Fire Station No. 6 H-2018-0083 CUPCITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2018-0083
Page 1
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND
DECISION & ORDER
In the Matter of the Request for Conditional Use Permit to construct a 13,000 sq.ft. Public/Quasi
Public Use for Fire Station No. 6, Located at 1435 W. Overland Rd. in the R-8 Zoning District, by
the City of Meridian.
Case No(s). H-2018-0083
For the Planning & Zoning Commission Hearing Date of: September 6, 2018 (Findings on
September 20, 2018)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of September 6, 2018, incorporated
by reference)
2. Process Facts (see attached Staff Report for the hearing date of September 6, 2018, incorporated
by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of September 6,
2018, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of September 6, 2018, 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 & 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
Meridian City Council Meeting Agenda September 20, 2018 – Page 4 of 135
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2018-0083
Page 2
upon the applicant, the Planning Department, 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 September 6, 2018, 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 CUP is hereby approved in accord with the conditions of approval
in the staff report for the hearing date of September 6, 2018, 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 11-5B-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.
F. Attached: Staff report for the hearing date of September 6, 2018
Meridian City Council Meeting Agenda September 20, 2018 – Page 5 of 135
action of the Planning & Zoning Commission at its regular meeting held on the 20 day of
2018.
COMMISSIONER RHONDA MCCARVEL, CHAIRMAN VOTED
COMMISSIONER RYAN FITZGERALD, VICE CHAIRMAN VOTED
COMMISSIONER STEVEN YEARSLEY VOTED '
COMMISSIONER GREGORY WILSON VOTED
COMMISSIONER LISA HOLLAND VOTED_
COMMISSIONER WILLIAM CASSINELLI VOTED �!
COMMISSIONER JESSICA PERREAULT VOTED
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Copy served upon the Applicant, the Planning and Development Services divisions of the Community
Development Department, the Public Works Department and the City Attorney.
By: Dated: «� /
City Clerk's Office -- — r
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). H-2018-0083
Page 3
EXHIBIT A
Fire Station No. 6 – CUP H-2018-0083 PAGE 1
STAFF REPORT
Hearing Date: September 6, 2018
TO: Planning & Zoning Commission
FROM: Sonya Allen, Associate City Planner
208-884-5533
SUBJECT: Fire Station No. 6 – CUP (H-2018-0083)
I. SUMMARY DESCRIPTION OF APPLICANT’S REQUEST
The applicant, City of Meridian, has applied for a conditional use permit (CUP) for a fire station
(quasi-public use) on 1.67 acres of land in the R-8 zoning district. See Section IX Analysis for more
information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed CUP with the conditions listed in Exhibit B, based on the
Findings of Fact and Conclusions of Law in Exhibit C of the Staff Report.
The Meridian Planning and Zoning Commission heard this item on September 6, 2018. At the
public hearing, the Commission moved to approve the subject CUP request.
a. Summary of Commission Public Hearing:
i. In favor: Matthew Adams, The Land Group (Applicant Representative)
ii. In opposition: None
iii. Commenting: Matthew Adams
iv. Written testimony: None
v. Staff presenting application: Sonya Allen
vi. Other staff commenting on application: None
b. Key Issues of Public Testimony:
i. None
c. Key Issues of Discussion by Commission:
i. None
d. Key Commission Changes to Staff Recommendation:
i. None
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2018-
0083 as presented in the staff report for the hearing date of September 6, 2018, with the following
modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2018-0083
as presented during the hearing on September 6, 2018, for the following reasons: (You should state
specific reasons for denial and what the applicant could do to gain your approval with another
application.)
Continuance
I move to continue File Number H-2018-0083 to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for continuance.)
Meridian City Council Meeting Agenda September 20, 2018 – Page 7 of 135
EXHIBIT A
Fire Station No. 6 – CUP H-2018-0083 PAGE 2
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The subject property is located at 1435 W. Overland Road., in the NW ¼ of Section 24,
Township 3 North, Range 1 West.
B. Owner:
Meridian Rural Fire Protection District
33 E. Broadway Ave, Ste. 210
Meridian, ID 83687
C. Applicant:
City of Meridian
33 E. Broadway Ave., Ste. 210
Meridian, ID 83642
D. Representative:
Gunnar Gladics, Pivot North Architecture
1101 W. Grove Street
Boise, ID 83702
E. 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 & Zoning Commission on this matter, consistent with Meridian City Code Title 11,
Chapter 5.
B. Newspaper notifications published on: August 17, 2018
C. Radius notices mailed to properties within 300 feet on: August 10, 2018
D. Applicant posted notice on site by: August 16, 2018
E. Posted to Next Door: August 14, 2018
VI. LAND USE
A. Existing Land Use(s) and Zoning: The subject property consists of vacant/undeveloped land,
zoned R-8.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: W. Overland Rd. and a Recreational Vehicle Dealership, zoned I-L
West: Vacant land owned by Jamco Investments, LLC., zoned RUT in Ada County
South: Recently approved Star Point Apartments (aka Linder Road Apartments), zoned R-15
East: Single family residence Boise Party Barn, zoned R-8
C. History of Previous Actions:
On June 5, 2018, this property received the following approval:
Annexation and zoning (H-2018-0016) of 1.67 acres of land from the RUT zoning district
in Ada County to the R-8 zoning district (Ordinance No. 18-1784).
Meridian City Council Meeting Agenda September 20, 2018 – Page 8 of 135
EXHIBIT A
Fire Station No. 6 – CUP H-2018-0083 PAGE 3
D. Utilities:
1. Public Works:
a. Location of sewer: Sewer service was provided to this lot.
b. Location of water: Water service was provided to this lot.
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: There are no waterways that cross this site.
2. Hazards: Staff is not aware of any hazards that exist on this site.
3. Flood Plain: This site is not within a floodplain or floodway.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
The Comprehensive Plan Future Land Use Map (FLUM) designates this site as Medium-density
Residential (MDR). MDR designated areas allow smaller lots for residential purposes within City
limits. Uses may include single-family homes at gross densities of 3 to 8 dwelling units per acre
(d.u./acre).
The applicant proposes to develop this 1.67 acre site in two phases. The proposed first phase will
include a 10,700 square-foot fire station. The second phase is proposed to include an addition of
approximately 2,300 square-feet to include additional living quarters and apparatus bay. While single-
family residential uses are typical in the R-8 zoning district, this zoning does allow for public or
quasi-public uses with approval of a Conditional Use Permit.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed use (staff analysis in italics):
“Continuously provide essential services and utilities to all residents.”
(3.01.01H)
The proposed fire station will provide essential fire services to the south of I-84. With the growth
of the city on the south side of the freeway, another fire station is necessary to provide life-safety
services to Meridian residents and businesses in the area.
“Permit schools, churches, and other public and civic uses in rural areas, that are compatible with
adjacent uses.” (3.05.02E)
The fire station is proposed to be located in a rural area of the City near planned and recently
approved subdivisions and apartment complexes; as such, staff is of the opinion it will be
compatible with existing agricultural, residential and commercial uses.
“Require neighborhood and community commercial areas to create a site design compatible with
surrounding uses (e.g., landscaping, fencing, etc.).” (3.05.02A)
Even though the fire station will be located on a parcel that is zoned R-8, it will operate much like
a commercial business and could even be more impactful on the surrounding residences than a
commercial business due to the 24 hour operational characteristics. The UDC does not require a
landscape buffer to any abutting residential uses because this property is zoned R-8. However,
the applicant is proposing to install approximately 100 feet of landscape buffer including trees
and vegetative ground cover.
Meridian City Council Meeting Agenda September 20, 2018 – Page 9 of 135
EXHIBIT A
Fire Station No. 6 – CUP H-2018-0083 PAGE 4
VIII. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of Zone: The purpose of the residential districts is to provide for a range of
housing opportunities consistent with the Meridian Comprehensive Plan. Residential districts are
distinguished by the dimensional standards of the corresponding zone and housing types that can
be accommodated.
B. Schedule of Use: Unified Development Code (UDC) 11-2A-2 lists the permitted, accessory,
conditional, and prohibited uses in the R-8 zoning district. A fire station (public or quasi-public
use) is listed as a conditional use in the R-8 district; compliance with the specific use standards
listed in UDC 11-4-3-30, Public or Quasi-Public Use, is required.
C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2A-6 for the R-8
zoning district apply to development of this site.
D. Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed
in UDC Table 11-2A-6 for the R-8 zoning district.
E. Off-Street Parking: Off-street parking is required in accord with UDC Table 11-3C-6B for
commercial uses.
F. Structure and Site Design Standards: The proposed development must comply with the design
standards in accord with UDC 11-3A-19 and the Architectural Standards Manual.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
The applicant has submitted an application for a conditional use permit (CUP) for a 10,700 square
foot fire station to include an apparatus bay, living quarters for staff and offices on 1.67 acres of
land in the R-8 zoning district, as required by UDC Table 11-2A-2. The build-out of the final fire
station is proposed to be completed in two phases. The proposed first phase will include a 10,700
square-foot fire station. The second phase is proposed to include an addition of approximately
2,300 square-feet to include additional living quarters and apparatus bay. NOTE: The staff report
incorporates the total build-out for both phases so an amendment to the CUP is not required at a
later date.
Site/Landscape Plan: A phased site and floor plan is included in Exhibit A.2 to illustrate
eventual proposed build-out. Site and landscape plans are included in Exhibit A.3, and A.4 that
depict how the site is proposed to develop in the first phase with the 10,700 square foot structure,
future phases, parking, drive-aisles, and access points from Overland Rd. The second phase has
been outlined in both plans to indicate planned future expansion of additional apparatus bay and
living quarters.
Staff has reviewed the site plan and per UDC 11-3A-19B-4A the applicant shall be required to
add a pedestrian walkway from the sidewalk along Overland to the main entrance of the building.
Access: Access is proposed to this site via two driveways from Overland Rd. The eastern access
point will serve the public and staff parking areas, the western access will serve emergency
vehicle departure. City Council previously approved these access points in the June annexation.
Parking: Off-street parking is required to be provided on the site in accord with UDC Table 11-
3C-6B. The number of spaces is typically determined by the district. However, in this case
because the proposed use is more commercial than residential in nature, staff recommends the
commercial standards apply to ensure adequate parking is provided for the use.
Based on the square footage of the proposed building (i.e. 10,700 square feet), a minimum of 21
parking spaces are required to be provided based on one space per 500 square feet of gross floor
Meridian City Council Meeting Agenda September 20, 2018 – Page 10 of 135
EXHIBIT A
Fire Station No. 6 – CUP H-2018-0083 PAGE 5
area. A total of 20 spaces are proposed with the first phase of the site plan, staff recommends one
space be added for the current phase in the site plan submitted for certificate of zoning
compliance.
Bicycle parking is also required to be provided on the site at a minimum of one space for every
25 vehicle spaces proposed or portion thereof as set forth in UDC 11-3C-6G in accord with the
standards listed in UDC 11-3C-5C. Based on 21 vehicle parking spaces, a minimum of 1 bicycle
parking space is required. Two bicycle racks are depicted on the site plan near the entrance of the
building. A detail of the rack should be submitted with the Certificate of Zoning Compliance
application to ensure compliance with the aforementioned standards and should have room for the
minimum number of bicycle spaces.
Landscaping: Landscaping is required to be installed on the site in accord with the standards
listed in UDC 11-3B.
A 25-foot wide street buffer is required along Overland Rd., an arterial street, as set forth in UDC
Table 11-2B-3, landscaped in accord with the standards listed in UDC 11-3B-7C. The applicant is
proposing to install an approximately 38-foot landscape buffer exceeding UDC requirements.
However, the currently proposed “Prairie Spire Ash” appears to be classified as a Class II tree,
trees installed within 10 feet of a power pole shall be Class I trees. Although not required to
install a landscape buffer to adjoining residential uses, the applicant is proposing to install
approximately 100 feet of landscape buffer including trees and vegetative ground cover along the
south boundary abutting the Star Point Apartments.
Parking lot landscaping is required to comply with the standards listed in UDC 11-3B-8C. The
plan as submitted meet requirements.
Trash Enclosure: A trash enclosure is depicted on the site plan in the eastern portion of the
parking lot. A detail of the enclosure should be submitted with the Certificate of Zoning
Compliance application. The applicant should coordinate with Republic Services on the design
and location of the enclosure.
Specific Use Standards: The proposed use is subject to the specific use standards listed in UDC
11-4-3-30, Public or Quasi-Public Use, as follows:
Public or quasi-public office: The use shall meet the standards for office use in accord with the
district in which the use is located.
Sidewalk: Although standards listed in UDC 11-3A-17 require a 5-foot detached sidewalk, staff
is not recommending the existing seven-foot sidewalk along the frontage of this property on W.
Overland Road be replaced.
Hours of Operation: Hours of operation for the site shall be 24 hours a day, seven days a week,
365 days a year to provide services to surrounding residences and commercial properties.
Building Elevations: Conceptual building elevations were submitted with this application that
demonstrate what the future building may look like (see Exhibit A.3). There are two options
depicting potential phasing for an addition to the west side of the site in the future. The structure
is one-story with two apparatus bays, firefighter work areas and living quarters, offices and public
access. The phased addition is proposed to include an additional apparatus bay, battalion chief
suite, and two additional sleep rooms. Building materials are proposed to consist of a mix of
materials including CMU masonry walls, aluminum frame storefront windows and doors, and
solid metal doors. The apparatus bay doors will consist of overhead sectional doors and glazing.
The future structure is required to comply with the design standards listed in UDC 11-3A-19 and
the Architectural Standards Manual; staff recommends the commercial standards, rather than
residential, apply to the proposed structure due to the type of use proposed and the
Meridian City Council Meeting Agenda September 20, 2018 – Page 11 of 135
EXHIBIT A
Fire Station No. 6 – CUP H-2018-0083 PAGE 6
commercial properties/uses to the north and west.
Certificate of Zoning Compliance (CZC) and Design Review (DES): The applicant is required
to submit a CZC and DES application for final approval of the proposed use, site layout and
building elevations from the Planning Division prior to submittal of a building permit application.
The proposed site layout and structure is required to comply with the design standards listed in
UDC 11-3A-19 and the Architectural Standards Manual.
Staff recommends approval of the proposed CUP with the conditions listed in Exhibit B.
X. EXHIBITS
A. Drawings
1. Vicinity Map
2. Phased Site and Floor Plan
3. Site Plan (dated: 7/19/18)
4. Landscape Plan (dated: 7/19/18)
5. Conceptual Building Elevations
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Republic Services
6. Parks Department
7. Ada County Highway District
8. Nampa Meridian Irrigation District
9. Idaho Transportation Department
C. Required Findings from Unified Development Code
Meridian City Council Meeting Agenda September 20, 2018 – Page 12 of 135
EXHIBIT A
Fire Station No. 6 – CUP H-2018-0083 PAGE 7
Exhibit A.1: Vicinity/Zoning Map
Meridian City Council Meeting Agenda September 20, 2018 – Page 13 of 135
EXHIBIT A
Fire Station No. 6 – CUP H-2018-0083 PAGE 8
Exhibit A.2: Phased Site and Floor Plan
Meridian City Council Meeting Agenda September 20, 2018 – Page 14 of 135
EXHIBIT A
Fire Station No. 6 – CUP H-2018-0083 PAGE 9
Meridian City Council Meeting Agenda September 20, 2018 – Page 15 of 135
EXHIBIT A
Fire Station No. 6 – CUP H-2018-0083 PAGE 10
Exhibit A.3: Site Plan (dated: 7/19/18)
Meridian City Council Meeting Agenda September 20, 2018 – Page 16 of 135
EXHIBIT A
Fire Station No. 6 – CUP H-2018-0083 PAGE 11
Exhibit A.4: Landscape Plan (dated: 7/19/18)
Meridian City Council Meeting Agenda September 20, 2018 – Page 17 of 135
EXHIBIT A
Fire Station No. 6 – CUP H-2018-0083 PAGE 12
Exhibit A.5: Conceptual Building Elevations
Meridian City Council Meeting Agenda September 20, 2018 – Page 18 of 135
EXHIBIT A
Fire Station No. 6 – CUP H-2018-0083 PAGE 13
B. Conditions of Approval
1. PLANNING DIVISION
1.1 Development of the site shall substantially comply with the site/landscape plan and building
elevations included in Exhibit A, and the conditions of approval listed herein.
1.2 The applicant shall comply with the specific use standards listed in UDC 11-4-3-30, Public or
Quasi-Public Use.
1.3 The site and landscape plans, dated 7/19/18, included in Exhibit A shall be revised as follows (as
applicable):
a. Depict street buffer landscaping in accord with the standards listed in UDC 11-3B-7C within
the 25-foot wide buffer required along Overland Rd. Revise tree type to include Class I tree near
power pole along Overland Rd.
b. Add one additional parking space to site in accord with UDC Table 11-3C-6B with submittal
of CZC application.
c. Provide a bike rack detail with CZC application.
1.4 The applicant is required to submit a Certificate of Zoning Compliance application for approval
of the proposed use and site layout from the Planning Division prior to submittal of a building
permit application.
1.5 The applicant shall submit a Design Review application concurrent with the Certificate of Zoning
Compliance application for approval of the site layout and building elevations. The proposed site
layout and structures are required to comply with the design standards listed in UDC 11-3A-19
and the Architectural Standards Manual. The future structure shall comply with the
commercial standards, rather than the residential standards, due to the type of use and the
commercial nature of this area to the south and east of this site.
1.7 Staff’s failure to cite specific ordinance provisions or terms of the approved conditional use does
not relieve the applicant of responsibility for compliance.
1.8 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.
1.9 The applicant shall complete all required improvements prior to issuance of a Certificate of
Occupancy. It is unlawful to use or occupy any building or structure until the Building Official
has issued a Certificate of Occupancy.
1.10 The fire station shall be permitted to operate 24 hours a day, 7 days a week, 365 days a year to
ensure services are available to residents and businesses.
1.11 The staff report incorporates the total build-out for both phases so an amendment to the
CUP is not required at a later date.
2. PUBLIC WORKS DEPARTMENT
2.1 Site Specific Conditions of Approval
2.1.1 Sanitary sewer and water mains/services are currently available on the subject site. The applicant
shall be responsible for the abandonment, per Meridian City standards, of any existing mainlines
or services that are not utilized.
Meridian City Council Meeting Agenda September 20, 2018 – Page 19 of 135
EXHIBIT A
Fire Station No. 6 – CUP H-2018-0083 PAGE 14
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 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.
2.2.3 All improvements related to public life, safety and health shall be completed prior to occupancy
of the structures.
2.2.4 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.
2.2.5 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.
2.2.6 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.2.7 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.2.8 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.
2.2.9 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.
2.2.10 At the completion of the project, the applicant shall be responsible to submit record drawings for
any new public water and/or sanitary sewer mainlines, 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.
2.2.11 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 public 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.
Meridian City Council Meeting Agenda September 20, 2018 – Page 20 of 135
EXHIBIT A
Fire Station No. 6 – CUP H-2018-0083 PAGE 15
3. FIRE DEPARTMENT
Project Overview:
1. Service Delivery Travel time from nearest fire station (level of service expectation = 5 minutes)
This development is 0:00 minutes from the nearest fire station. If approved, the Fire Department can meet
the response time requirements.
2. Resource reliability Current reliability of closest fire station (expectation should be 85% or greater)
This development will be a new fire station. There is no reliability data at this time.
3. Risk Identification Risk Factor (1=residential, 2=residential with hazards, 3=commercial, 4=commercial with
hazards, 5=industrial)
This proposed commercial development has a risk factor of 4, in which curren t resources would be adequate
to supply service to this propose project.
4. Resources available Water Supply (list expectations)
Water supply for this proposed development requires 1500 gallons per minute for two hours. (Approximate –
see appendix B of the 2015 International Fire Code)
5. Accessibility Roadway Access, traffic
This project meets all required road widths and turnarounds.
6. Specialty needs
a. Aerial device needed for development (more than 30’ in height)?
i. If yes, is one available within a 10 minute travel time
This proposed development will not require an aerial device. The closest truck company is 6 minutes
travel time (in perfect conditions) to the proposed development, and therefore the Fire Department
can meet this need in the required timeframe if a truck company is required.
b. Other specialty needs (water rescue, hazmat, and technical rescue)?
i. If yes, is one available within a 5 minute travel time?
In the event of a hazmat event, there will need to be mutual aid required for the development. This
will require additional time delays as they are not available in the city.
7. Other Comments
Project specific comments are listed below.
***All IFC code sections per 2015 IFC or as noted***
RESOURCE AVAILABILITY - Fire Flow and Water Supply:
1. Fire Flow: 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.
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2. Water Supply: Acceptance of the water supply for fire protection will be by the Meridian Fire
Department and water quality by the Meridian Water Department for bacteria testing.
3. Water Supply: Final Approval of the fire hydrant locations shall be by the Meridian Fire
Department or their designee in accordance with International Fire Code Section (IFC) 508.5.4 as
follows:
a. Fire hydrants shall have a Storz LDH connection in place of the 4 ½” outlet. The Storz
connection may be integrated into the hydrant or an approved adapter may be used on the 4
1/2" outlet.
b. Fire hydrants shall have the Storz outlet face the main street or parking lot drive aisle.
c. Fire hydrants shall be placed on corners when spacing permits.
d. Fire hydrants shall not have any vertical obstructions to outlets within 10’.
e. Fire hydrants shall be placed 18” above finished grade to the center of the Storz outlet.
f. Fire hydrants shall be provided to meet the requirements of the Meridian Water Dept.
Standards.
g. Show all proposed or existing hydrants for all new construction or additions to
existing buildings within 1,000 feet of the project.
4. Water Supply: There shall be a fire hydrant within 100’ of all fire department connections as set
forth in local amendment to the International Fire Code 10-4-1. Over 100 apartment units without
an approved sprinkler system or over 200 apartment units with an approved sprinkler system will
require a secondary access per International Fire Code Section D104.3. 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.
ACCESSIBILITY - Fire Department Roadways, Access and Addressing:
5. Roadways: 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.
6. Roadways: All common driveways shall be straight or have a turning radius of 28’
inside and 48’ outside and have a clear driving surface of 20’ in width capable of
supporting an imposed weight of 80,000 GVW, per International Fire Code Section
503.2.
7. Roadways: 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 IFC 503.4.1.
8. Access: Fire lanes, streets, and structures (including the canopy height of mature trees)
shall have a vertical clearance of 13’6 as set forth in International Fire Code Section
503.2.1.
9. Access: 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.
10. Access: Provide a Fire Department Key box entry system for the complex prior to
occupancy as set forth in International Fire Code Section 506.
11. Access: The Fire Department will require Fire Department locking Connection caps on
all FDC inlets. IFC 102.9. Caps can be ordered at www.knoxbox.com.
12. Access: As set forth in International Fire Code Section 504.1, multi-family and
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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.
SPECIALTY NEEDS/OTHER COMMENTS:
13. Other Comments: Ensure that all yet undeveloped parcels are maintained free of
combustible vegetation as set forth in International Fire Code Section 304.1.2.
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns with this application.
5. REPUBLIC SERVICES
5.1 Coordinate with Republic Services on the location and design of the trash enclosure.
6. PARKS DEPARTMENT
6.1 A seven-foot wide sidewalk and bike lane already exist at this location. No pathways
requirement.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Site Specific Conditions of Approval
7.1.1 Repair or replace any damaged or deficient facilities, including curb, gutter and sidewalk on
Overland Road abutting the site.
7.1.2 Install standard warning signs, flashers and signals for the fire station on Overland Road. All
costs associated with these improvements shall be borne by the applicant. The applicant shall
submit plans to ACHD for review and approval.
7.1.3 Construct a 51-foot wide curb return type driveway from the site onto Overland Road located
393-feet east of Linder Road.
7.1.4 Construct a 25-foot wide curb return type driveway from the site onto Overland Road located
508-feet east of Linder Road.
7.1.5 Close the existing 26-foot wide driveway from the site onto Overland Road located
approximately 451-feet east of Linder Road with vertical curb, gutter, and 7-foot wide sidewalk.
7.1.6 Other than the access specifically approved with this application, direct access lot is prohibited to
Overland Road.
7.1.7 Payment of impact fees is due prior to issuance of a building permit.
7.1.8 Comply with all Standard Conditions of Approval.
8. NAMPA MERIDIAN IRRIGATION DISTRICT
Nampa Meridian Irrigation District did not provide comment on this application.
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9. IDAHO TRANSPORTATION DEPARTMENT (ITD)
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10. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ)
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C. Required Findings from Unified Development Code
1. Conditional Use Permit (UDC 11-5B-6E)
The Commission shall base its determination on the Conditional Use Permit request upon
the following:
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
use and the dimensional & development regulations of the R-8 district as required by the
UDC (see Analysis Section 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 use is consistent and harmonious with the UDC and
Comprehensive Plan Future Land Use Map designation of R-8 for this site if designed in
accord with the conditions listed in Exhibit B.
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 the proposed use will provide a necessary service to surrounding
residences and commercial uses and should be compatible with other existing and future uses
in the general area 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 property 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 sanitary sewer, domestic water, refuse disposal, and irrigation
were provided to this property with development of the subdivision; services will be extended
to the proposed building by the developer. The Commission finds that the proposed use will
be served adequately by all of the public facilities and services listed above.
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.
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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 not involve excessive traffic, noise, or odors that
will be detrimental to any persons, property or the general welfare.
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 the proposed use will not result in the destruction, loss or damage
of any natural, scenic or historic feature of major importance in this area.
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