CC - Commission Recommendations and Staff ReportSTAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING July 16, 2019
DATE:
TO: Mayor & City Council
FROM: Sonya Allen, Associate Planner
208-884-5533
Bruce Freckleton, Development
Services Manager
208-887-2211
SUBJECT: H-2018-0126
Rackham Subdivision
LOCATION: 1020 S. Eagle Rd., in the southwest '/4 of
Section 16, T.3N., R.IE.
•UINX4181 3110191910-1130
Legend
II011Project Location
E IDIAI�T�
Preliminary plat consisting of 20 building lots on 51.59 acres of land in the C -G zoning district for
Rackham Subdivision.
II. SUMMARY OF REPORT
A. Project Summary
Acreage
Future Land Use Designation
Existing Land Use
Proposed Land Use(s)
Current Zoning
Proposed Zoning
Lots (# and type; bldg/common)
Phasing plan (# of phases)
Physical Features (waterways,
hazards, flood plain, hillside)
Neighborhood meeting date; # of
attendees:
History (previous approvals)
Details
51.59
MU -R
Vacant/undeveloped land in development process
Mix of commercial, office, hotel, restaurants, residential
(MFR), entertainment/recreation facility
C -G
NA
20 building lots/0 common lots
1
W".1
October 30, 2018; 13 attendees
Annexed in 1995 (Ord. #719, Langly/Power Mall); H-2019-
0005 (new DA, Inst. #2019-037825)
Page 1
B. Community Metrics
Description Details Page
Ada County Highway
District
• Staff report
(yes/no)
• Requires ACHD
Commission
Action (yes/no)
Not yet (TIS was required and accepted by ACHD)
No
Fire Service
• Distance to Fire
0.9 of a mile from Fire Station #4
Station
•
• Fire Response
3 minutes under ideal conditions
Time
•
• Resource
81% — does not meet the target goal of 85% or greater
•
Reliability
See comments in Section VIII.D
• Risk Identification
4 — Current resources would not be adequate to supply service to this project
priority
(see Fire comments in Section VIILC for more information)
•
• Accessibility
Meets all access requirements; fire lanes should be clearly marked
•
• Special/resource
An aerial device is required; the closest truck company is 7 minutes travel
needs
time (under ideal conditions) — Fire Dept. can meet this need in the required
•
Crimes
timeframe if a truck company is required; in the event of a structure fire, an
•
Crashes
additional truck company will be required which will require additional time
•
Other Reports
delays as they aren't available in the City; in the event of a haz-mat event,
Wastewater
there will need to be mutual aid required for the development
• Water Supply
Requires 2,500 gallons per minute for 2 hours; may be less if building is fully
• Distance to Sewer
Services
• Sewer Shed
• Estimated Project
Sewer ERU's
• WRRF Declining
Balance
0
Five Mile Trunkshed
See application information
13.68
Page 2
Police Service
•
Distance to Police
2.3 miles
Station
•
Police Response
Priority 3: 4.03; Priority 2: 7.10; Priority 1: 10.50
Time
•
Calls for Service
819
•
% of calls for
See comments in Section VIII.D
service split by
priority
•
Accessibility
•
Specialty/resource
needs
•
Crimes
81
•
Crashes
56
•
Other Reports
Wastewater
• Distance to Sewer
Services
• Sewer Shed
• Estimated Project
Sewer ERU's
• WRRF Declining
Balance
0
Five Mile Trunkshed
See application information
13.68
Page 2
• Project Consistent
Yes
with WW Master
Plan/Facility Plan
• Impacts/Concerns
No concerns, flows already committed.
Water
• Distance to Water
0 -feet
Services
• Pressure Zone
4
• Estimated Project
See application information
Water ERU's
• Water Quality
Yes - Current plan results in a 1,400 LF dead-end water main, which is a
Concerns
concern for water quality. This concern can be mitigated by looping the water
main back to the 8" to the west or 16" to the north.
• Project Consistent
Yes
with Water Master
Plan
• Impacts/Concerns
Applicant to change all proposed 10" mains to 8" mains. Eliminate long dead-
end by looping back to either the 8" to the west or 16" to the north. Current
configuration will result in water quality concern and increased cost of fire
suppression system due to lower pressure at higher flows. Option also
available to connect back to Overland via Rolling Hill.
C. Project Maps
Future Land Use Map
Aerial Map
Page 3
Zoning Map
Planned Development Map
III. APPLICANT INFORMATION
A. Applicant:
BVA Development — 2775 W. Navigator Dr., 4" Floor, Meridian, ID 83642
B. Owner:
Idaho Central Credit Union/BVA Development — 2775 W. Navigator Dr., 4' Floor, Meridian, ID
83642
C. Representative:
Geoffrey M. Wardle, Spink Butler — 251 E. Front St., #200, Boise, ID 83702
IV. NOTICING
Newspaper Notification
Radius notification mailed to
properties within 300 feet
Public hearing notice sign posted
on site
Nextdoor posting
Planning & Zoning
Posting Date
City Council
Posting Date
5/23/2019
6/25/2019
5/28/2019
6/25/2019
6/7/2019
7/2/2019
5/28/2019
6/25/2019
V. STAFF ANALYSIS
Comprehensive Plan (https://www.meridiancity.or /� complan):
This property is designated Mixed Use — Regional (MU -R) on the City's Future Land Use Map
(FLUM) contained in the Comprehensive Plan.
The purpose of the MU -R 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
Page 4
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. See pgs. 30-31 of the
Comprehensive Plan for more information.
A. PRELIMINARY PLAT
The proposed preliminary plat consists of 20 building lots on 51.59 acres of land in the C -G
zoning district.
Existing Structures/Site Improvements:
There are no existing structures on this site.
Dimensional Standards (UDC Table 11-2B-3):
The proposed plat and subsequent development is required to comply with the minimum
dimensional standards listed in UDC Table 11-213-3 for the C -G zoning district. The C -G district
has no minimum lot size or street frontage requirements.
Phasing Plan:
The subdivision is proposed to develop in three (3) phases as shown on the phasing plan in
Section VILA but the Applicant requests leeway for a few additional phases if necessary as
shown on the phasing plan (i.e. a, b, c, etc.).
Access (UDC 11-3A-3,11-3H-�•
The primary access to this site is proposed via S. Silverstone Way, a collector street; another
access is available via S. Rackham Way, a local street, at the southwest corner of the site. A
cross-section/detail should be included on the plat for S. Silverstone Way.
All lots in this subdivision are subject to cross -access and parking easements per the note on the
plat in accord with UDC 11 -3A -3A.2.
Note: A 50' wide future road easement abuts the southern boundary of this site on Lots 9 and 10,
Block 1, Jewel subdivision for access via E. Onyx St. but was never dedicated as right-of-way or
improved. With submittal of an updated conceptual developmentplan with the upcoming
Development Agreement modification application, the Applicant should provide a cross -access
easement across the future land use buffer for interconnectivity upon redevelopment of the
property to the south. An emergency access easement will also be required by the Fire Dept. to
the east for access via S. Rolling Hill Dr.
Traffic: The ITD submitted a letter to the City based on the findings of the Traffic Impact Study
(see Section VII.K). Although this development is not taking direct access via the state highway,
it will impact the Eagle Road interchange (Exit 46) due to the volume of vehicles generated by
the development at full build -out in 2030.
Per ITD's letter, "ITD recommends to the City of Meridian that the developer construct a second
right turn lane at the eastbound off -ramp prior to commencing Phase 3 of the ICCU Plaza or
exceeding 668 PM Peak hour trips. This mitigation improvement is constructible and is in lieu of
the more critical need for the developer to mitigate for impacts to the northbound left turning
movements at the westbound ramp, which is not feasible or reasonable. ITD does not have any
projects currently programmed to rebuild the Eagle Road interchange. This mitigation will
provide some relief to the overall operations of this interchange and is a reasonable improvement
to offset the developer's impacts." This will likely be a recommendation as a new provision in the
amended Development Agreement application to be submitted for this project prior to
commencement of Phase 3.
Page 5
Pathways (UDC I1 -3A-8):
The Pathways Master Plan does not depict any pathways on this site.
Sidewalks (UDC 11-3A-17):
Sidewalks are required to be constructed adjacent to all public streets as set forth in UDC 11-3A-
17. Detached sidewalks are required along I-84, an interstate, and along S. Silverstone way, a
collector street, in accord with UDC standards as proposed.
Parkways (UDC 11-3A-17):
Parkways are required to be constructed and landscaped per the standards listed in UDC 11 -3A -
17E. Eight -foot wide parkways are required for Class II trees unless root barriers are provided in
which case the parkways can be reduced to 6 feet.
Landscaping (UDC I1 -3B):
Street buffer landscaping is required to be provided as set forth in UDC Table 11-2B-3 for the C-
G zoning district in accord with the standards listed in UDC 11 -3B -7C. A 25 foot wide landscape
buffer to adjoining residential uses is required with lot development in accord with the standards
listed in UDC 11 -3B -9C as applicable.
A 50 -foot wide buffer is required along I-84, an interstate, and a 20 -foot wide buffer is required
along S. Silverstone Way, a collector street. The buffer along S. Silverstone Way should be
depicted on the plat on a common lot or on a permanent dedicated buffer maintained by the
business owners' association in accord with UDC 11-3B-7C.2b.
The proposed landscape plan included in Section VII.B should be revised as follows: 1) the
50 -foot wide street buffer along I-84 needs to be extended along the west boundary of the
site and the Landscape Requirements table updated accordingly (1 tree is required per 35
linear feet); the Landscape Requirements table also needs to include calculations for the
buffer along S. Silverstone Way.
Waterways (UDC 11-3A-6):
No waterways cross this site.
Fencing (UDC 11-3A-6, 11-3A-7):
All fencing constructed on the site is required to comply with the standards listed in UDC 11-3A-
7. Fencing is not depicted on the landscape plan.
Utilities (UDC 11-3A-21):
Connection to City water and sewer services is proposed in accord with UDC 11-3A-21. Street
lighting is required to be installed in accord with the City's adopted standards, specifications and
ordinances. See Section VIII.B below for Public Works comments/conditions.
Pressurized Irrigation System (UDC 11-3A-15):
An underground pressurized irrigation system is required to be provided for each lot within the
development as proposed. The New York Irrigation District has the water rights to this parcel
which is delivered by Nampa -Meridian Irrigation District.
Storm Drainage (UDC 11-3A-18):
An adequate storm drainage system is required in all developments in accord with the City's
adopted standards, specifications and ordinances. Design and construction shall follow best
management practice as adopted by the City as set forth in UDC 11-3A-18.
Building Elevations (UDC 11-3A-19 I Architectural Standards Manual):
Conceptual building elevations were submitted for the proposed ICCU building as shown in
Section VII.C. Final design of all structures proposed on the site is required to comply with the
design standards listed in UDC 11-3A-19 and those in the Architectural Standards Manual.
Page 6
LI, =179LRRI[17 1
A. Staff:
Staff recommends approval of the proposed Preliminary Plat per the conditions included in
Section VIII in accord with the Findings in Section IX.
B. The Meridian Planniniz & Zoning Commission heard these items on June 20. 2019. At the public
hearing,
the Commission moved to recommend approval of the subject PP request.
1.
Summary of Commission public hearing_
a.
In favor: Geoffrey Wardle, Counsel for BVA dba Eagle View
b.
In opposition: None
C.
Commenting. None
d.
Written testimony: None
e.
Staff presenting application: Sonya Allen
f.
Other Staff commenting on application: None
2.
Ke,
issue(s) ssue(s) of public testimony
a.
None
3.
Ke,,
i�(s) of discussion by Commission:
a.
None
4.
Commission change(s) to Staff recommendation:
a.
None
5.
Outstandin issue(s) ssue(s) for City Council:
a.
None
Page 7
VII. EXHIBITS
A. Preliminary Plat (dated: 5/3/19) & Phasing Plan
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Phase 1 — ICCII Building — Lot 7, Block 1, plus portions of lots adjoining primary access drive
Phase 2
Phase 2A — Medical Office and Office Building — Lots 1 - 3, Block 1
Phase 26 — Outdoor Entertainment Facility — Lot 20. Block 1
Phase 2C — Commercial, Retail and Hospitality— Lots 4-6, 9-14, Block 1
Phase 2D — East Building— Lot 8, Block 1
Phase 2E — South East Office Building — Lot 15, Block 1
Phase 3 — Future Multifamily/Commercial/Office Parcel — Lets 16-19, Block 1
Page 10
B. Landscape Plan (date: 11/1/2018)
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Page 12
C. Conceptual Building Elevations:
SOUTH ELEVATION
WEST ELEVATION
ICCU BUILDING LOMB_1RD
CONRAD
10.24.2018 AR CH IT ECT 8
NORTH ELEVATION
EAST ELEVATION
ICCU BUILDING L v H COVRA D
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Page 13
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A. Planning Division
1. All development shall comply with the terms of the Development Agreement (Inst. 2019-
037825) and any future amendments to that agreement as applicable.
2. The preliminary plat included in Section VILA, shall be revised as follows:
a. The buffer along S. Silverstone Way shall be depicted on a common lot or on a
permanent dedicated buffer maintained by the business owners' association in accord
with UDC 11-313-7C.2b.
b. Depict a street section/detail for S. Silverstone Way. The minimum width of the parkways
along S. Silverstone Way planted with Class II trees is 8 feet unless root barriers are
provided in which case they may be reduced to 6 feet.
c. Add a note referencing the recorded cross -access easement and instrument number for the
shared driveway with the property to the south along the southern boundary of the site
west of S. Silverstone Way.
3. The landscape plan included in Section VII.B shall be revised as follows:
a. Extend the 50 -foot wide street buffer (and pathway) adjacent to I-84 along the west
boundary of the site in accord with UDC Table 11-2B-3, landscaped per the standards
listed in UDC 11 -3B -7C; update the Landscape Requirements table accordingly.
b. Include the calculations for the street buffer along S. Silverstone Way in the Landscape
Requirements table.
4. Development of subdivision shall be generally consistent with the phasing plan included in
Section VII.A.
5. If the City Engineer's signature has not been obtained on the final plat within two (2) years of
the City Council's approval of the subject preliminary plat, the preliminary plat shall become
null and void unless a time extension is obtained as set forth in UDC 11-613-7.
6. Prior to submittal for the City Engineer's signature, have the Certificate of Owners and the
accompanying acknowledgement signed and notarized.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 A street light plan will need to be included in the final plat application. Street light plan
requirements are listed in section 6-7 of the City's Design Standards. A copy of the
standards can be found at http://www.meridianciiy.org_/public_works.aspx?id=272
1.2 Applicant to change all proposed 10" mains to 8" mains. Eliminate long dead-end by
looping back to either the 8" to the west or 16" to the north. Current configuration will
result in water quality concern and increased cost of fire suppression system due to lower
pressure at higher flows. Option also available to connect back to Overland via Rolling
Hill.
2. General Conditions of Approval
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
Page 14
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 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.
2.3 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.
2.4 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.
2.5 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.
2.6 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 addressed 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.
2.7 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.
2.8 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.
2.9 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.
2.10 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.
Page 15
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.
2.12 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.
2.13 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.
2.14 Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
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.
2.18 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.
2.19 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.
2.20 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.
2.21 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. oMIgublic_works. aspx?id=272.
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.
2.23 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
Page 16
surety, which can be found on the Community Development Department website. Please
contact Land Development Service for more information at 887-2211.
C. FIRE DEPARTMENT
http: //weblink. meridiancity. org/weblink8/0/doc/169332/Page 1. aspx
D. POLICE DEPARTMENT
http://weblink.meridiancit .00rg/weblink8/0/doc/169491/Pagel.aspx
E. COMMUNITY PLANNING ASSOCIATION OF SOUTHWEST IDAHO (COMPASS)
No comments were received
F. BOISE PROJECT BOARD OF CONTROL
http: //weblink. meridian ci y. org/weblink8/0/doc/169498/Pagel. aspx
G. NAMPA & MERIDIAN IRRIGATION DISTRICT (NMID)
http://weblink.meridiancit .00rg/weblink8/0/doc/173003/Pa el.aspx
H. NEW YORK IRRIGATION DISTRICT
http: //weblink. meridiancity. org/WebLink8/Doc View. aspx?id=169239
I. CENTRAL DISTRICT HEALTH DEPARTMENT (CDHD)
http: //weblink. meridianci0y. org/weblink8/0/doc/169389/Page1. aspx
J. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ)
http://weblink.meridiancity.org/weblink8/0/doc/169452/Pa eg l.aspx
K. IDAHO TRANSPORTATION DEPARTMENT (ITD)
http://weblinkmeridiancity.org/weblink8/0/doc/173150/Paeg 1 aspx
L. ADA COUNTY HIGHWAY DISTRICT (ACRD)
Comments have yet to be received from ACHD.
IX. FINDINGS
Preliminary Plat (UDC 11-613-6)
In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the
decision making body shall make the following findings: (Ord. 05-1170, 8-30-2005, eff. 9-15-
2005)
1. The plat is in conformance with the comprehensive plan and is consistent with this unified
development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008)
The Commission finds the proposed plat is generally in conformance with the UDC if the
Applicant complies with the conditions of approval in Section VIII.
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2. Public services are available or can be made available ad are adequate to accommodate the
proposed development;
The Commission finds public services can be made available to the subject property and will
be adequate to accommodate the proposed development.
3. The plat is in conformance with scheduled public improvements in accord with the city's
capital improvement program;
The Commission finds the proposed plat is in substantial conformance with scheduled public
improvements in accord with the City's CIP.
4. There is public financial capability of supporting services for the proposed development;
The Commission finds there is public financial capability of supporting services for the
proposed development.
5. The development will not be detrimental to the public health, safety or general welfare; and
The Commission finds the proposed development will not be detrimental to the public health,
safety or general welfare.
6. The development preserves significant natural, scenic or historic features. (Ord. 05-1170, 8-
30-2005, eff. 9-15-2005)
The Commission is unaware of any significant natural, scenic or historic features that need
to be preserved with this development.
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