PZ - Staff Report and Recommendation to Commission 4-15
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HEARING
DATE:
April 15, 2021
TO: Planning & Zoning Commission
FROM: Sonya Allen, Associate Planner
208-884-5533
SUBJECT: H-2021-0014
Artemisia Subdivision – AZ, PP
LOCATION: 1690 W. Overland Rd., in the SE ¼ of
Section 14, T.3N., R.1W. (Parcel
#S1214449107)
I. PROJECT DESCRIPTION
Annexation and zoning (AZ) of 25.67-acres of land with a C-G (General Retail and Service
Commercial) zoning district; and, Preliminary Plat (PP) consisting of 9 commercial buildable lots on
19.26-acres of land in the proposed C-G (General Retail and Service Commercial) zoning district.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 25.67-acres (AZ); 19.26-acres (PP)
Existing/Proposed Zoning RUT in Ada County/C-G
Future Land Use Designation Mixed Employment (ME) (13.4+/- acres) & Mixed-Use
Commercial (MUC) (5.9+/- acres)
Existing Land Use(s) Single-family rural residential/agricultural
Proposed Land Use(s) Corporate office, parts sales, service, accessory center, RV
maintenance
Lots (# and type; bldg./common) 9 buildable lots/0 common lots
Phasing Plan (# of phases) 1 phase
Number of Residential Units (type
of units)
0
Physical Features (waterways,
hazards, flood plain, hillside)
The Hardin Drain runs along the northeast corner of this
site.
Neighborhood meeting date; # of
attendees:
8/26/20; 3 attendees & 2/4/21; no attendees
History (previous approvals) None
STAFF REPORT
COMMUNITY DEVELOPMENT DEPARTMENT
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B. Community Metrics
Description Details Pg
Ada County Highway
District
• Staff report (yes/no) Yes
• Requires ACHD
Commission Action
(yes/no)
No
A Traffic Impact Study (TIS) was not required.
Access
(Arterial/Collectors/State
Hwy/Local)(Existing and
Proposed)
One access is proposed via W. Overland Rd., a 5-lane arterial
street along the southern boundary of the site.
Traffic Level of Service Better than “D” (acceptable LOS is “E”)
Stub
Street/Interconnectivity/Cros
s Access
One stub street (W. Tasa St.) is proposed at the west boundary of
the site for future extension
Existing Road Network W. Overland Rd. runs along the southern boundary of the site
Existing Arterial Sidewalks /
Buffers
No sidewalks exist along W. Overland Rd. adjacent to this site.
Proposed Road
Improvements
Fire Service
• Distance to Fire Station 0.1 mile
• Fire Response Time Falls within 5:00 minute response time area - nearest station is
Fire Station #6 – can meet response time goals
• Resource Reliability 87% - does meet the target goal of 80% or greater
• Risk Identification 4 – current resources would not be adequate to supply service
(large building with high fire loading)
• Accessibility Project meets all required access, road widths and turnaround.
• Special/resource needs Project will require an aerial device; can meet this need in the
required timeframe if a truck company is required.
• Water Supply Requires 2,500 gallons per minute for two hours, may be less if
buildings are fully sprinklered.
• Other Resources
Wastewater
• Distance to Sewer
Services
Directly adjacent
• Sewer Shed South Black Cat Trunk Shed
• Estimated Project Sewer
ERU’s
See application
• WRRF Declining
Balance
14.08
• Project Consistent with
WW Master
Plan/Facility Plan
Yes
• Impacts/concerns • Flow is committed
• See Public Works Site Specific Conditions
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Water
• Distance to Water
Services
Directly adjacent
• Pressure Zone 3
• Estimated Project Water
ERU’s
See application
• Water Quality Concerns None
• Project Consistent with
Water Master Plan
Yes
• Impacts/Concerns See Public Works Site Specific Conditions
C. Project Area Maps
Future Land Use Map
Aerial Map
Zoning Map
Planned Development Map
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A. Applicant:
Engineering Solutions, LLP – 1029 N. Rosario St., Ste. 100, Meridian, ID 83642
B. Owners:
Idaho Auto Mall, LLC – 8854 W. Emerald St., Boise, ID 83704-4830
C. Representative:
Becky McKay, Engineering Solutions, LLP – 1029 N. Rosario St., Ste. 100, Meridian, ID 83642
III. NOTICING
Planning & Zoning
Posting Date
City Council
Posting Date
Notification published in
newspaper 3/26/2021
Notification mailed to property
owners within 300 feet 3/24/2021
Applicant posted public hearing
notice on site 4/3/2021
Nextdoor posting 3/24/2021
IV. COMPREHENSIVE PLAN ANALYSIS (Comprehensive Plan)
Land Use: The Future Land Use Map (FLUM) contained in the Comprehensive Plan designates the
northern and western 13.4+/- acres of this site as Mixed Employment (ME) and the 5.9 acres at the
southeast corner of the site as Mixed-Use Commercial (MUC). This site is within the area governed
by the Ten Mile Interchange Specific Area Plan (TMISAP).
The purpose of ME designated areas is to encourage a diversity of compatible land uses that may
include a mixture of office, research and specialized employment areas, light industrial including
manufacturing and assembly, and other miscellaneous uses. These areas generally do not include
retail and consumer service uses serving the wider community. However, a small amount of retail and
service establishments, primarily serving employees and users of the ME areas or nearby industrial
areas, are allowed.
ME areas should provide a variety of flexible sites for small, local or start-up businesses, as well as
sites for large national or regional enterprises. ME areas should be designed to encourage multimodal
travel and convenient circulation to supporting uses located within the area. Buildings are anticipated
to range in height from 1-4 stories, have total floor areas of 10,000-1,000,000 square feet, with a FAR
that will exceed .75.
The purpose of MUC designated areas is to encourage the development of a mixture of office, retail,
recreational, employment and other miscellaneous uses, with supporting multi-family or single-family
attached residential uses. This designation requires developments to integrate the three major use
categories – residential, commercial and employment. Traditional neighborhood design concepts with
a strong pedestrian-oriented focus are essential. Development within these areas exhibit quality
building and site design and an attractive pedestrian environment with a strong street character.
The northern portion of the site, designated ME, is proposed to develop first with two (2) single-story
structures with a combined square footage of 92,307 for Kendall Ford Auto Center, a regional
company; proposed uses include vehicle sales and service and retail sale of vehicle accessories. A
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variety of lot sizes are proposed on the MUC designated southern portion of the site for future retail
and office uses adjacent to W. Overland Rd.
Staff believes the proposed uses are generally consistent with the associated ME and MUC FLUM
designations and will contribute to the variety of uses already in this area and with future uses.
Existing uses consist of single-family and multi-family residential uses to the south and southwest,
which provide the residential component of the mixed-use area although not an integrated part of the
development; office to the south; recreational vehicle sales, retail parts/accessories sales and service
to the east; and future mixed employment uses to the west. Future development along Overland
Rd. and internal local streets should incorporate street-oriented design consistent with the
TMISAP for commercial developments.
Transportation: The Transportation System Map in the TMISAP depicts arterial streets along the
south and east boundaries of the site – Overland Rd. exists along the south boundary as a 5-lane
roadway and Linder Rd. is listed in the IFYWP to be constructed as a 5-lane roadway and a 4-lane
overpass in the future along the east boundary of the site. A local street is depicted through the
western portion of this site from Overland Rd. to the west boundary of this site consistent with that
shown on the proposed preliminary plat.
Mixed-Use Commercial areas must include an integrated system of sidewalks, walkways and
pathways that provide access to all structures and spaces within a development. Sidewalks should not
be located immediately adjacent to the curb – they should be separated from the curb by a minimum
4-foot wide planting strip planted with street trees and other landscaping. A loop pathway is proposed
on the landscape plan around the perimeter of this site as an amenity for employees and the public.
Street furnishings such as seating, newspaper racks, bollards, trash receptacles, bicycle racks and
other elements important to the functioning of an effective pedestrian environment should be
provided as set forth in the TMISAP (Street Furniture, pgs. 3-28 – 3-29).
Exterior lighting should be used to provide illumination for the security and safety of entry drives,
parking, service and loading areas, pathways, courtyards and plazas, without intruding on adjacent
properties. Site lighting should be architecturally compatible and consistent in design between sites.
(See TMISAP, Lighting, pg. 3-30).
Design: In commercial developments, building orientation and setbacks should be close to the street
with the main entrance of buildings oriented to the street (Street-Oriented Design, pg. 3-33).
For all new commercial and mixed-use buildings, a continuous unbroken frontage along required
build-to lines to a minimum height of 30-feet should be constructed for at least 75% of the property
frontage. Adjustments to this requirement may be allowed, such as modest setbacks to accommodate
additional sidewalk space for café seating, or breaks in frontage for the creation of pocket parks. New
Buildings at street intersections should “hold the corners” and avoid introducing additional building
setbacks unless a new public space is specified. At least 40% of the linear dimension of the street
level frontages shall be in windows or doorways; street level windows shall be clear or tinted visually
permeable glass (mirrored or reflective glass is prohibited). Window sills shall be located no higher
than 3’6” above adjacent exterior grade; headers shall be located no lower than 8’0” above adjacent
exterior grade. No wall frontage shall continue uninterrupted by a window or a functional public
access doorway for a linear distance of greater than 12’. The principal doorway for public entry into a
building shall be from the fronting street. Corner entrances may be provided on corner lot buildings
(Commercial and Mixed-Use Buildings, pg. 3-33). No parking should be placed between a building
and the fronting primary or secondary street (Commercial Activity Centers, pg. 3-37).
The space between a building façade and the adjacent sidewalk or walkway should be appropriately
landscaped with a combination of lawn, groundcover, shrubs and appropriate trees (Building Facades,
pg. 3-38).
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Low-rise buildings of 2-4 stories over much of the area is desired (Building Heights, pg. 3-38).
Buildings should be designed with clearly delineated bases, bodies and tops (Base, Body and Top, pg.
3-39).
Comply with the general recommendations for Activity Centers noted on pg. 3-40.
Awnings shall be provided on building facades for climate protection for pedestrians and shall extend
a minimum of 5-feet from the façade of the fronting structure – 8-feet is preferable in wider
pedestrian environments (Awnings, pg. 3-45).
Signs should be designed to contribute to the overall character, identity and way finding system. The
colors, materials, sizes, shapes and lighting of signs should be compatible with the architecture of the
buildings and the businesses they identify (Signs, pg. 3-46).
High quality public art should be incorporated into the design of streetscapes, public buildings, parks,
transit, infrastructure, and other public projects (Public Art, pg. 3-47). The Applicant proposes a focal
point at the northwest corner of Linder & Overland Roads with a sculpture and masonry signage (see
detail on Sheet L1.40 of the landscape plan in Section VII.C).
Open civic spaces should be provided in commercial activity centers/mixed use environments and
should be located adjacent to an accessible from at least one primary street (3-48). Linear open space
with a pedestrian walkway is proposed around the perimeter of the development; additional
common/gathering area(s) should be provided within the commercial/office portion of the
development.
Comprehensive Plan Policies: The following Comprehensive Plan Policies are applicable to this
development:
• “Permit new development only where it can be adequately served by critical public facilities
and urban services at the time of final approval, and in accord with any adopted levels of
service for public facilities and services.” (3.03.03F)
City water and sewer service is available and can be extended by the developer with
development in accord with UDC 11-3A-21.
• “Encourage compatible uses and site design to minimize conflicts and maximize use of land.”
(3.07.00)
The proposed uses should be compatible with similar uses (Camping World & Bish’s RV) and
zoning (I-L) to the east, future mixed employment uses to the west, and multi-family
residential, office and future commercial uses to the south across Overland Rd.
• “Encourage and support mixed-use areas that provide the benefits of being able to live, shop,
dine, play, and work in close proximity, thereby reducing vehicle trips, and enhancing overall
livability and sustainability.” (3.06.02B)
The anticipated retail uses should provide shopping opportunities for area residents and
employees of the proposed auto center and offices. The proposed auto center will provide
jobs within close proximity of single-family and multi-family residential uses to the south
across Overland Rd.
• “Encourage the development of supportive commercial near employment areas.” (3.06.02C)
The proposed retail uses should provide supportive uses for the auto center and office uses.
• “Require pedestrian circulation plans to ensure safety and convenient access across large
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commercial and mixed-use developments.” (3.07.02A)
The landscape plan depicts a pedestrian walkway within the landscape buffers around the
perimeter of the development and sidewalks along internal public streets. Additional internal
pedestrian walkways should be provided between buildings within the site for pedestrian
connectivity and from the perimeter sidewalks along Overland and Linder Roads to the
main building entrances.
• “Ensure development is connected to City of Meridian water and sanitary sewer systems and
the extension to and through said developments are constructed in conformance with the City
of Meridian Water and Sewer System Master Plans in effect at the time of development.”
(3.03.03A)
The proposed development will connect to City water and sewer systems; services are
required to be provided to and though this development in accord with current City plans.
• “Permit new development only where it can be adequately served by critical public facilities
and urban services at the time of final approval, and in accord with any adopted levels of
service for public facilities and services.” (3.03.03F)
City water and sewer services are available to this site and can be extended by the developer
with development in accord with UDC 11-3A-21. The emergency response times for Police
Dept. and Fire Dept. meets the established goals.
• “Require appropriate landscaping, buffers, and noise mitigation with new development along
transportation corridors (setback, vegetation, low walls, berms, etc.).” (3.07.01C)
A 50-foot wide landscaped street buffer is required to be provided along the northern
boundary of the site adjacent to I-84. The structures on Lot 1, Block 1 are proposed to be
setback 315’+ from I-84.
• “Require urban infrastructure be provided for all new developments, including curb and
gutter, sidewalks, water and sewer utilities.” (3.03.03G)
Urban sewer and water infrastructure and curb, gutter and sidewalks are proposed as
required with this development.
In summary, Staff believes the proposed development plan is generally consistent with the vision
of the Comprehensive Plan for this area per the analysis above.
V. UNIFIED DEVELOPMENT CODE ANALYSIS (UDC)
A. Annexation:
The proposed annexation is for 25.67-acres of land with a C-G (General Retail and Service
Commercial) zoning district, which includes the ITD storm drainage area at the northeast corner
of the site and the right-of-way to the section/center line of adjacent streets. The proposed C-G
zoning is consistent with the associated ME and MUC FLUM designations as is the proposed
uses.
The proposed use of the property will include sales and service for commercial fleet operations
for large commercial trucks and motorhomes; vehicle accessory sales; an installation facility for
customizing vehicles; parts department; and reconditioning facility for used cars for Kendall Ford
Auto Center. The Applicant anticipates the future uses on the six (6) lots located along W.
Overland Rd. and adjacent to S. Spanish Sun Way to be retail and office space.
Vehicle sales and service, minor vehicle repair, retail sales, and professional services (i.e. offices)
are all listed as principal permitted uses in the C-G zoning district per UDC Table 11-2B-2,
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subject to the specific use standards in UDC 11-4-3 as applicable. Note: Major vehicle repair is
prohibited in the C-G zoning district.
The property is contiguous to City annexed land and is within the City’s Area of City Impact
boundary. A legal description and exhibit map of the overall annexation area is included in
Section VIII.A.
The City may require a development agreement (DA) in conjunction with an annexation pursuant
to Idaho Code section 67-6511A. To ensure future development is consistent with the
Comprehensive Plan and with the development plan proposed with this application, Staff
recommends a DA is required with this application, containing the provisions noted in Section
VIII.A, as discussed herein.
B. Preliminary Plat:
The proposed plat consists of 9 commercial buildable lots on 19.26-acres of land in the proposed
C-G zoning district. Lots range in size from 22,305 square feet (s.f.) (0.51-acre) to 422,643 s.f.
(9.7-acres) with an average lot size of 87,625 s.f. (2.01-acres). The subdivision is proposed to
develop in one (1) phase. Note: The portion of the annexation area at the northeast corner of the
site that is the ITD storm drainage area is not included in the proposed plat as it’s been
dedicated as right-of-way.
The Applicant requests approval to obtain building permits and develop the Kendall Auto site on
Lot 1, Block 1, prior to recordation of the final plat. Staff is amenable to this request as the
subject parcel is considered a legal parcel eligible for development; however, prior to issuance of
building permits for any other lots within the subdivision, the final plat should be recorded.
Existing Structures/Site Improvements:
There are no existing structures on this site; the previous home and accessory structures have
been removed.
Proposed Use Analysis:
A variety of uses are proposed on lots in the subdivision including vehicle sales and service and
retail sale of vehicle accessories; retail; and office uses.
Vehicle sales and service is listed as a principal permitted use in the C-G district and is subject to
the specific use standards listed in UDC 11-4-3-38. Retail sales and professional services (i.e.
offices) are also listed as a principal permitted use in the C-G district. Other uses are allowed as
noted in the Allowed Uses in the Commercial Districts Table 11-2B-2.
Dimensional Standards:
Development of the proposed lots is required to comply with the dimensional standards of the C-
G zoning district in UDC Table 11-2B-3.
Subdivision Design and Improvement Standards (UDC 11-6C-3):
Development of the subdivision is required to comply with the subdivision design and
improvement standards listed in UDC 11-6C-3.
Access (UDC 11-3A-3)
One (1) public street access (S. Spanish Sun Way) is proposed via W. Overland Rd. in alignment
with that to the south. Direct lot access via W. Overland Rd. and S. Linder Rd. is prohibited.
One (1) stub street (W. Tasa St.) is proposed to the west boundary for future extension in accord
with the Transportation System Map in the TMISAP. A temporary cul-de-sac is required to be
constructed at the terminus of Tasa St. until the street is extended in the future.
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Cross-access/ingress-egress easements are required to be granted between all lots in the
subdivision in accord with UDC 11-3A-3A.2.
Capital Improvement Plan (CIP)/Integrated Five Year Work Plan (IFYWP): Per the ACHD
report, Linder Rd. is scheduled in the IFYWP to be constructed as a new 4-lane I-84 overpass and
widened to 5-lanes on each side of I-84 with a level 3 bike facility from Franklin Rd. to Overland
Rd. in the future. The intersection of Overland Rd. and Linder Rd. is listed in the CIP to be
widened to 6-lanes on the north and south legs and 7-lanes on the east west legs and signalized
between 2036 and 2040.
A future traffic signal is planned in the CIP at the Linder/Overland Rd. intersection and scheduled
for 2031-2035 but may be accelerated if the Linder Rd. overpass becomes a priority. For this
reason, and because Overland Rd. is fully built-out, a Traffic Impact Study (TIS) was not required
by ACHD with this application.
Parking (UDC 11-3C):
Off-street parking is required to be provided in accord with the standards listed in UDC 11-3C-
6B.1 for non-residential uses in commercial districts. Parking stalls and drive-aisles should
comply with the dimensions in UDC Table 11-3C-5.
Pathways (UDC 11-3A-8):
A 10’ wide detached multi-use pathway is proposed as required within the street buffer along S.
Linder Rd. in accord with the Pathways Master Plan. The pathway should be placed in a 14-
foot wide public use easement, which shall be submitted to the Planning Division prior to
submittal for City Engineer signature on the final plat(s). If the pathway will be located
entirely within the right-of-way, a public pedestrian easement is not needed.
Sidewalks (UDC 11-3A-17):
Sidewalks are required to be provided adjacent to all streets as set forth in UDC 11-3A-17;
detached sidewalks/pathway are required along W. Overland Rd. and S. Linder Rd., both arterial
streets. and per the guidelines in the TMISAP.
In accord with the TMISAP and UDC 11-3A-17E, Staff recommends minimum 5-foot wide
detached sidewalks are provided along all streets within the development.
Sidewalks/pathways should include dedicated crosswalks at the intersection with all streets
within commercial activity centers and should be distinguished from surrounding paving as
set forth in the TMISAP (Crosswalks, pg. 3-28).
Parkways (UDC 11-3A-17):
Parkways are recommended along all streets within the development in accord with the
TMISAP, planted with street trees and landscaping per the standards in UDC 11-3B-7C.
The minimum width of parkways planted with Class II trees is 8-feet; the minimum with of
parkway planters for Class I and III trees is 10-feet. Planter widths for Class II trees may be
reduced to 6-feet if root barriers are installed per the standards listed in UDC 11-3A-17E.
Landscaping (UDC 11-3B):
A 50-foot wide street buffer is required adjacent to I-84; 25-foot wide buffers are required along
W. Overland Rd. and S. Linder Rd., arterial streets; and a 10-foot wide buffers are required along
S. Spanish Sun Way and W. Tasa St., local streets, per UDC Table 11-2B-3, landscaped per the
standards listed in UDC 11-3B-7C. Street buffers with detached sidewalks are measured from
back of curb. All street buffers are required to be maintained by the property owner or business
owners’ association per UDC 11-3B-7C.2b.
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If residential uses abut any of the lots at the time of lot development, a minimum 25-foot wide
street buffer shall be provided, landscaped per the standards in UDC 11-3B-9C. A residential use
currently exists on the abutting property to the west.
Landscaping is required adjacent to the pathway along S. Linder Rd. per the standards in UDC
11-3B-12C. A 5’ wide landscape strip is required on both sides of the pathway planted with a mix
of trees, shrubs, lawn and/or other vegetative ground cover.
Landscaping is required within parkways per the standards listed in UDC 11-3A-17 and 11-3B-
7C.
There were existing trees on this site around the home that have been removed – the Applicant
states these trees were diseased and trash trees that did not require mitigation. If any other trees
exist on the site, mitigation may be required per the standards listed in UDC 11-3B-10C.5.
Contact the City Arborist, Matt Perkins, prior to removing any additional trees from the
site to determine mitigation requirements.
Storm Drainage:
An adequate storm drainage system is required in all developments in accord with the City’s
adopted standards, specifications and ordinances. Design and construction is required to follow
Best Management Practices as adopted by the City. The Applicant submitted a Geotechnical
Engineering Report for the subdivision.
The preliminary plat depicts an existing ITD storm drainage facility at the northeast corner of the
site that is proposed to remain.
Pressure Irrigation (UDC 11-3A-15):
Underground pressurized irrigation water is required to be provided for each and every lot in the
subdivision as required in UDC 11-3A-15. This property lies within the boundary of Nampa-
Meridian Irrigation District; water delivery is from the Kennedy Lateral which is piped along
Overland Rd. The Applicant proposes to install a pressure irrigation system along with a pump
station adjacent to W. Overland Rd.
Utilities (UDC 11-3A-21):
Utilities are required to be provided to the subdivision as required in UDC 11-3A-21. An existing
12-inch water main is located within Overland Rd. with a second 12-inch water main within the
Linder Rd. right-of-way. An existing 30-inch sewer main line is located within Overland Rd.
Waterways (UDC 11-3A-6):
The Hardin Drain is a large open waterway that lies within a 40-foot wide easement across the
northeast corner of the site that is proposed to be piped with a 36-inch reinforced concrete pipe in
accord with UDC 11-3A-6B.3. This project is not within the flood plain.
Fencing (UDC 11-3A-6 and 11-3A-7):
All fencing is required to comply with the standards listed in UDC 11-3A-7. A 6-foot tall chain-
link fence exists around the ITD storm drainage facility which is proposed to remain. No fencing
is depicted on the plan around the Kendall Ford; Staff recommends if fencing is proposed
for security that it be of a higher quality than chain-link (i.e. wrought iron) – the Applicant
should clarify at the hearing if fencing will be proposed and if so, what type of fencing is
proposed.
Building Elevations (UDC 11-3A-19 | Architectural Standards Manual):
Conceptual building elevations were submitted for the Kendall Ford site as shown in Section
VII.D. Two (2) single-story structures are proposed on Lot 1, Block 1 with building materials
consisting of ACM panels (i.e. aluminum composite), corrugated horizontal metal panels, CMU
in two (2) different colors; metal sunscreens and canopies are proposed over some windows.
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Overhead doors are proposed on the north, east and west sides of the building. Final design must
comply with the design guidelines in the TMISAP and the design standards in the
Architectural Standards Manual.
VI. DECISION
A. Staff:
Staff recommends approval of the requested annexation with the requirement of a development
agreement and preliminary plat per the provisions noted in Section VIII, per the Findings in
Section IX.
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VII. EXHIBITS
A. Annexation Legal Description & Exhibit Map
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B. Preliminary Plat & Phasing Plan (date: 1/27/2021)
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C. Landscape Plan (date: 3/1/2021)
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D. Conceptual Building Elevations (dated: 2/2/2021)
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VIII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. A Development Agreement (DA) is required as a provision of annexation of this property.
Prior to approval of the annexation ordinance, a DA shall be entered into between the City of
Meridian and the property owner(s) at the time of annexation ordinance adoption.
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 the annexation. The DA
shall, at minimum, incorporate the following provisions:
a. Development of the subject property shall be generally consistent with the preliminary
plat, landscape plan and conceptual building elevations submitted with the annexation
application contained herein.
b. Prior to development of the commercial/office portion of the development, the
development agreement shall be amended to include a conceptual development plan that
demonstrates consistency with the land use, transportation and design elements of the
Ten Mile Interchange Specific Area Plan (TMISAP), including but not limited to the
following:
(1) Provide minimum 6-foot wide parkways/planting strips and detached minimum 5-
foot wide sidewalks along all streets within the development (Pedestrian & Bicycle
System, pg. 3-27). The minimum width of parkways planted with Class II trees is 8-
feet; the minimum with of parkway planters for Class I and III trees is 10-feet.
Planter widths for Class II trees may be reduced to 6-feet if root barriers are
installed per the standards listed in UDC 11-3A-17E.
(2) Sidewalks/pathways shall include dedicated crosswalks at the intersection with all
streets within commercial activity centers and shall be distinguished from
surrounding paving (Crosswalks, pg. 3-28).
(3) Street furnishings such as seating, newspaper racks, bollards, trash receptacles,
bicycle racks and other elements important to the functioning of an effective
pedestrian environment shall be provided (Street Furniture, pgs. 3-28 – 3-29).
(4) Exterior lighting should be used to provide illumination for the security and safety of
entry drives, parking, service and loading areas, pathways, courtyards and plazas,
without intruding on adjacent properties. Site lighting should be architecturally
compatible and consistent in design between sites. (Lighting, pg. 3-30).
(5) Future development along Overland Rd. and internal local streets should incorporate
street-oriented design consistent with the TMISAP for commercial developments.
(6) Building orientation and setbacks should be close to the street with the main entrance
of buildings oriented to the street (Street-Oriented Design, pg. 3-33).
(7) A continuous unbroken frontage along required build-to lines to a minimum height of
30-feet should be constructed for at least 75% of the property frontage. Adjustments
to this requirement may be allowed, such as modest setbacks to accommodate
additional sidewalk space for café seating, or breaks in frontage for the creation of
pocket parks.
New Buildings at street intersections should “hold the corners” and avoid introducing
additional building setbacks unless a new public space is specified.
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At least 40% of the linear dimension of the street level frontages shall be in windows
or doorways; street level windows shall be clear or tinted visually permeable glass
(mirrored or reflective glass is prohibited). Window sills shall be located no higher
than 3’6” above adjacent exterior grade; headers shall be located no lower than 8’0”
above adjacent exterior grade. No wall frontage shall continue uninterrupted by a
window or a functional public access doorway for a linear distance of greater than
12’.
The principal doorway for public entry into a building shall be from the fronting
street. Corner entrances may be provided on corner lot buildings (Commercial and
Mixed-Use Buildings, pg. 3-33). No parking should be placed between a building and
the fronting primary or secondary street (Commercial Activity Centers, pg. 3-37).
(8) The space between a building façade and the adjacent sidewalk or walkway should be
appropriately landscaped with a combination of lawn, groundcover, shrubs and
appropriate trees (Building Facades, pg. 3-38).
(9) Low-rise buildings of 2-4 stories over much of the area is desired (Building Heights,
pg. 3-38).
(10) Buildings should be designed with clearly delineated bases, bodies and tops (Base,
Body and Top, pg. 3-39).
(11) Comply with the general recommendations for Activity Centers noted on pg. 3-40.
(12) Awnings shall be provided on building facades for climate protection for pedestrians
and shall extend a minimum of 5-feet from the façade of the fronting structure – 8-
feet is preferable in wider pedestrian environments (Awnings, pg. 3-45).
(13) Signs should be designed to contribute to the overall character, identity and way
finding system. The colors, materials, sizes, shapes and lighting of signs should be
compatible with the architecture of the buildings and the businesses they identify
(Signs, pg. 3-46).
(14) High quality public art should be incorporated into the design of streetscapes, public
buildings, parks, transit, infrastructure, and other public projects (Public Art, pg. 3-
47).
(15) Open civic spaces should be provided in commercial activity centers/mixed use
environments and should be located adjacent to an accessible from at least one
primary street (3-48).
c. Minimum 5-foot wide pedestrian walkways shall be provided from the perimeter
sidewalks along Overland and Linder Roads to the main building entrances in accord
with UDC 11-3A-19B.4a.
d. Internal pedestrian walkways shall be provided between buildings within the site for
pedestrian connectivity. Internal walkways shall be distinguished from the vehicular
driving surfaces through the use of pavers, colored or scored concrete, or bricks in accord
with UDC 11-3A-19B.4b.
e. All future structures constructed on this site shall comply with the design guidelines in
the TMISAP and the design standards in the Architectural Standards Manual.
f. The final plat shall be recorded prior to issuance of building permits for any structures
beyond those on the Kendall Ford site (i.e. Lot 1, Block 1). The Kendall Ford site is
allowed to develop and obtain building permits prior to recordation of the plat.
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g. Compliance with the specific use standards listed in UDC 11-4-3-38: Vehicle Sales or
Rental and Service is required.
h. If fencing is proposed for security around the Kendall Ford site, it shall be of a higher
quality than chain-link (i.e. wrought iron).
2. The final plat shall include the following revisions:
a. Include a note prohibiting direct lot access via W. Overland Rd. and S. Linder Rd.
b. Include a note granting cross-access/ingress-egress easements between all lots in the
subdivision in accord with UDC 11-3A-3A.2.
3. The landscape plan submitted with the final plat shall be revised as follows:
a. Include a calculations table on the plan that demonstrate compliance with the standards
for street buffer (11-3B-7C), pathway (11-3B-12C) and parkway (11-3B-7C) landscaping;
include required vs. provided number of trees.
b. Include mitigation information for any existing trees that are removed from the site in
accord with the standards listed in UDC 11-3B-10C.5. Contact the City Arborist, Matt
Perkins, prior to removing any trees from the site to determine mitigation requirements.
4. Future development shall be consistent with the minimum dimensional standards listed in
UDC Table 11-2B-3 for the C-G zoning district.
5. All waterways on this site shall be piped as set forth in UDC 11-3A-6B unless otherwise
waived by City Council.
6. A 14-foot wide public use easement for the multi-use pathway along S. Linder Rd. shall be
submitted to the Planning Division prior to submittal for City Engineer signature on the final
plat(s). If the pathway will be located entirely within the right-of-way, a public pedestrian
easement is not needed.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 This project has been granted permission to sewer the northern portion of the property outside
of its designated sewer shed.
1.1.2 The applicant shall provide a deposit for the future construction of an 8-inch sewer main
along the North portion of property. The deposit shall be 125% of the construction bid. The
deposit must be provided to the City prior to signature of the final plat.
1.1.3 The applicant shall provide a sewer utility easement for the future construction of an 8-inch
sewer main along the North portion of the property. The easement shall be 20-foot-wide and
free from any permanent structure including buildings, fences, trees, bushes, etc. There must
also be a point of access provided for future access to the main.
1.1.4 Provide a valve to the North and West side of the water tee located in the future Linder Road
overpass.
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 three
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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 wells that will not continue to be used must be properly abandoned according to Idaho
Well Construction Standards Rules administered by the Idaho Department of Water
Resources. The Developer’s Engineer shall provide a statement addressing whether there are
any existing wells in the development, and if so, how they will continue to be used, or
provide record of their abandonment.
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.
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
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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.org/public_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 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
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https://weblink.meridiancity.org/WebLink/DocView.aspx?id=224777&dbid=0&repo=MeridianC
ity
D. CENTRAL DISTRICT HEALTH DEPARTMENT
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=225351&dbid=0&repo=MeridianC
ity
E. DEPARTMENT OF ENVIRONMENTAL QUALITY (DEQ)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=225372&dbid=0&repo=MeridianC
ity
F. NAMPA & MERIDIAN IRRIGATION DISTRICT (NMID)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=226077&dbid=0&repo=MeridianC
ity
G. ADA COUNTY DEVELOPMENT SERVICES
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=224816&dbid=0&repo=MeridianC
ity
H. ADA COUNTY HIGHWAY DISTRICT (ACHD)
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=225900&dbid=0&repo=MeridianC
ity
IX. FINDINGS
A. Annexation and/or Rezone (UDC 11-5B-3E)
Required 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:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
Staff finds the proposed zoning map amendment to C-G and subsequent development is
consistent with the Comprehensive Plan.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Staff finds the proposed map amendment will allow for the development of a mix of
commercial/office uses which will provide for the retail and service needs of the community
consistent with the purpose statement of the commercial districts in accord with the
Comprehensive Plan.
3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
Staff finds the proposed zoning map amendment should not be detrimental to the public
health, safety and welfare.
4. 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
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Staff finds the proposed zoning map amendment will not result in an adverse impact on the
delivery of services by any political subdivision providing public services within the City.
5. The annexation (as applicable) is in the best interest of city.
Staff finds the proposed annexation is in the best interest of the City.
B. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the
decision-making body shall make the following findings:
1. The plat is in conformance with the Comprehensive Plan;
Staff finds that the proposed plat is in substantial compliance with the adopted Comprehensive
Plan in regard to land use and transportation. (Please see Comprehensive Plan Policies in,
Section V of this report for more information.)
2. Public services are available or can be made available and are adequate to accommodate the
proposed development;
Staff finds that public services will be provided to the subject property with development. (See
Exhibit B of the Staff Report for more details from public service providers.)
3. The plat is in conformance with scheduled public improvements in accord with the City’s
capital improvement program;
Because City water and sewer and any other utilities will be provided by the development at
their own cost, Staff finds that the subdivision will not require the expenditure of capital
improvement funds.
4. There is public financial capability of supporting services for the proposed development;
Staff finds there is public financial capability of supporting services for the proposed
development based upon comments from the public service providers (i.e., Police, Fire, ACHD,
etc.). (See Section VIII for more information.)
5. The development will not be detrimental to the public health, safety or general welfare; and,
Staff is not aware of any health, safety, or environmental problems associated with the platting
of this property. ACHD considers road safety issues in their analysis.
6. The development preserves significant natural, scenic or historic features.
Staff is unaware of any significant natural, scenic or historic features that exist on this site that
require preserving.