CC - Staff Report (2)STAFF REPORT
Hearing Date:
TO:
FROM:
SUBJECT:
February 5, 2019
Mayor and City Council
josh Beaet n .,seeiate
Parsons, Planning Supervisor
(208) 884-5533
�E IDR IANC --
Bruce Freckleton, Development Services Manager
208-887-2211
H-2018-0057 — Bainbridge Franklin — AZ
NOTE: On November 7, 2018, the City Council remanded this application back to the Planning and
Zoning Commission. The applicant requested the remand with hope of gaining a favorable
recommendation from the Commission. During the July 12, 2017 hearing, the Commission
recommended denial of the application for the following reasons:
1. Continued use of the small equipment repair business;
2. Existing structures remaining on the property for 5 years without connecting to city utilities;
3. Site plan was not revised per staffs recommendation in the staff report.-
4.
eport.4. Staffs concerns that the conceptual site plan and elevations were not consistent with the MU -Com
designation
5. With the number of items above, it appeared the annexation of the property with the C -G district
was premature.
Since the Commission hearing, the applicant has met with staff to discuss several revisions to the
conceptual plans which have been included in Exhibit A. Further, the applicant has received interest
from potential users who may develop the property if/when it is annexed into the City.
Throughout the staff report, staff has updated the pertinent sections of the report in a strike-
through/underline format that reflects the changes in the staff report.
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Steve Bainbridge, has submitted an application for annexation and zoning (AZ) of 3.68
acres of land with a C -G zoning district.
2. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed AZ application with the conditions listed in Exhibit B,
based on the Findings of Fact and Conclusions of Law in Exhibit D.
The Meridian Planning & Zoning Commission heard this item on January 3, 2019. At the
public hearing, the Commission moved to recommend approval of the subject AZ request.
a. Summary of Commission Public Hearing:
L In favor: Shawn Nickel
ii. In opposition: None
W. Commenting: None
iv. Written testimony: None
v. Staff presenting application: Bill Parsons
A. Other staff commenting on application: None
Bainbridge Franklin — AZ (H-2018-0057) PAGE I
b. Key issue(s) of Public Testimony:
L None
c. Key Issues of Discussion by Commission:
L Adequate parking for the site.
d. Commission Changes) to Staff Recommendation:
L None
e. Outstanding Issue(s) for City Council:
L. Applicant is requesting Council to allow them to construct a 10 -foot wide landscape
buffer alone the east boundary of the proposed storage facility abutting the multi -family
development.
3. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number H-2018-
0057 as presented in staff report for the hearing date of February 5, 2019 with the following
modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Number H-2018-0057
as presented in staff report for the hearing date of February 5, 2019 for the following reasons: (You
should state specific reason(s) for denial.)
Continuance
I move to continue File Numbers H-2018-0057 to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for continuance.)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location: 2075 and 2155 W. Franklin Road. The site is located in the NE '/4 of
Section 14, Township 3N., Range 1W.
b. Owner/Applicant:
Steve Bainbridge
2576 W. Piazza Drive
Meridian, ID 83646
c. Representative:
Shawn L. Nickel, SLN Planning
P. O. Box 1595
Eagle, ID 83616
d. Applicant's Request: Please see applicant's narrative for this information.
5. PROCESS FACTS
a. The subject application is for annexation and zoning. A public hearing is required before the
Planning and Zoning Commission and City Council on this matter, consistent with Meridian City
Code Title 11, Chapter 5.
b. Newspaper notifications published on: June 22 November 30, 2018; January 18, 2019
(Council)
c. Radius notices mailed to properties within 300 feet on: Rine 15 November 27, 2018; January 15,
2019 (Council)
Bainbridge Franklin — AZ (H-2018-0057) PAGE 2
d. Applicant posted notice on site by: June 29 December 7, 2018; January 24, 2019 (Council)
e. Next Door Posted: November 27.2018; January 15, 2019 (Council)
6. LAND USE
a. Existing Land Use(s): The subject property consists of rural residential land; zoned R1 in Ada
County.
b. Description of Character of Surrounding Area and Adjacent Land Uses and Zoning:
North: Industrial property, zoned I -L
East: Twelve Oaks Villas, zoned C -C and TN -R
South: Vacant commercial property, zoned C -C
West: Vacant commercial property, Zoned C -C
c. History of Previous Actions: None
d. Utilities:
1. Public Works:
Location of sewer: A sanitary sewer main intended to provide service to the proposed
development currently exists adjacent to the parcel in W. Franklin Road.
Location of water: A water main intended to provide service to the proposed development
currently exists adjacent to the parcel in W. Franklin Road.
Reclaimed Water: A reclaimed water intended to provide service to the proposed
development currently exists adjacent to the parcel in W. Franklin Road.
Issues or concerns: None.
e. Physical Features:
1. Canals/Ditches Irrigation: The Vaugh Lateral runs adjacent to the south side of the property.
2. Hazards: Staff is unaware of any hazards that may exist on the site.
3. Flood Plain: This property is not within the floodplain overlay district.
7. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject property is designated Mixed Use — Commercial (MU -COM) on the Comprehensive
Plan Future Land Use Map (FLUM).
MU -COM designated areas are intended for the development of a mix of office, retail, recreational,
employment and other miscellaneous uses, with supporting multi -family or single-family attached
residential uses. The horizontal and vertical integration of residential uses is also essential in this
area. This designation requires developments to integrate the three major use categories:
residential, commercial, and employment. In MU -COM areas, three (3) or more significant
uses also tend to be larger scale projects. Traditional neighborhood design concepts with a strong
pedestrian -oriented focus are essential. Development should exhibit quality building and site design
and an attractive pedestrian environment with a strong street character. An overall target density of
8-12 dwelling units (d.u.) per (n acre is desired, with higher densities allowed in individual projects.
No more than 30% of the ground level development within the MU -C designation should be
used for residences. (See pg. 3-9 for more information.)
Bainbridge Franklin — AZ (H-2018-0057) PAGE 3
The applicant proposes to annex the site with a C -G zoning district which is an appropriate zoning
district for an MU -COM designated area. The site is proposed to develop with 5eve five (75)
commercial pad sites.
While not necessarily the burden of this application, it should be understood that cumulative
changes to this area of the TMISAP have occured, east of Ten Mile Road, west of the subject
property.The cumulative changes have resulted in an increase in more commercial property and
less residential densities than originally evisioned for the area.
The most recent being, the Calnon project that was approved in 2015, which changed the
Comprehensive Plan designation on the south and west boundaries of this property from
Medium -High Density Residential to Mixed Use Commercial. Because the adjacent property is a
much larger parcel, staff anticipates a mix of employment, retail and other residential uses
developing on this property. Further, the TM Creek property farther to the west is developing
with a mix of commercial and residential uses that also provides services, employment and
residential uses in the area.
For these reasons, full compliance with the TMISAP is not desired for the development of this
property (no residential component) however, specific design elements are required to be
complied with to ensure a consistent design theme and quality development complementary to the
surrounding developments.or-e detailedeeneept plan that demonst-Fates eemplianee with the PAU C land use designation.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply
to the proposed development (staff analysis in italics):
"Plan for a variety of commercial and retail opportunities within the Impact Area."
(3.05.01J)
With the increase of residential units in the area, the proposed commercial project will
contribute to the variety of uses in this part of the city.
• "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)
The proposed development is contiguous to annexed parcels and city services are
available.
Staff is of the opinion that the proposed use is generally consistent with the Comprehensive Plan and
the surrounding uses based on the analysis above if the developed in accord with the conditions of
approval in this report.
8. UNIFIED DEVELOPMENT CODE
Bainbridge Franklin — AZ (H-2018-0057) PAGE 4
A. Purpose Statement of Zone: The purpose of the C -G district is to provide for the retail and service
needs of the community in accordance with the Meridian Comprehensive Plan.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2B-2 lists the principal permitted,
accessory, conditional, and prohibited uses in the C -G zoning district. The propose ,.,.,V mer-eia
development is a pfineipally pefmiffed use in the G r zoning distfiet. The revised concept plan
depicts an indoor storage facility which is listed as a conditional use permit subject to the specific
use standards set forth in UDC 11-4-3-34.
C. Dimensional Standards: Development of the site shall comply with the dimensional standards
listed in UDC Table 11-2B-3 for the proposed C -G zoning district.
D. Landscaping: Per UDC 11-313-9, a 25 -foot landscape buffer is required adjacent to the multi-
family development along the east boundary, unless granted a waiver from Council for a reduced
buffer width. Per UDC 11-2B-3 and 11-3B-7, a 25 foot landscape buffer is required along W.
Franklin Road.
E. Off -Street Parking: ,
prejeEt. The future development of the site must comply with the parking standards set forth on
UDC 11-3C-613.
F. Structure and Site Design Standards: Development of this site must comply with the design
standards in accord with UDC 11-3A-19 and the guidelines listed in the Architectural Standards
Manual (ASM).
9. ANALYSIS
Analysis of Facts Leading to Staff Recommendation:
1. AZ: The applicant requests annexation and zoning of 3.68 acres of land with a C -G zoning
district, consistent with the MU -COM land use designation.
The legal description submitted with the application, included in Exhibit C, shows the boundaries
of the property proposed to be annexed. The property is contiguous to land that has been annexed
into the City and is within the Area of City Impact boundary.
The City may require a development agreement (DA) in conjunction with an annexation pursuant
to Idaho Code section 67-6511A. In order to ensure the site develops as proposed and recommended
by staff with this application, staff recommends a DA is required as a provision of annexation with
the provisions included in Exhibit B.f� 'mss
Bainbridge Franklin - AZ (H-2018-0057) PAGE 5
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Bainbridge Franklin - AZ (H-2018-0057) PAGE 5
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Conceptual site plan: A conceptual site plan was submitted, included in Exhibit A.2 that depicts
seen five (75) commercial pad sites, including a mix of single, two and three story buildings with
a similar design theme, open plaza area, and a cross access to the Twleve Oaks multi -family project
to the east and the Calnon property to west in accord with UDC 11-3A-3. The new plan also
incorporates the required 25 -foot wide street buffer width along Franklin Road in accord with UDC
Table 11 -2B -3. -The design of the site should comply with the design review standards listed in
UDC 11-3A-19 and the guidelines contained in the Architectural Standards Manual. Staff finds
with the addition of the open space element and the mixture in the scale and bulk of the commercial
structures. the proposed development is generally consistent with the MU -COM desienation. T4 -+e
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eliminated as to not eause tr-affie problems with vehieles entering the development.
Landscaping: As noted above, a 25 -foot wide landscape buffer is required to be installed with the
development of the subject property in accord with UDC 11-2B-3 and UDC 113B-7. A lamiseape
plan was not s4mitted with this applieation. There Further, the applicant is requesting to develop
the site with commercial uses adjacent to Twelve Oaks multi -family project along the east boundary
of this site. Per UDC 11-3B-9, a 25 -foot landscape buffer is required adjacent to the residential use
unless the Council grants a reduction of the buffer. The submitted concept plan depicts a 10 -foot
wide landscape buffer. Staff recommends the applicant install the 25 -foot wide landscape buffer
unless the council grants a waiver to reduce the buffer. If the applicant requests the Council waiver,
staff recommends that the buffer not be reduced less than 10 feet in width. to the mtilti f Ai4y
pr-qjeet (Twelve Oaks) that is adjaeepA to the east side of this pr-epef�y; and a 25 feet landseape
buff-er- is required along the Fr-apAdia Road ftopAage.
Existing building/uses: All of the existing buildings on the site shall be removed and any
existing business located on the property shall cease immediately upon annexation.
Parking: Based on the conceptual site plan, there will be approximately 4 ,60052.850 square
feet of commercial space. Per UDC 11-3C-6 one parking space is required per 500 s.f. of gross
floor area. In this case, that amounts to 12106 required parking spaces. The conceptual site plan
as proposed contains 4-1-596 parking spaces, which " may compliance with UDC
requirements. NOTE: The self -Stora, -e use requires less parking than most commercial uses.
The UDC only requires the parkin,- to be based on the size of the office space proposed for the
storaze use. At this time, staff does not have the specifics of the office square foota-ee to
determine if the parkinz ratio is adequate for the site. However, the required parking will be
reduced because a maiority of the square footage of the storame (29,250 sq.ft.) buildinz will not
be counted towards the required parkin,- calculations.
Access: One (1) direct access to W. Franklin Road is proposed for the development. Further
Bainbridge Franklin — AZ (H-2018-0057) PAGE 6
Franklin Road accesses should be prohibited in accord with UDC 11-3A-3.
As mentioned above, the multi -family project to the east provided cross -access to this site, so this
project will be required to reciprocate that cross -access easement. Further, the applicant is
proposing to provide cross access with the Calnon property g the west boundary. With the
first certificate of zoning compliance application, the applicant should provide a recorded cross
access easement that grants access the Twelve Oaks and Calnon properties as depicted on the
submitted concept plan. The cross access will provide interconnectivity with the adjacent
properties in accord with UDC 11-3A-3iner-easeaeeess in the area-.
Permitted Uses: In the revised narrative, the applicant has indicated that an indoor self -storage
facility and office uses are interested in developingon the property upon annexation. The indoor
storage use is a conditional use permit subject to the specific use standards set forth in UDC 11-4
3-34. The office use that the applicant has identified is a principal permitted use. Because several
potential uses are slated for the development, staff no longer believes that certain uses should be
restricted from developing on the site and has removed the recommended DA provision from
Exhibit B below. Staff feels tha4 limitine the allwvvable uses on the or-ei3et4v is efudent due to the
Utilities: Utilities are required to be extended to this site in accord with UDC 11-3A-21. Sanitary
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Utilities: Utilities are required to be extended to this site in accord with UDC 11-3A-21. Sanitary
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Building Elevations: Structures within the proposed development that are visible from the street
or abutting properties are required to comply with the design review standards set forth in UDC 11-
3A-19 and the guidelines contained in the Architectural Standards Manual. Further, the property
is located within the TMISAP. which has higher design standards. The abnlicant has
provided a color rendering that demonstrates the design theme for the proposed
development. Although specific building materials are not identified, all structures
constructed in the development should comply with the design elements of the TMISAP.
Certificate of Zoning Compliance (CZC) and Design Review (DES): A CZC application is
required to be submitted prior to issuance of building permits. The applicant is required to obtain
approval of a design review application for the proposed structures and site design fof4he—self-
ee storage f edity. This application may be submitted concurrently with the CZC application.
The applicant must comply with the design standards listed in UDC 11-3A-19, a d the guidelines
contained in the Architectural Standards Manual and TMISAP.
In summary staff finds the proposed project complies with the future land use map and applicable
policies of the Comprehensive Plan and the UDC with the conditions of approval listed in Exhibit
Bainbridge Franklin — AZ (H-2018-0057) PAGE 7
B. Based on the aforementioned analysis, staff recommends approval of the subject application.
10. EXHIBITS
A. Drawings
1. Vicinity Map
2. Conceptual Site Plan (dated: � 11�810/29/2018)
3. Proposed Elevations
B. Conditions of Approval
C. Legal Description and Exhibit Map
D. Required Findings from Unified Development Code
Bainbridge Franklin — AZ (H-2018-0057) PAGE 8
A. Drawings
1. Vicinity/Zoning Map
Vicinity Map
Legend
Project Location
Existing Transmission
Preferred Distribution Substation
Preferred T 35kV Transmission
Secondary T38 kV Transmasion
0 0 Area of Impac i
Meridian City Limits
Urban Renewal Distncts
Pcrc,,§ - M andlon
C -C
Pki.f Dcf-. 71613)18
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2215
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1.7.
1950 1'.
1943 18121
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OME IDIAN
Bainbridge Franklin — AZ (H-2018-0057) PAGE 20
2. Conceptual Site Plan (NOT A DDD OVEDREVISED) (dated: 5 �t�810/29/2018)
OWNER/ APPLICANT
St— E*brl e
1519 'N. Pimm U—
Neritlni, WnM F:GaF
W. FRANKLIN FID. CONTACT/ OWNERS REP.
_ SLN Pvnninq Inc.
su�a¢araar
P,0 60= X595
03616
PROP m Ri.D0. PRO ow 9LDO. r
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4,M sPPLAN PREPARER:
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SITE STATISTICS:
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AREA NorosESPmc [ 9ECHOli f9.T.3N.. R.IW.. R.N... ADACOOMTY, IDAHO
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Conceptual Site Plan
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SirELOCA1iOM MAP
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Bainbridge Franklin — AZ (H-2018-0057) PAGE 21
3. Proposed Elevations
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Bainbridge Franklin — AZ (H-2018-0057) PAGE 22
B. Conditions of Approval
1. PLANNING DIVISION
1.1.1 A Development Agreement (DA) is required as a provision of annexation and zoning of this
property. Prior to annexation ordinance approval, a DA shall be entered into between the City of
Meridian, the property owner(s) at the time of ordinance adoption, and the developer. A
Certificate of Zoning Compliance application will not be accepted until the ordinance and
development agreement are recorded.
Currently, a fee of $303.00 shall be paid by the applicant to the Planning Division prior to
commencement of the DA. The DA shall be signed by the property owner and returned to the
Planning Division within six (6) months of the City Council granting annexation, approved by
City Council and recorded. The DA shall, at minimum, incorporate the following provisions:
a. Future development of the site shall be consistent with the design standards listed in UDC 1I -
3A -19; and the guidelines in the City of Meridian Architectural Standards Manual (or any
updated versions thereof) and the TMISAP AND the conceptual site plan in Exhibit A. The
proposed development shall consist of a mix of single, two and three story buildings as
proposed.
b. Any future development of the site must comply with the City of Meridian ordinances in
effect at the time of development.
E Design elements compatible with the —e 3 4 9 of the TN41SAP for- the MU C
designated area shall be provided with develapmen4 as follows: Ar-ehiteetufe & Her-itage (3
32); Stfeet Ofiented Design Commiefeial & Mixed Use buildings (3 33); Buildings to Seale
(3 3 4); Neighbor -hood Design (3 3 6); Btfilding Fafm and Char-aeter- Building ,
Building Heights (general limit of 4 stefies, first fleer- eeilifig heights f6r- retail), Base, Bod� 7
Seftening of Meehanioal Units and Se-Fviee Areas, ANN%iags and Canopies (Mu C; 04y) (3
, ,
d. , the applieapA shall modify the
develepmefA agreement to ia4ude a more detailed eeneeptual development plan for- the site
that is eensistepA with the MU COM land use desigaa4ion.
ec. All of the existing buildings on the site shall be removed and any existing business located on
the property shall cease immediately upon annexation.
€d. A cross-access/ingress-egress easement(s) shall be granted to the property to the west (parcel
#S1214120710) and to the property to the east (parcel #R8580480020) in accord with UDC
11-3A-3. With the first certificate of zoning compliance application, the applicant shall
provide a recorded cross access easement that grants access to the Twelve Oaks and Calnon
properties as depicted on the submitted concept plan.
ge. A pedestrian access shall be provided to both the parcel to the west and to the east in order to
facilitate pedestrian traffic through the area as proposed.
Ir ,
personal and professional serviees), veAiea4ly integrated residential pr-ejeet.
if. Future development of this site shall be consistent with the land use, transportation and design
elements contained in the Ten Mile Interchange Specific Area Plan (TMISAP) and the design
standards in effect at the time of Certificate of Zoning Compliance application.
Bainbridge Franklin — AZ (H-2018-0057) PAGE 23
g. The applicant shall construct a 25 -foot wide landscape buffer along the east boundary of the
three story indoor storage building OR obtain a council waiver to construct the 10 -foot wide
landscape buffer as shown on the conceptual site plan in accord with UDC 11-313-9.
h. Any future indoor self-service storage use on the site must obtain approval of a conditional use
permit and comply with the specific use standards set forth in UDC 11-4-3-34.
i. Other than the one (1) proposed access to W. Franklin Road, all other access is prohibited in
accord with UDC 11-3A-3.
4-." Pfief to the City Gotmeil heafing, the appheant shall pr-ovide an updated !a-adseape plan sho i -
the required 25 foot landseape buff-er along Franklin Road. The parking that is etffrently proposed
,,;fhi the 25 foot . shall be eliminated.
l
—.1-.3 The par-lEing leeated immediately as yett enter- the pareel ffem Fr-anklin shall be elifnifi4ed as
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.meridianciiy.orgjpubliceworks.aspx?id=272.
2.1.2 Existing domestic wells within the project area must be properly abandoned per General
Condition of Approval 2.2.7.
2.1.3 Any existing sanitary sewer and/or water mainline stubs into the subject parcels that are not
proposed to be used must be properly abandoned per the City of Meridian Standards.
2.1.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). By entering into a development agreement with the City of
Meridian, the applicant agrees to use the City of Meridians recycled water supply as the primary
source of irrigation water. Further, the applicant agrees to provide for secondary backup water to
provide service when recycled water is not available. Once development plans have been
submitted to the city for review, the city will model the recycled water system and make a final
determination regarding our ability to supply reclaimed water to the development. If the city can
serve the development with recycled water then recycled water must be utilized as the primary
source of irrigation water and a secondary or backup source must also be provided. If the city
can't serve the development then the primary source of irrigation water should come from surface
water irrigation sources if available.
2.1.5 The applicant shall be responsible to construct the recycled irrigation system in accordance with
Department of Environmental Quality (DEQ) recycled water rules and regulations, and Division
1200 of the City of Meridian Supplemental Specifications and Drawings to the Idaho Standards
for Public Works Construction. These requirements do not wave the applicants responsibilities or
obligations to irrigation districts that may be able to provide surface water to the development.
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.
Bainbridge Franklin — AZ (H-2018-0057) PAGE 24
2.2.2 Per Meridian City Code (MCC), the applicant shall be responsible to install sewer and water
mains to and through this development. Applicant may be eligible for a reimbursement
agreement for infrastructure enhancement per MCC 8-6-5.
2.2.3 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.
Bainbridge Franklin — AZ (H-2018-0057) PAGE 25
2.2.12 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.2.13 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.2.17 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.2.18 The 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. FIRE DEPARTMENT
3.1 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.
3.2 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
Bainbridge Franklin — AZ (H-2018-0057) PAGE 26
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.
3.3 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. POLICE DEPARTMENT
4.1 The Police Department has no concerns related to this application.
5. PARKS DEPARTMENT
5.1 The Parks Department has no concerns related to this application.
6. REPUBLIC SERVICES
6.1 Republic Services has no comment on this application,
7. ADA COUNTY HIGHWAY DISTRICT
Site Specific Conditions of Approval
1. Access to Franklin Road is approved as a temporary full access, and may be restricted to right-
in/right-out at any time, as determined by ACHD.
2. Close both existing driveways from the site onto Franklin Road with vertical curb, gutter and 7 -
foot wide sidewalk.
3. Consistent with ACHD's Minor Improvements policy, the applicant should correct deficiencies or
replace deteriorated or damaged faciliites on Franklin Road abutting the site.
4. A Traffic Impact Fee will be assessed by ACHD and will be due prior to issuance of a building
permit. Please contact the ACHD Planner (see below) for information regarding impact fees.
5. Plans shall be submitted to the ACHD Development Services Department for plans acceptance,
and impact fee assessment (if an assessment is applicable).
6. Comply with the Standard Conditions of Approval as stated in the staff report.
8. ITD
The Idaho Transportation Department reviewed the referenced annexation and zoning application
and has the following comments:
1. This project does not abut the State highway system.
2. Idaho Code 40-1910 does not allow advertising within the right-of-way of any
highway.
3. IDAPA 39.03.60 rules govern advertising along the State highwasystem. The applicant
may contact Justin Pond, Program Manager for 1TD's Headquarters Right -of -Way Section at
(208) 334- 8832 for more information.
4. 1TD does not object to the annexation and zoning; of C -G for Bainbridge Franklin
Subdivision as presented in the application.
Bainbridge Franklin — AZ (H-2018-0057) PAGE 27
C. Legal Description and Exhibit Map
REVISED DESCRIPTION FOR
2075 & 2155 W. Franklin Road
Annexation and Rezone to C -G
A parcel of land located in the NW114 of the NE114 of Section 14, T.3N., R.1W., B.M.,
Ada County, Idaho more particularly described as follows:
Commencing at the NE corner of said Section 14 from which the N114 corner of said
Section 14 bears North 89°41'09" West, 2657.86 feet;
thence along the North boundary line of said Section 14 North 89°41'09" West, 1328.98
feet to the E1116 corner of said Section 14, said point being the REAL POINT OF BEGINNING;
thence along the East boundary line of the NW114 of the NE114 of said Section 14 South
00`05'48" West, 356.99 feet;
thence leaving said East boundary line North 76°54'13" West, 556.25 feet;
thence Noah 00°05'48" East, 233.92 feet to a point on the North boundary line of said
Section 14;
thence along said North boundary line South 89°41'09" East, 542.40 feet to the REAL
POINT OF BEGINNING. Containing 3.68 acres, more or less.
Page 1 or I
Bainbridge Franklin — AZ (H-2018-0057) PAGE 28
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2075 & 2155 W. FRANKLIN ROAD
ANNEXATION AND REZONE TO C—G
LOCATEQ IN THE NW 1/4 V NE 1/4 SE01IN 14, i.3N., R.W. S.M.
AUR CURNVV, NMNU
SAI ISA 2
17-191
Bainbridge Franklin — AZ (H-2018-0057) PAGE 29
BASIS OF BEARING
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EXHIBIT " " DRAWING FOR
2075 & 2155 W. FRANKLIN ROAD
ANNEXATION AND REZONE TO C—G
LOCATEQ IN THE NW 1/4 V NE 1/4 SE01IN 14, i.3N., R.W. S.M.
AUR CURNVV, NMNU
SAI ISA 2
17-191
Bainbridge Franklin — AZ (H-2018-0057) PAGE 29
D. Required Findings from Unified Development Code
1. Annexation & Zoning Findings:
Upon recommendation from the Commission, the Council shall make a full investigation and
shall, at the public hearing, review the application. In order to grant an annexation and/or
rezone, the Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive
Plan;
The Commission finds the proposed annexation to C -G is consistent with the proposed
MU -COM future land use designation.
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The Commission finds that the proposed map amendment to the C -G zoning district is
consistent with the purpose statement of the commercial districts and the proposed uses
will provide a needed service to area residents.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
The Commission finds that the proposed zoning amendment will not be detrimental to the
public health, safety, or welfare if the applicant complies with conditions outlined in this
report. However, the Commission recommends that the Council consider any oral or
written testimony that may be provided when determining this finding.
d. The map amendment shall not result in an adverse impact upon the delivery of
services by any political subdivision providing public services within the City
including, but not limited to, school districts; and,
The Commission finds that the proposed zoning amendment will not result in any adverse
impact upon the delivery of services by any political subdivision providing services to this
site.
e. The annexation is in the best of interest of the City (UDC 11-513-3.E).
Per the above findings, the Commission finds the proposed annexation is in the best interest
of the City if the applicant enters into a DA with the City and develops the property as
outlined in Exhibit B above.
Bainbridge Franklin — AZ (H-2018-0057) PAGE 30