible land use development on adjacent
parcels.” (3.06.01F)
There are no residential properties adjacent to this site.
“Plan for and encourage services like health care, daycare, grocery stores and recreational
areas to be built within walking distance of residential dwellings.” (2.01.01C)
A grocery store (i.e. Winco) is proposed to develop in this subdivision along with other
commercial uses. Mostly commercial properties are nearby but there are some single-family
and multi-family residential uses to the south of E. Overland Road that are within walking
distance.
“Review new development for appropriate opportunities to connect local roads and collectors
to adjacent properties (stub streets).” (3.03.02O)
There is a stub street (Cinema Drive) at the west boundary that will be extended to the east
boundary of this site for future extension with development of the proposed 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 sidewalks are depicted on the landscape plan along streets within the
development, which will provide access to adjacent properties.
“Coordinate with public works, police, and fire departments on proposed annexation
and development requests, and the impacts on services.” (3.04.01H)
Comments from these service providers are included in Exhibit B of this report.
“Plan for a variety of commercial and retail opportunities within the Area of City
Impact.” (3.05.01J)
The proposed development will include a grocery store along with a variety of commercial
and retail opportunities.
“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)
This property is contiguous to land that has already been annexed into the City. Urban
services can be provided to this property upon development.
“Consider ACHD’s Master Street Map (MSM) in all land use decisions.” (3.03.04K)
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The MSM does not designate any new arterial or collector roadways on this site. East
Overland Road is designated as a mobility arterial.
“Protect citizen investments in existing public facilities (water, sewer, streets, fire, police,
etc.) by encouraging controlled growth through development application reviews and
development agreements.” (3.04.01G)
The proposed project is surrounded by urban development and would be well served by the
City.
“Coordinate with transportation agencies to ensure provision of services and transit
development.” (6.02.02H)
The applicant should coordinate with Valley Regional Transit to see if a bus stop is desired
on this property.
In reviewing development applications, the following items will be considered in all Mixed Use
areas: (Staff’s analysis in italics)
Residential densities should be a minimum of six dwellings/acre. There are no residential
uses proposed within this development.
Where feasible, higher density and/or multi-family residential development will be
encouraged, especially for projects with the potential to serve as employment destination
centers and when the project is adjacent to US 20/26, SH-55, SH-16 or SH-69. There are no
residential uses proposed within this development.
A conceptual site plan for the entire mixed-use area should be included in the application. A
concept site plan for this site is included in the development agreement but only depicts a
development plan for the northern portion of the site where the grocery store is proposed to
develop; the southern portion of the site is depicted as “vacant land”.
In developments where multiple commercial and/or office buildings are proposed (not
residential), the buildings should be arranged to create some form of common, usable
area, such as a plaza or green space. Because the previously approved concept plan does
not include any details for future development south of Cinema Drive, staff recommends the
DA is amended to include a conceptual development plan for that area that incorporates
some form of common, usable area prior to development in that area.
The site plan should depict a transitional use and/or landscaped buffering between
commercial and existing low- or medium-density residential development. There are no
residential uses proposed or abutting this site.
A mixed-use project should include at least three types of land uses [i.e. commercial
(includes retail, restaurants, etc.), office, residential, civic (includes public open space, parks,
entertainment venues, etc.), and industrial]. Exceptions may be granted for smaller sites on a
case-by-case basis. The previously approved concept plan included in the DA only depicts a
grocery store and “vacant land”. To ensure there is a mix of land uses provided on this site,
staff recommends the DA is amended to include a concept plan for the area noted as vacant
land.
Community-serving facilities such as hospitals, churches, schools, parks, daycares, civic
buildings, or public safety facilities are expected in larger mixed-use developments. Mountain
View High School exists to the southwest and St. Luke’s hospital exists to the northeast of this
site.
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Supportive and proportional public and/or quasi-public spaces and places including but not
limited to parks, plazas, outdoor gathering areas, open space, libraries, and schools are
expected; outdoor seating areas at restaurants do not count. The concept plan included in the
DA does not include any of these items; a revised concept plan for the southern portion of the
site should include public/quasi-public spaces.
All mixed-use projects should be directly accessible to neighborhoods within the section by
both vehicles and pedestrians. There are no residential neighborhoods adjacent to this site.
Street sections consistent with the Ada County Highway District Master Street Map are
required within the Unified Development Code. The developer is required to extend S. Wells
Ave. and Cinema Drive with development in accord with ACHD standards.
Because of the existing small lots within Old Town, development is not subject to the Mixed-
Use standards listed herein. This site is not within Old Town.
In reviewing development applications, the following items will be considered in MU-R areas:
Development should generally comply with the general guidelines for development in all
Mixed-Use areas. See above.
Residential uses should comprise a minimum of 10% of the development area at densities
ranging from 6 to 40 units/acre. No residential uses are proposed on this site. When the
southern portion of this site and the parcel to the east develops, it should develop consistent
with the MU-R FLUM designation.
Retail commercial uses should comprise a maximum of 50% of the development area. The
proposed grocery store will comprise over 50% of the development area of the site.
There is neither a minimum nor maximum imposed on non-retail commercial uses such as
office, clean industry, or entertainment uses.
Where the development proposes public and quasi-public uses to support the development, the
developer may be eligible for additional area for retail development (beyond the allowed 50%),
based on the ratios below:
For land that is designated for a public use, such as a library or school, the developer is
eligible for a 2:1 bonus. That is to say, if there is a 5-acre library site, the project would be
eligible for 10 additional acres of retail development. No public uses are proposed.
For active open space or passive recreation areas, such as a park, tot-lot or playfield, the
developer is eligible for a 2:1 bonus. That is to say, if the park is 10 acres in area, the site
would be eligible for 20 additional acres of retail development. Not applicable.
For plazas that are integrated into a retail project, the developer should be eligible for a 6:1 bonus.
Such plazas should provide a focal point (such as a fountain, statue, and water feature), seating
areas, and some weather protection. That would mean that by providing a half-acre plaza, the
developer would be eligible for 3 additional acres of retail development.
VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of Zoning District(s):
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. Six (6) districts are
designated which differ in the size and scale of commercial structures accommodated in the
district, the scale and mix of allowed commercial uses, and the location of the district in
Winco Wells Subdivision – PP H-2017-0153 PAGE 7
proximity to streets and highways (UDC 11-2B-1).
Allowed uses in the C-G district are the largest scale and broadest mix of retail, office,
service and light industrial uses and are usually located in close proximity and/or with access
to interstate or arterial intersections.
B. Schedule of Use:
1. UDC Table 11-2B-2 lists the principal permitted (P), accessory (A), conditional (C), and
prohibited (-) uses in the C-G zoning district. Any use not explicitly listed is prohibited.
C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Table 11-2B-3 for the C-G zoning district.
D. Landscaping: Landscaping is required within street buffers in accord with the standards listed in
UDC 11-3B-7C.
E. Off-Street Parking: Not applicable (not required or reviewed with the subject application)
IX. ANALYSIS
Analysis of Facts Leading to Staff Recommendation:
A. Preliminary Plat (PP):
The applicant proposes a preliminary plat consisting of 7 building lots on 18.75 acres of land in
the C-G zoning district. The subdivision is proposed to develop in one phase.
The largest lot (13 acres +/-) on the north end of the site is for the proposed Winco Foods grocery
store; the other 6 lots average just under an acre in size – no uses are proposed at this time for
those lots.
Existing Structures: There are no existing structures on this site.
Dimensional Standards: The proposed plat and subsequent development is required to comply
with the dimensional standards listed in UDC Table 11-2B-3 for the C-G zoning district.
There is no minimum front, rear or interior side setbacks required in the C-G district; however,
required street landscape buffers act as a setback where applicable as building encroachment
within buffers is not allowed. All of the proposed lots comply with the minimum standards.
Access: Access to streets is required to comply with the standards listed in UDC 11-3A-3. One
public street access (Wells Ave.) is proposed via E. Overland Road, an arterial street; E. Cinema
Drive, a local street, is proposed to be extended from the west boundary of the site to S. Wells
Ave.; staff recommends Cinema Dr. is stubbed to the east boundary of the site for future
extension. Direct lot access via E. Overland Road and I-84 is prohibited.
A cross-access/ingress-egress easement should be provided between all of the lots south of
Cinema Dr. in accord with UDC 11-3A-3A for interconnectivity between lots and access to
the adjacent public streets; a note should be included on the final plat.
Landscaping: Landscaping is required to be provided on the site with development per UDC
Table 11-2B-3 in accord with the standards listed in UDC 11-3B.
A 25-foot wide street buffer is required along E. Overland Road, an arterial street; a 50-foot wide
street buffer is required along Interstate 84; and 10-foot wide street buffers are required along S.
Wells Ave. and E. Cinema Dr., both local streets. The landscape plan does not show
landscaping as required along Overland Road and along the south side of Cinema Drive;
the landscape plan submitted with the final plat application shall include landscaping along
Winco Wells Subdivision – PP H-2017-0153 PAGE 8
all streets within and abutting the site and include a calculations table demonstrating
compliance with the standards listed in UDC 11-3B-7C.
Parking lot landscaping will be required internally within the site in accord with the standards
listed in UDC 11-3B-8C with development of each lot.
Pathways: The Pathways Master Plan does not depict a multi-use pathway on this site.
Sidewalks: Sidewalks are required to be provided with development in accord with the standards
listed in UDC 11-3A-17.
A detached sidewalk is required along E. Overland Road, an arterial street; however, because
there is an existing 7-foot wide sidewalk along Overland, staff does not recommend it’s torn out
and reconstructed as a detached side3walk. Other sidewalks within the development may be
attached.
Waterways: All existing open waterways are required to be piped unless improved as a water
amenity as set forth in UDC 11-3A-6.
Fencing: All fencing is required to comply with the standards listed in UDC 11-3A-7.
Utilities: Street lights are required to be installed along public streets adjacent to the
development in accord with the City’s adopted standards, specifications and ordinances. 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. Adequate fire protection shall be required in
accord with the appropriate fire district standards.
Pressurized Irrigation: An underground pressurized irrigation system is required to be provided
for the development in accord with UDC 11-3A-15 as proposed and will be served by the Nampa
& Meridian Irrigation district.
Storm Drainage: An adequate storm drainage system is required in all developments in accord
with the City’s adopted standards, specifications, and ordinances, per UDC 11-3A-18.
Building Elevations: Future building elevations are required to be consistent with the design
standards listed in UDC 11-3A-19 and the Architectural Standards Manual.
Conceptual building elevations were submitted for the Winco Foods store. Building materials
consist primarily of split face CMU in two different colors and vertical and horizontal metal wall
panels with smooth CMU banding. Note: Use of metal as a primary material will require
approval of a design standard exception.(A Certificate of Zoning Compliance and Design Review
application were already approved for the Winco building but the approval has since expired; a
new application is required to be submitted and approved prior to application for building
permits).
In summary, Staff recommends approval of the proposed PP application with the conditions
listed in Exhibit B per the Findings in Exhibit C.
X. EXHIBITS
A. Drawings/Other
1. Vicinity/Zoning Map
2. Proposed Preliminary Plat (dated: 10/11/2017)
3. Proposed Landscape Plan (dated: 3/24/2017)
4. Proposed Conceptual Building Elevations (dated: 8/17/2016)
Winco Wells Subdivision – PP H-2017-0153 PAGE 9
B. Agency & Department Comments
C. Required Findings from Unified Development Code
Exhibit A Page 1
A. Drawings/Other
Exhibit A.1: Vicinity/Zoning Map
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Exhibit A.2: Proposed Preliminary Plat (dated: 10/11/2017)
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Exhibit A.3: Proposed Landscape Plan (dated: 3/24/2017)
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Exhibit A.4: Proposed Conceptual Building Elevations (dated: 8/17/2016)
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B. EXHIBIT B - AGENCY & DEPARTMENT COMMENTS
1. PLANNING DEPARTMENT
1.1 Site Specific Conditions – Preliminary Plat
1.1.1 The preliminary plat included in Exhibit A.2, dated 10/11/2017, shall be revised as follows:
a. Extend E. Cinema Drive as a stub street to the east boundary of the site for future extension.
b. Depict and include a note for a cross-access/ingress-egress easement between all lots south of
E. Cinema Dr.
1.1.2 The landscape plan included in Exhibit A.3, dated 3/24/2016, shall be revised as follows:
a. Extend E. Cinema Drive as a stub street to the east boundary of the site for future extension.
b. Depict landscaping along all streets within and abutting the site in accord with the standards
listed n UDC 11-3B-7C; include a calculations table that demonstrates compliance with the
required standards.
1.1.3 All fencing shall comply with the standards listed in UDC 11-3A-7.
1.1.4 Construction of all street buffers and adjacent sidewalks shall be required with the first phase of
development as proposed by the applicant.
1.1.5 Prior to any development occurring on the portion of the site that lies south of E. Cinema Drive,
it’s recommended that the development agreement be amended to include a conceptual
development plan for that area that incorporates the following:
a. In developments where multiple commercial and/or office buildings are proposed (not
residential), the buildings should be arranged to create some form of common, usable area,
such as a plaza or green space.
b. A mixed-use project should include at least three types of land uses [i.e. commercial
(includes retail, restaurants, etc.), office, residential, civic (includes public open space, parks,
entertainment venues, etc.), and industrial]. Exceptions may be granted for smaller sites on a
case-by-case basis.
c. Supportive and proportional public and/or quasi-public spaces and places including but not
limited to parks, plazas, outdoor gathering areas, open space, libraries, and schools are
expected; outdoor seating areas at restaurants do not count.
1.2 General Conditions of Approval – Preliminary Plat
1.2.1 Comply with all bulk, use, and development standards of the applicable district listed in UDC
Chapter 2 District regulations.
1.2.2 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage cour ses, as set
forth in UDC 11-3A-6.
1.2.3 Install lighting consistent with the provisions as set forth in UDC 11-3A-11.
1.2.4 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.
1.2.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.2.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-5J.
1.2.7 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3B-5I,
11-3B-8C, and Chapter 3 Article C.
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1.2.8 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-
7C (streets).
1.2.9 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-
11C.
1.2.10 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.
1.2.11 Provide bicycle parking spaces as set forth in UDC 11-3C-6G consistent with the design
standards as set forth in UDC 11-3C-5C.
1.2.12 Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A-12.
1.2.13 Construct all required landscape areas used for storm water integration consistent with the
standards as set forth in UDC 11-3B-11C.
1.2.14 Comply with the structure and site design standards, as set forth in UDC 11-3A-19 and the
guidelines set forth in the City of Meridian Standards Manual.
1.2.15 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
1.2.16 Low pressure sodium lighting shall be prohibited as an exterior lighting source on the site.
1.2.17 All fencing constructed on the site shall comply with the standards as set forth in UDC 11-3A-7
and 11-3A-6B as applicable.
1.3 Ongoing Conditions of Approval – Preliminary Plat
1.3.1 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.
1.4 Process Conditions of Approval – Preliminary Plat
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 submit and obtain approval of a Certificate of Zoning Compliance and Design
Review application from the Planning Division, prior to submittal of any building permit
application.
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 A street light plan will need to be included in the final plat and/or building permit application.
Street light plan requirements are listed in section 6-5 of the Improvement Standards for Street
Lighting. A copy of the standards can be found at
http://www.meridiancity.org/public_works.aspx?id=272
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 (MCC), the applicant shall be responsible to install sewer and water
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mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
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. All easements must be
submitted, reviewed, and approved prior to development plan approval.
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. Any structures that are allowed to remain shall be subject to evaluation and
possible reassignment of street addressing to be in compliance with MCC.
2.2.6 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.
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,
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 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.
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.
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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 design 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.
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 A street light plan will need to be included in the civil construction plans. Street light plan
requirements are listed in section 6-5 of the Improvement Standards for Street Lighting. A copy
of the standards can be found at http://www.meridiancity.org/public_works.aspx?id=272.
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. 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.
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. 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 887-221.
3. POLICE DEPARTMENT
3.1 The Police Department has no comments on this application.
4. FIRE DEPARTMENT
4.1 Any newly installed Fire Department connections for sprinkler or standpipes will require locking
Knox box plugs.
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4.2 Based on the size of new construction and the location of the sprinkler room in relation to the address
side of the structure, the AHJ may require separate Knox box locations. One being at the main,
address side entrance and the other at the entrance to the sprinkler riser room.
4.3 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in accordance
with International Fire Code Section (IFC) 508.5.4 as follows:
a. Fire hydrants shall have the 4 ½” outlet face the main street or parking lot drive aisle.
b. Fire hydrants 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 placed 18” above finished grade to the center of the 4 ½” outlets.
g. Fire hydrants shall be provided to meet the requirements of 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.
4.4 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28’ inside and 48’
outside, per International Fire Code Section 503.2.4.
4.5 Provide signage (“No Parking Fire Lane”) for all fire lanes in accordance with International Fire
Code Sections 503.4 & D103.6.
4.6 Operational fire hydrants, temporary or permanent street signs, and access roads with an all-weather
surface are required to be installed before combustible construction material is brought onto the site,
as set forth in International Fire Code Section (IFC) 501.4 and Meridian amendment to IFC 10-4-2J.
4.7 Commercial and office occupancies will require a fire-flow consistent with International Fire
Code Appendix B to service the proposed project. Fire hydrants shall be placed per Appendix C.
4.8 Maintain a separation of 5’ from the building to the dumpster enclosure as set forth in International
Fire Code Section 304.3.3.
4.9 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 as set forth in International Fire
Code Section 507.5.1. 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).
4.10 There shall be a fire hydrant within 100’ of all fire department connections as set forth in local
amendment to the International Fire Code 10-4-2L.
4.11 The Fire Department will require Fire Department Connection caps on all FDC inlets. IFC 102.9.
4.12 Buildings over 30’ in height are required to have access roads in accordance with the International
Fire Code Appendix D Section D105.
4.13 Emergency response routes and fire lanes shall not be allowed to have traffic calming devices
installed without prior approval of the Fire Code Official. National Fire Protection Standard 1141,
Section A5.2.18.
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4.14 COMMERCIAL AND INDUSTRIAL - Buildings or facilities exceeding 30 feet (9144mm) or
three stories in height shall have at least two means of fire apparatus access for each structure. The
access roads shall be placed a distance apart equal to not less than one half of the length of the overall
diagonal dimension of the property or area to be served, measured in a straight line as set forth in
International Fire Code Appendix D104.1.
4.15 COMMERCIAL AND INDUSTRIAL - Buildings or facilities having a gross building area of
more than 62,000 square feet (5760 m2) shall be provided with two separate and approved fire
apparatus access roads separated by one half of the maximum overall diagonal dimension of the
property or area to be served, measured in a straight line between accesses as set forth in
International Fire Code Appendix D104.2.
Exception: Projects having a gross building area of up to 124,000 square feet (11520 m2) that have a
single approved fire apparatus access road and all buildings are equipped throughout with approved
automatic sprinkler systems. (Remoteness Required)
4.16 As set forth in International Fire Code Section 504.1, multi-family and commercial projects shall be
required to provide an additional sixty inches (60”) wide access point to the building from the fire
lane to allow for the movement of manual fire suppression equipment and gurney operations. The
unobstructed breaks in the parking stalls shall be provided so that building access is provided in such
a manner that the most remote part of a building can be reached with a length of 150' fire hose as
measured around the perimeter of the building from the fire lane. Code compliant handicap parking
stalls may be included to assist meeting this requirement. Contact the Meridian Fire Department for
details.
5. REPUBLIC SERVICES
5.1 Please coordinate trash enclosure design and locations with Bob Olson, Republic Services (208-
345-1265 office, or 208-371-1745 cell; or, email: ROlson@republicservices.com ) prior to
submittal of a Certificate of Zoning Compliance application. Also, provide provisions for
recycling.
6. PARKS DEPARTMENT
6.1 The Park’s Department did not submit comments on this application.
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7. ADA COUNTY HIGHWAY DISTRICT
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C. Required Findings from Unified Development Code
1. PRELIMINARY PLAT:
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; if the applicant complies with the conditions
included in this report, the conceptual development plan should be consistent with the
transportation and circulation goals. 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 developer 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 and ITD consider road safety issues in their analyses. 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.
f. The development preserves significant natural, scenic or historic features.
Staff is unaware of any significant natural, scenic or historic features that exist on this
site that should be preserved.