Z - Signed Findings Item#5.
CITY OF MERIDIAN
FINDINGS OF FACT,CONCLUSIONS OF LAW C�f[EFI ' N:- ,
AND DECISION&ORDER A
In the Matter of the Request for Annexing 255 and 335 S.Locust Grove Rd with the I-L Zoning
District,Modifying Development Agreement to Create New Development Agreement to Remove
Internal Landscape Buffer Requirement,and Future Land Use Map Amendment to Designate 355
and 255 S.Locust Grove from Mixed Use Community to Industrial,and 385 and 381 S.Locust
Grove from Mixed Use Community to Commercial,by Kent Brown Planning Services.
Case No(s).H-2021-0042
For the City Council Hearing Date of. November 9,2021 (Findings on November 23, 2021)
A. Findings of Fact
1. Hearing Facts(see attached Staff Report for the hearing date of November 9, 2021, incorporated
by reference)
2. Process Facts(see attached Staff Report for the hearing date of November 9,2021, incorporated
by reference)
3. Application and Property Facts(see attached Staff Report for the hearing date of November 9,
2021, incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
date of November 9, 2021, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use
Planning Act of 1975,"codified at Chapter 65,Title 67,Idaho Code(I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified as
Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by
ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian,
which was adopted December 17,2019,Resolution No. 19-2179 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § I 1-5A.
4. Due consideration has been given to the comment(s)received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision,which shall be
signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the
Community Development Department,the Public Works Department and any affected party
requesting notice.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(INTERMOUNTAIN WOOD PRODUCTS—FILE#H-2021-0042)
- I -
Page112
Item#5.
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of November 9, 2021, incorporated by reference. The conditions are concluded to be
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon
the above and foregoing Findings of Fact which are herein adopted, it is hereby ordered that:
1. The applicant's request for annexation,zoning to I-L, development agreement modification and
future land use map amendments is hereby approved per the conditions of approval in the Staff
Report for the hearing date of November 9, 2021, attached as Exhibit A.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat,combined preliminary and final plat,or
short plat shall become null and void if the applicant fails to obtain the city engineer's signature
on the final plat within two(2)years of the approval of the preliminary plat or the combined
preliminary and final plat or short plat(UDC 11-613-7A).
In the event that the development of the preliminary plat is made in successive phases in an
orderly and reasonable manner, and conforms substantially to the approved preliminary plat,
such segments, if submitted within successive intervals of two(2)years,may be considered for
final approval without resubmission for preliminary plat approval(UDC 11-613-713).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-6B-7.A,the Director may authorize a single extension of time to obtain the City
Engineer's signature on the final plat not to exceed two(2)years. Additional time extensions up
to two(2)years as determined and approved by the City Council may be granted. With all
extensions,the Director or City Council may require the preliminary plat, combined
preliminary and final plat or short plat to comply with the current provisions of Meridian City
Code Title 11. If the above timetable is not met and the applicant does not receive a time
extension,the property shall be required to go through the platting procedure again(UDC 1I-
6B-7C).
Notice of Development Agreement Duration
The city and/or an applicant may request a development agreement or a modification to a
development agreement consistent with Idaho Code section 67-6511A. The development
agreement may be initiated by the city or applicant as part of a request for annexation and/or
rezone at any time prior to the adoption of findings for such request.
A development agreement may be modified by the city or an affected party of the development
agreement. Decision on the development agreement modification is made by the city council in
accord with this chapter. When approved, said development agreement shall be signed by the
property owner(s) and returned to the city within six(6)months of the city council granting the
modification.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(INTERMOUNTAIN WOOD PRODUCTS—FILE#H-2021-0042)
-2-
Page 113
Item#5.
A modification to the development agreement may be initiated prior to signature of the
agreement by all parties and/or may be requested to extend the time allowed for the agreement
to be signed and returned to the city if filed prior to the end of the six(6)month approval
period.
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. Please take notice that this is a final action of the governing body of the City of Meridian.
When applicable and pursuant to Idaho Code § 67-6521,any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
governing board may within twenty-eight(28)days after the date of this decision and order
seek a judicial review as provided by Chapter 52,Title 67,Idaho Code.
F. Attached: Staff Report for the hearing date of November 9,2021
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(INTERMOUNTAIN WOOD PRODUCTS—FILE#H-2021-0042)
-3 Page 114
Item#5.
By action of the City Council at its regular meeting held on the 23rd day of November [2021
COUNCIL PRESIDENT TREG BERNT VOTED
COUNCIL VICE PRESIDENT BRAD HOAGLUN VOTED
COUNCIL MEMBER JESSICA PERREAULT VOTED
COUNCIL MEMBER LUKE CAVENER VOTED
COUNCIL MEMBER JOE BORTON VOTED
COUNCIL MEMBER LIZ STRADER VOTED
MAYOR ROBERT SIMISON VOTED
(TIE BREAKER)
Mayor Robert E.Simison 11-23-2021
Attest:
Chris Johnson 11-23-2021
City Clerk
Copy served upon Applicant, Community Development Department,Public Works Department and City
Attorney.
By: Dated: 11-23-2021'
City Clerk's Office
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(INTERMOUNTAIN WOOD PRODUCTS—FILE#H-2021-0042)
-4 Page 115
item#5. EX H I BIT A
STAFF REPORT E COMMUNITY
N --
COMMUNITY DEVELOPMENT DEPARTMENT
HEARING November 9,2021 legend
DATE: 0
rj
TO: Mayor&City Council
FROM: Alan Tiefenbach,Associate Planner E`FRANKL'IN`RD
-
208-884-5533
Bruce Freckleton,Development t
Services Manager 4J
208-887-221101
SUBJECT: H-2021-0042
La
Intermountain Wood Products - -- - -- - - -
Expansion
IJ
LOCATION: The properties are located at 25-5, 335,
------------- -
381,and 385 S. Locust Grove Rd, and E
220, 300 and 330 S. Adkins Way, in the
NE 1/4 of the NE 1/4 of Section 18,
Township 3N,Range 1E.
I. PROJECT DESCRIPTION
This is a request to expand an existing wood products business by annexing 3.1 acres of property with
the I-L zoning district, and modifying the Medimont Development Agreement to create a new
development agreement to remove a requirement for an internal landscape buffer. This application
includes requests for two Comprehensive Plan Map Amendments. The first amendment is to change
the designation of the properties to be annexed from mixed use community to industrial to allow
zoning to I-L for the warehouse. The second map amendment involves the two properties to the south
at 381 and 385 S. Locust Grove Rd(not part of the development)being designated from mixed use
community to commercial to make them more consistent with the FLUM designations of surrounding
properties to the south and west.
II. SUMMARY OF REPORT
A. Project Summary
Description Details Page
Acreage 3.1 acres
Future Land Use Designation Mixed Use Community
Existing Land Use(s) Vacant
Proposed Land Use(s) Industrial(distribution and warehousing for wood
products)
Lots(#and type;bldg./common) 6 existing lots
Phasing Plan(#of phases) N/A
Page 1
Page 116
Item#5.
Description Details Page
Number of Residential Units(type N/A
of units)
Density(gross&net) N/A
Physical Features(waterways, No known unique physical features.
hazards,flood plain,hillside)
Neighborhood meeting date;#of June 3,2021,3 attendees
attendees:
History(previous approvals) The three lots containing the existing business were
annexed in 1996(DA Inst.#97072405)and platted as the
Medimont Subdivision No.2. (FP 99-010).A conditional
use was approved for a wholesale building materials
building in 2001 (CUP 01-035)and the CZC was approved
in 2003 (CZC 03-007).The two parcels proposed to be
annexed and zoned to I-L to allow for expansion of the
existing business(255 and 335 S.Locust Grove Rd)are
presently un-platted.
The two additional lots proposed for a Comprehensive Plan
Map Amendment(385 and 381 S.Locust Grove Rd)were
annexed in 1999,and CZCs were issued for or the existing
daycare in 2012 and 2017(CZC 12-064,CZC A-2017-
0191,MDA 09-002).Although these lots are being
included as part of the Comprehensive Plan Map
Amendment with this application,they are otherwise not
part of the development.
B. Community Metrics
Description Details Page
Ada County Highway District
• Staff report(yes/no) Yes
• Requires ACHD No
Commission Action
es/no
Access(Arterial/Collectors/State Access presently occurs from S.Locust Grove Rd(arterial)
Hwy/Local)(Existing and Proposed) and S.Adkins Way(Local)
Traffic Level of Service Better than"E"
Stub Street/Interconnectivity/Cross Site plan only shows internal access to the west.
Access
Existing Road Network S.Locust Grove Rd and S.Adkins Way EWW
Existing Arterial Sidewalks/ 7' sidewalk already exists along S.,Locust Grove Rd.
Buffers
Proposed Road Improvements No improvements required
Fire Service No comments submitted
Police Service No comments submitted
Wastewater
• Distance to Sewer NA
Services
• Sewer Shed Five Mile Trunkshed
• Estimated Project Sewer See Application
ERU's
• WRRF Declining Balance 14.18
Page 2
Page 117
Item#5.
Description Details Page
• Project Consistent with Yes
WW Master Plan/Facility
Plan
• Comments • Flow is committed
• Sewer is available from Locust Grove
• Ensure no permanent structures(trees,bushes,
buildings,carports,trash receptacle walls,fences,
infiltration trenches,light poles,etc.)are built
within the utility easement.
• Ensure no sewer services pass through infiltration
trenches.
• If existing sewer main into the site is not used it
must be abandoned at the manhole.
Water
• Distance to Water Services 0
• Pressure Zone 3
• Estimated Project Water See application
ERU's
• Water Quality No concerns
• Project Consistent with Yes
Water Master Plan
• Impacts/Concerns • Any changes to public infrastructure must be
approved by Public Works.
• If the existing water main stub is not used it needs
to be abandoned at the main in Locust Grove.
• Water main will require a 20'utility easement.
• Ensure no permanent structures(trees,bushes,
buildings,carports,trash receptacle walls,fences,
infiltration trenches,light poles,etc.)are built
within the utility easement.
• Any well that will no longer be used must be
abandoned according to IDWR requirements.
Page 3
Page 118
Item#5.
C. Project Area Maps
Future Land Use Map Aerial Map
Legend Legend ;
Pralect Lncoian Projc*ct L000ian P
k�xr.
Irmulstnal i
1•
s
�E FRANKLIN R E'FRdNItL'IN'RD
i 5 Resi i
E 7111
Mll-
I{ALISPEL4.
�[D�?ugjST
r '
; _ '
r " ,r'..;
�ls tlalN, rEr -ERsT
E ,.�.
Zoning Map Planned Development Map
Legend Legend
0Prdject Lcca-fion - let
tNciect Lacaion
1"L +_1 City Llmik
I-
UU
— Planned Parcels
E`_F_RAN KLIN-RD A- tAN l{LIN`RD
-x�+0 R.-I x't
L
1
RUT RUT-W C-N
RU T-
I
1' � �-R- RI
- EWATERrOW ER ST
I'
III. APPLICANT INFORMATION
A. Applicant/Representative:
Kent Brown Planning Services-3161 E. Springwood Dr, Meridian,ID 83642
B. Owner:
Banks Group,LC-PO Box 65970, Salt Lake City,UT, 84165
Page 4
Page 119
Item#5.
IV. NOTICING
Planning& Zoning City Council
Posting Date Posting Date
Newspaper Notification 9/17/2021
Radius notification mailed to
properties within 300 feet 9/15/2021
Sign Posting 9/17/2021
Nextdoor posting 9/16/2021
V. STAFF ANALYSIS
Background
The applicant proposes to annex 3.1 acres of property(the subject property)at 255 and 335 S. Locust
Grove Rd. in order to construct a 59,300 sq. ft. +/-warehouse for their existing wood wholesale
distribution business. The existing business is to the west of the subject properties at 300 and 330 S.
Adkins Way. This request also includes a request for a development agreement modification and
comprehensive plan map amendments.
The existing wholesale and distribution business was constructed in 2003 and is within the Medimont
Subdivision(annexed in 1996). The Medimont DA has a requirement for a 20' planting strip along
the eastern boundary of the plat area(intended as a residential buffer). This puts the required planting
strip between the existing business and the properties intended for annexation and expansion.
Accordingly,the applicant proposes a DA modification to remove the requirement for the planting
strip in this area.
This application also includes a request for two comprehensive plan map amendments. The first
amendment is to change the designation of the 3.1 acres of property to be annexed from mixed use
community to industrial to allow zoning to I-L for the warehouse. The second map amendment
involves the two properties to the south(1.32 acres total)at 381 and 385 S. Locust Grove Rd(already
zoned C-C but not part of the existing business or expansion). Until recently this was the location of
the Tree House Learning Center daycare. These properties are also designated for mixed use
community but are directly adjacent to industrial designation to the west and commercial designation
to the south along W. Watertower St. and S. Locust Grove Rd. At the pre-application meeting, staff
informed the applicant that it was not preferable to pursue a land use map amendment that would
leave a small enclave of mixed-use community designation and encouraged the applicant to work
with the adjacent property owners to amend the map to commercial with the same application. There
will still be approximately 7.2 acres of property remaining along this side of S. Locust Grove Rd
designated for MU-C, staff is unsure how viable the remainder of this property will be for mixed use
community development,particularly the two residential properties directly north of the subject
property.
Annexation
The proposed annexation area is contiguous to City annexed property and is within the Area of
City Impact Boundary. To ensure the site develops as proposed by the applicant, staff is
recommending a new development agreement as part of the annexation approval. The applicant
has provided a new legal description of the property boundary subject to the new DA(see Exhibit
VIII below).
Page 5
Page 120
Item#5.
A. Future Land Use Map Designation(https://www.meridiancity.org/compplan)
Comprehensive Plan Map Amendments
The area is presently designated for mixed use community under the future land use map
(FLUM). The purpose of this designation is to allocate areas where community-serving uses and
dwellings are seamlessly integrated into the urban fabric. The intent is to integrate a variety of
uses,including residential, and to avoid mainly single-use and strip commercial type buildings.
Non-residential buildings in these areas have a tendency to be larger than in Mixed Use
Neighborhood(MU-N)areas,but not as large as in Mixed Use Regional(MU-R)areas. Goods
and services in these areas tend to be of the variety that people will mainly travel by car to,but
also walk or bike to(up to three or four miles). Employment opportunities for those living in and
around the neighborhood are encouraged.
To the east of the subject property across S. Locust Grove Rd is single family attached
(Bellabrook Subdivision)and a religious institution. There are commercial and office uses to the
south,and directly adjacent to the west is a 27-acre industrial park. Adjacent to the north are two
existing single-family residences, and north of those is a 2.4-acre property zoned R-40 with an
existing development agreement for up to 95 multifamily units (Cobblestone Village AZ 99-005).
Given the existing development in the vicinity,the size of the remaining undeveloped properties,
and that UDC 11-3A-3 requires site circulation to occur from a local street(S.Adkins Way)
rather than an arterial(S. Locust Grove), staff does not believe the subject properties have the
accessibility and are viable for the integrated,walkable, synergistic development oriented around
open space that is anticipated by the Plan for mixed use community. Staff does believe a plan
amendment is appropriate to allow a change to industrial designation for the subject properties
and commercial designation for the properties to the south.
However, staff does have reservations with how the proposed development will interact with the
remaining properties to the north which would still be designated for Mixed Use Community. The
two properties directly north of the subject property are still in the County,the two properties
north of those are within the City and zoned R-15. Staff has concerns with whether the proposed
warehouse will limit future redevelopment in this area. Staff has not received any correspondence
from the owners of either of those properties.
B. Development Agreement Modification
The existing Intermountain Wood Products buildings are within the Medimont Development
Agreement,which was approved in 1997 (Inst. 97072405). Provision 4d requires a permanent 20-
foot-wide landscaped planning strip along the east boundary landscaped with 6-8-foot-high
scotch pines at a maximum distance of 15 ft. each. This was required to provide a screen for the
adjacent residential properties,two of which are now proposed for the warehouse expansion. This
proposal would create a new development agreement for the subject properties and would remove
this requirement.
At the time the Medimont No. 2 Final Plat was approved a common lot(Lot 2 Block 2)was
platted along the eastern perimeter of the subdivision for the purpose of this landscape screen.
This common lot was owned and maintained by the Stonebridge Owners Association. In February
of 2021 the portions of the common lot between the existing business and the parcels to be
annexed were deeded to the applicant.
As the intent of the landscape strip was to buffer the adjacent residential properties from the
industrial development, and the properties to be annexed are no longer proposed for residential,
staff supports elimination of the DA requirement in this area. However,Lot 2,Block 2(the
common lot)was split improperly. This results in two common lots—a common lot strip north of
Page 6
Page 121
Item#5.
the subject properties, and a common lot strip south of the subject properties. Also, an
unbuildable common lot is now being converted to a buildable lot for a warehouse. This makes
the applicant ineligible for a parcel boundary adjustment and a short plat is necessary to
legitimize the subdivision. This will require cooperation with the Stonebridge Owners
Association that owns the remainder of the common lot. All the trees that were within this portion
of the buffer have been removed,which should be addressed. This is discussed in the landscaping
section.
C. Comprehensive Plan Policies(https://www.meridiancity.or /g compplan):
• "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)
The subject property is surrounded by the City limits to the south, east and west. City water
and sewer service is available and can be extended by the developer of the property proposed
to be annexed with development in accord with UDC 11-3A-21.
• "Require all new development to create a site design compatible with surrounding uses
through buffering, screening,transitional densities,and other best site design practices."
(3.07.01A)
The proposed industrial use will be required to provide a landscaped buffer along property
lines adjacent to residential uses (i.e. to the north)with development per UDC Table 11-2C-
3. No outdoor storage is proposed with this development.
• "Encourage compatible uses and site design to minimize conflicts and maximize use of land."
(3.07.00)
Staff does have concerns regarding the present concept plan as will be discussed in the
dimensional standards section below. Staff has red-marked on the concept plan that this plan
should not be approved and future development should comply with all pertinent regulations
and the Architectural Standards Manual.
In regard to the proposed use, with appropriate design the proposed warehouse should be
compatible with the existing industrial uses to the west and the commercial uses to the south.
The required buffer to residential land uses to the north should minimize conflicts between
land uses. However, staff does have concerns regarding how industrial development on the
subject property could affect future development potential for the properties to the north,
which will still have the Plan designation of mixed-use community.
• "Support infill development that does not negatively impact the abutting, existing
development. Infill projects in downtown should develop at higher densities,irrespective of
existing development."(2.02.02C)
The proposed infill industrial development should not negatively impact abutting uses as
other industrial uses exist to the west, commercial to the south, and a landscaped buffer is
required along the north property boundaries to residential uses which should minimize
conflicts.As noted in the Architecture Section below, the building architecture as submitted
should not be approved and the warehouse should meet all standards of the ASM at time of
Certificate of Zoning Compliance (CZC).
• "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."
Page 7
Page 122
Item#5.
(3.03.03A)
The proposed development will be required to connect to City water and sewer systems with
development.
• "Require urban infrastructure be provided for all new developments,including curb and gutter,
sidewalks,water and sewer utilities."(3.03.03G)
Curb, gutter and sidewalk has already been constructed along S. Locust Grove Rd and S.
Adkins Wy, and in their staff report dated September 13, 2021 ACHD noted no additional
road improvements were necessary. Hook-up to City water and sewer service is required with
development.
• Reduce the number of existing access points onto arterial streets by using methods such as
cross access agreements,access management, and frontage/backage roads, and promoting
local and collector street connectivity. (6.01.02B)
The concept plan indicates primary access, including for trucks, occurring directly from S.
Locust Grove, an arterial.Also, staff has recommended to the applicant that cross access be
provided to the properties to the north and south, although the concept plan does not reflect
this. Staff has addressed this in the conditions of approval.
D. Proposed Use Analysis:
The applicant requests to annex and zone to I-L to allow a warehouse. This is an allowed use per
UDC 11-2C-2.
E. Specific Use Standards(UDC 11-4-3):
There are specific use standards for a warehouse use per UDC 11-4-3-42. This includes a
limitation on square footage of office and retail, and outdoor activity areas not being located
within 300 feet of an adjacent residence or residential district. The 4,800 sq. ft. office area is well
under the 25%limitation on office uses,but the concept plan reflects an outdoor loading area as
close as 100 feet from the adjacent residential property to the north.At the time of the certificate
of zoning compliance(CZC),the applicant will need to either move the loading bay to conform to
the regulation or fully enclose the loading bay.
F. Dimensional Standards(UDC 11-2):
The I-L zoning district requires a 35 ft. street setback.A 25 ft. wide landscape buffer is required
along S. Locust Grove Rd.,which is the same width required for landscape buffers on any side
bordered by residential. Building height is limited to 50 ft. The site plan as submitted does
suggest the landscape buffer along S. Locust Grove Rd. is met,but the width of the residential
buffer to the north does not meet UDC standards.
The site and design standards of UDC I I-3A-19 state that for properties greater than two(2)
acres in size,no more than fifty(50)percent of the total off street parking area for the site shall be
located between building facades and abutting streets. The concept site plan as submitted shows
the entirety of the parking between the building and S. Locust Grove Rd.
UDC 11-3A-19 also requires an applicant to extend or improve streets,drive aisles, cross access
easements or similar vehicular and pedestrian connections provided from adjacent properties. The
concept plan as submitted does not provide access to the properties to the north and the south.As
a condition of approval of the development agreement, staff is recommending cross access to
these adjacent properties.
Staff does have concerns with the concept site plan as submitted because of the comments listed
above. Staff has additional concerns regarding the size and visibility of the proposed warehouse
Page 8
Page 123
Item#5.
as would be viewed from S. Locust Grove Rd.,and is unsure the building as shown would meet
all the requirements of the Architectural Standards Manual(ASM).Although staff is overall
supportive of annexation of the property for the purpose of the expansion, staff believes
additional revisions need to be made to the site plan in order to be consistent with the regulations.
Staff is not supportive of the concept plan as submitted.
G. Access(UDC 11-3A-3, 11-3H-4):
The existing business presently takes access from two driveways off of S. Adkins Way,a local
commercial street. The two properties to be annexed are currently both rural residential, each
with a driveway access from S. Locust Grove Rd.
S. Locust Grove Road is classified as an arterial roadway and is improved with 5-travel lanes,
bike lanes,vertical curb,gutter, and 7-foot wide sidewalk abutting the site. The concept plan as
submitted shows access for this site occurring via a 40 ft. driveway directly from S. Locust Grove
Rd. The applicant has mentioned employee, customer and truck access could occur at this
driveway. ACHD has noted this proposal complies with all ACHD requirements. The Council
can grant a waiver to allow the access,but staff prefers the applicant develop the site plan with
internal circulation and send trucks through S. Adkins Way as previously discussed at the pre-
application meetings.
Staff has concerns with access occurring from S. Locust Grove Rd. UDC 11-3A-3 states where
access to a local street is available,the applicant shall reconfigure the site circulation plan to take
access from such local street.Also,where access to a local street is not available,the property
owner shall be required to grant cross-access/ingress-egress and extend or improve streets,drive
aisles, cross access easements or similar vehicular and pedestrian connections provided to
adjacent properties.
During the March 2021 Pre-Application meeting, it was mentioned to the applicant that the site
plan as submitted should be revised to remove primary access from S. Locust Grove, access
should be provided to the properties to the north and south, and it would be preferable for truck
access to occur via the existing driveway from S.Adkins Way. The concept plan as submitted
does not reflect any of these access points. As a condition of approval, staff recommends the
access from S. Locust Grove Rd be closed, and the site plan be revised to indicate access from the
north, south and west.
H. Parking(UDC 11-3C):
UDC 11-3C-6 requires one space for every 2,000 sq. ft. of gross floor area for industrial uses
(warehouse). Based on a 53,350 sq. ft. warehouse and 4,800 sq. ft. of office space this amounts
to 27 parking spaces required whereas 44 are provided. However, as mentioned above in the
dimensional standards section above,the parking configuration as shown on the site plan does not
comply with UDC 11-3A-19 in that all parking area is located between building facades and
abutting streets.
11-3C-5 requires all off street parking areas to be provided with a substantial wheel restraint to
prevent cars from encroaching upon abutting private and public property or overhanging beyond
the designated parking stall dimensions.When a bumper overhangs onto a sidewalk or landscape
area,the parking stall dimensions may be reduced two(2)feet in length if two(2)feet is added to
the width of the sidewalk or landscaped area planted in ground cover. The concept plan does not
appear to meet either of these requirements.
Page 9
Page 124
Item#5.
I. Sidewalks(UDC 11-3A-17):
8 ft. wide sidewalk exists along S. Locust Grove Rd. and sidewalk of at least 5 ft. exists along S.
Adkins Way. ACHD has submitted a staff report and does not request any additional sidewalk
improvements.
J. Landscaping(UDC 11-3B):
UDC Table 11-2C-3 requires a 25 ft. wide landscape buffer along arterial roads(S. Locust Grove
Rd), 10 ft. wide buffer along local road(S. Adkins Way), and 25 ft.wide landscape buffers when
sharing a property line with a residential use. There are also landscaping requirements(UDC 1I-
3B-8C) for parking lots,including not more than 12 parking spaces in a row without at least a 50
sq. ft.planter islands and a 5 ft.wide perimeter buffer adjacent to parking,loading or other
vehicular use areas.
A landscape buffers meeting the minimum dimensions will be required along S. Locust Grove
Rd. There is an existing landscape buffer along S.Adkins Way and the parking lot appears to
meet minimum requirements. The residential landscape buffer to the north of the site does not
appear to meet the minimum width of at least 25 ft. The properties to the south(381 and 385 S.
Locust Grove Rd) are not part of the current development and are subject to a separate
development agreement.
As mentioned in the DA modification section above,the existing Medimont Development
Agreement has a requirement for a permanent 20 ft.wide planting strip along the eastern
boundary of the subdivision,planted with 6-8 ft. high pines at no less than 15 ft. apart. When staff
initially did the site visit for the pre-application meeting, staff discovered all trees that had been in
this required planting strip between the existing business and the properties to be annexed had
been cut down. Staff mentioned to the applicant these trees were a requirement of the final plat
and DA and could not be removed without a DA modification. Staff requested the applicant
account for all trees that had removed, and the applicant responded 11 trees had been removed in
this area ranging in diameter from 11.5 in. to 20 in. to a total of 169 inches. As these trees were a
requirement of the DA, staff recommends a condition that the applicant shall coordinate with the
City Arborist to ensure an additional 169 caliper inches of trees meeting the minimum 6-foot
height requirement be planted on the property in excess of other minimum landscaping
requirements.
K. Waterways(UDC 11-3A-6):
There are no waterways known to traverse the property. There is an ACHD detention pond on
another property approximately 500 feet to the north.
L. Fencing(UDC 11-3A-6, 11-3A-7):
The existing business has chain link fencing along the sides and rear of the facility. The
properties to be annexed currently have, 3-strand wire,chain link and open split rail fencing. The
concept site plan does indicate some of the existing fencing along the side property lines will
remain. At time of CZC,the applicant will be required to submit a landscape plan that reflects all
fencing meets the provisions of UDC 11-3A-7. This includes screening of any outdoor storage as
required by UDC 11-3A-14.
M. 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 VI below for Public Works comments/conditions.
Page 10
Page 125
Item#5.
N. Building Elevations(UDC 11-3A-19 I Architectural Standards Manual):
Conceptual elevations have been provided with this submittal. The elevations do not meet the
minimum requirements of the ASM. This includes nearly the entirety of the building materials
being metal siding,lack of accents of at least 30%along the base of the building, fagade sections
longer than 50 ft. without modulation,rooflines longer than 50 ft. without roofline or parapet
variations, and possibly not meeting the 30%fenestration requirement or fenestration alternatives.
Staff recommends the conceptual elevations not be approved. Also,due to visibility of this
property from S. Locust Grove Rd and that it is surrounded on three sides by commercial and
residential development, staff recommends a DA provision that requires architecture comply with
the commercial,not industrial standards.
VI. DECISION
A. Staff:
Staff recommends approval of the proposed amendment to the Future Land Use Map,DA
modification and Annexation with the requirement of a Development Agreement per the
provisions in Section IX in accord with the Findings in Section X.
B. The Meridian Planning&Zoning Commission heard this item on October 7. 2021.At the public
hearing,the Commission moved to recommend approval of the subject annexation,map
amendment and development agreement modification request.
1. Summary of the Commission public hearing_:
a. In favor: Kent Brown
b. In opposition:None
C. Commenting: Kent Brown.
d. Written testimony: A letter was received from Camy Donahue at 336 S. Truss Lane. She
voiced concerns with decrease in properly values,traffic,particularly for trucks,
lighting, and landscaping
e. Staff presenting gpplication: Alan Tiefenbach
f. Other Staff commenting on application:None
2. Key issue(s)of public testimony
a. None
3. Key issue(s)of discussion by Commission:
a. Commission discussed traffic,particularly the proposed access from S. Locust Grove
Rd.
4. Commission change(s)to Staff recommendation:
a. Commission noted the updated site plan that was presented at the meeting should be
approved with a revision showing a northern cross access to the property at 255 S.
Locust Grove Rd.
b. Commission recommended approval with staff's recommendations and the additional
recommendation that Council approve the S.Locust Grove Rd access.
C. The Meridian Citv Council heard these items on November 9,2021.At the public hearin ,the
Council moved to approve the subject annexation, comprehensive plan man amendments
and development agreement modification requests.
1. Summary of the City Council public hearing:
a. In favor: Kent Brown
b. In opposition: None
c. Commenting: Kent Brown
Page 11
Page 126
Item#5.
d. Written testimony: An additional letter was received from Jeremy Peterson.owner of
381 and 385 S. Locust Grove. The letter expressed overall support but emphasized the
importance of the subject property providing a southern connection and maintaining
access from S. Locust Grove Rd.
e. Staff presenting application: Alan Tiefenbach
f. Other Staff commenting on application: None
2. Key issue(s)of public testimony:
a. One citizen testified on potential traffic impacts from trucks associated with the
operation.
3. Key issue(s)of discussion by City Council:
a. Council discussed traffic, site access, size of building,hours of operation, and
emphasized the importance of high-quality architecture.
4. City Council change(s)to Commission recommendation:
a. Council approved waiver from UDC 11-3A-3 to allow continued access from S. Locust
Grove Rd,with a restriction that the hours of operation from this access were limited to
7AM to 5PM.
b. Council clarified the revised concept plan provided to the Planning Commission dated
October 7.2021 was the one that was being approved.
Page 12
Page 127
Item#5.
VII. EXHIBITS
A. Future Land Use Map—Adopted&Proposed Land Uses
Date: 6129f2021
Adopted Land Uses
500 1, 0
Feet
High f}ensiFy
Residential L
or
General
Indushial MU C
Legend
`TMISAP Boundary 1
Law Density Residential '
Medium density Residential '
Med-High f]ensity Residential '
- High Density Residential
- Commercial
Office Commercial
I
- Industrial Watert —
civic Proposed Land Uses
Old Town
Mixed Use Neighborhood —---
Mixed Use Community
Mixed Use Regiona I
® Mixed Use NarwResidentia I -
® Mixed Use-Interchange
Low Density Employment
- or
High Density Employment
I
Mixed Employment
I _J MU-Res
eneral MU-C
L— I MU-corn
® Lifestyle Center
Civic '
■
� Mediurn
Commercial f}erisity
Residential 'I
Page 128
Item#5.
B. Annexation Exhibit(date: June 8,2021)
ANNEXATION DESCRIPTION
A parcel of land described as Parcel 1 in Warranty Deed,Inst. No. 2020-012834, and all that
certain Parcel described in Warranty Deed,Inst. No. 2019-121779, located in the Northeast 1/4
of the Northeast 114 of Section 18,Township 3 North,Range 1 Hast, Boise Meridian,City of
Meridian, Ada County,ID,more particularly described as follows;
COMMENCING at the N ortheast Corner of said Section 18, from which the East 1/4 Corner
common to said Section 1S and Section 17,bears, South 00°00'39"Vilest, (which is the basis of
bearing for this description),for a distance of 2 65 9.7 2 feet; thence along the common line of said
Sections 18 and 17, South 00400'00" East, for a distance of 828.49 feet,from which the North
111&comer common to Sections 18 and 17 bears South 00000'00'�East, for a distancc of
501.09 feet; thence North 89'11'30"East,for a distancu of 48.01 feet to the westerly right-of-
way line of South Locust Grove Road&-,shown on Record of Survey No. 7075,Ada County
Records, the POINT OF BEGINNING;
'Ibence South 00°00'011"East along said westerly right-of-way line of South Locust Grove Road,
for a distance of 352.11 feet to the northerly boundary line of that certain Parcel shown on
Record of Survey No. 10859, Ada County Records;
Thence along said northerly boundary line, South 89°08'55" West (formerly South 89'11'30"
West), for a distance of387.80 feet to the easterly boundary line ofMedimont Subdivision, as
recorded in Book 75,at Page 7794, Ada County Records;
Fhence along said easterly boundary line,North 00°54'14"East(formerly North 00*55"East),
for a distance of352.53 feet;
Thence North 89'11'30"East,for a distance of 382,24 fcct to the POINT OF BEGINNING.
The above-described Parcel contains 3_113 acres, more or less. j. c` -
p
S ubject to eascroents of record and not of record.
Page 14
Page 129
Item#5.
ANNEXATION EXHIBIT MAP FOR
INTERMOUNTAIN MOOD PRODUCTS
LOCATED IN THE NE 1 4 OF THE NE 1 4 OF SECTiON 15, T- 3 N-, R. 1 E B-M„
f - ..NY OF MERIDIAN, ADA COUNTY, IDAHO
201
T
E- FRANI LIN RD. 7 8
(H89'11'1 f 2"E 430.7') S89'11'30'14 �.
N89'11'30'E 430-25' 48-W
30"E 38� .�
PARCEL 1 ib
cri
F�2
WARRANTY DEED 03
6
INST NO. 2020-012834
59911'3D"V!
48.00'
S89'1I.30-1V 383,83.Ln
—
�' 589`11'-WW 431.83' �n C7
^ � (S89.1$ 1 f2'W 432.3') �c ?
w WARRANTY DEED r''}o w<LLJ m
INST NO. 201 9-1 21 778 wM 0
r4 ci o O
y� 3 PARCEL A bJCcv 9
o a Lnn 3-113t ACRES [n
m a a rTi Ln
c�v ' o< o
t"m p
wo V)a
Sz
m dr
4A
g
rl
w a S89�)8'55"W 435.81'
°} (S89'11'1 f2-w 438-3)
TI RECORD OF SURVEY IW 0
ci
r� 140. 10859 }
] NOT A PART I n 0
� o
o sa�'aa'ss'w vi
y gE99'b8'S5"W 390.15' — — 1/16 CORNER
l8 17
SCAI.IE:! 1 �1D0'
1a �
8
R
s
l8 17
PROJECT
FORS ` �■ N INTERMOUNTAIN WOOD PRODUCTS 201 20158
4 1aac�aEr�. xe, sr� wo.
P.,Mi...7.K-M f.77 w0.dwa.�P 4af4} ANNEXATION EXHIBIT
1 OF 'I
Page 15
Page 130
Item#5.
C. DA Modification Legal Description and Exhibit(date:August 5,2021)
TOTAL BOUNDARY DESCRIPTION
A portion of I t 2, Block 2 of Medimonl SLLbdivii:jicn N-D,1, as rc;eordcd in 13mk 75,at Pic:
7794,Ada County R ords, all of Lots 7, 8,and 9, Block 2-of AMcdimonl Subdivision No.2,w;
recorded in R(Nok 79,at Page 8453, Ada County Records,a portion ofthat certain parcel
described w%Pmcl 1 in Warranty Deed, lnSt, No, 020-012834, Md a portion of that air1
Parcel described in Warranty Deed, Inst.No.2019-121778,all of which is llocatcd in the
Northeast 1/4 of the Northeast 14 of Scelion 18,'Township 3 North, Range 1 L'ast, Boise
Meridian,Ada County, ID,more particularly described as follows,,
COMMENCINO at the Northeast Corner of Suction 18;thence along the common line of
Sections 18 and 17,which is coincident with the centerline of South Locust Grave road,
South 00°30'17"West, for a distance of829.00 feet,from which a 5(8"rebar with a plastic cap,
starnpod"CSC PLS 5082,"marking the North 1I1 P corner common to Sections 18 and 17
bears, South 00130'17" West, for ad issance of 500.62 feet;
'I'hence, South 89146'00" Vest,fora distance of48.00 feet to the westerly right of way line of
South Locust Gwvo Road,as depicted on Record of Survey No. 7075,the POINT OF
BEGINNING:
Thence, along said right of way Iine.South 00'30'l7" West, for a-distance of 351.68 feet Ic its
intersection with the northerly boundary line of that certain Parcel shown otti Record of Survcy
No. 10959,Ada County Records;
Thence along said northerly boundary line South 89139'34"Vest(formerly
Soutb 99"1 F 0-Vest), for a distance of 388.00 feet to the easterly boundary line of Lot 2,
Rlu,:k 2 of Mcdimont Subdivision,as recorded in Book 75,at Page 7794, Ada County Records,
which bears North 01'25'43"l:;a�t, for a disumce of 1.00 Net from a found 519"ruNr with a
plastic car,starnpod"I Ski PLS 7724,"mf=ncc monument;
Thence along said easterly boundary line, South 01°25'43"Vest,for a distance of0-44 feet to its
intersection with the costerly prnilungation of the southerly boundary line of IAA 9. Block 2,of
lvMedimont SubdivisionNo_2,which bears North 01'25'43" Fuss, for adistanvu uf0.56 feet from
the afommentioned reference rnonumcnt;
Thence North 89*01'17" West, along the southerly boundary line of said Lot 9, Block 2 and the
easterly prolongation thereof, for a distance of 302.23 feet to a found 112" rehar with a plastic
cap, stamped ",GA LF.E, PLS 3260," marking the southwest corner of Lot 9, block 2, which is
coincident with the easterly right of way line of South Adkins Way,,
Continued an Page 2
Page 16
Page 131
Item#5.
Total Boundary Description Page 2
Thence along the wcstcrly boundary line of Lots 9 through 7, the following courses and
distances:
North DD 58'43"} FALt. For a distanm of I1 _98 feet to a found 1/2" mbar with a plastic cap,
stamped,"GA LEE, PLS 3260,"marking tho beginning of tangent curve to the left
124.55 feet along the arc of said curve, having a radius of 329,E feet, a central angle of
21°'41°29", and a chord, which bears, Noah 09152'01" lAWes4 for a diatanoe of 123,81 feet to a
found IZ' rebar with a plastic cap,. stamped 'GA I.EE, Pi.S 3260," narking the beginning of a
reverse curve;
102.60 feet along the are of said curve, having a 271.00 foot radius, a central angle of 21°41'2�J",
and a chard which bears, North 09'32'01" West, for a distance of 101.99 fcct to a found 112"
rebar with no cap;
North 00-58'43" East, for a distance of 106.36 feet to a found 1/2" rebar with a plastic rap,
stamped"GA LEE,PLS 3260,"marking the northwest corner of said rot 7, Block 2;
Thence, leaving said westerly boundary line, South 59401'17" East, for a distance 320.13 feet
along thu Donherly boundary 1 ine of said Lot 7 and the easterly prolongation thereof to a set 5/8"'
rebar with a plastic cap, "PLS 12720," on the easterly boundary line of Lot 2, Block 2. of
Medimorit Subdivision,
Thertt South 19°08'17" R",a distance or 79.97 feet along said easterly boundary line of Lot 2,
Block 2, which hears,'North 01 5'43" East, for a distance of 5.00 feet from a found 1/2" rebar
with a plastic cap, slarnpud-GA LEE, PLS 3260,witness Corner;
Thence South 01°25'43" Vilest,for a distance of 18.96 feet to the northwest corner of that Parcel
described in Warranty L?eM, Inst.No, 2020-012834;
Thence North 89146'00" East,a distan"of 2_31 feet along the northerly boundary line of said
Parcel to the POINT OF BEGINNING.
Containing 6.416 acres, more ar less. _
Subject to valid casements or reservations_
END OF DESCRIPTION.
Page 17
Page 132
Item#5.
rs �
( LL
� O
L `6r,GNI M L off'QOS'CM 3A0w isno l "5 y
.L6'004 € SL . d'$ 12,
L 45
,99'6q 3.LtxO oO
SC PLS 52a2
PLS 5282 - z
as I o o 0
W Cb � I
a � V-)
Ir
LL o w
m
Ld !e I •` 00
z � 1
� Z � X d¢ -0o Fn
Z
O -[] 9G PLS 77 ZI
L < Z W
_ (LOT 2 hENT SUB, 1
OC � � � ~
Li
I Z C4 #
z � I, Rar B) (LOT v) 0.oT 10)
CL
LL-
0 � (LOT 7)
T
LL-
a ° op
J PLS 26 A LEE
go�!f PLS 326 LS -32U PLS 3Z 4
PLS 3 7d msAi
CA w
co
I'F rq r
Page 18 —
Page 133
Item#5.
D. Site Plan(date: 1/1''�T 10/7/2021)
Wy* sE-OE 0-OPEMPI LIME FgHlNG PPPWffAT
M52'
- n�' S IMlIt axtrrrn
-
F�iSf
5
Y 0 r 7 t an.jsr a. 1
„Lw ' r.o- sowcnT
5'�V19�4" I
ei9e6 90 I.8S5�_&o-OFFMEI
AE I rfW O
FF 4- ar
' 7.
Y
I
GWhheo I
. ,ARFA
1.7 jI
I I
I I
t
' L• r NM F F Fo-M
I�
7Raf 2&159'
Ea�Totl A�159 �.SF
Ml1CfMlp EYl&TNG
j.7
6bISE J�IvIT9U
Page 19
Page 134
�
E. Building - . . .. - ■21)NOT APPROVIFD
� ■ me d . � - -
� . ■� � �■■ � /< �
-
�.
■ �
Page ■
�
a, z - - _.
Item#5.
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,the property owner(s) at the time of annexation ordinance adoption,and the
developer.
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. Future development on the site shall comply with the non-residential design standards for
commercial districts in the Architectural Standards Manual and the design standards
listed in UDC 11-3A-19.
b. Future development of this site shall be generally consistent with the conceptual site
plan dated October 7.2021 included in Section VII and the provisions contained
herein.
c. The S. Locust Grove Rd. access shall be used for-emer-geney aeeessonly,unless waived
by City Couneil in aeeer-d with UPC 11 3A-3 shall only be used Monday-Friday
between 7AM to 5PM.
d. Cross-access easements shall be granted to the abutting property to the north(Parcel#
S1118110071)and south(Parcels#R0879824125 and R0879824130); a copy of the
recorded easement shall be submitted to the Planning Division with the Certificate of
Zoning Compliance application for this site.
e. The applicant shall coordinate with the City Arborist on a mitigation plan to ensure an
additional 169 caliper inches of trees removed from the property meet the standards set
forth in UDC 11-313-10.
f. Prior to Certificate of Occupancy,the applicant shall complete a short plat to merge
Parcel# S 1118110105 and# S 1118110130 as well as the portion of Lot 2,Block of the
Medimont Subdivision that was deeded to the applicant.
g. The applicant shall comply with the warehouse specific use standards set forth in UDC
11-4-3-42. The proposed outdoor loading area shall not be located closer than 300 feet
from the adjacent residential property to the north or fully enclosed.
h. A 25-foot wide landscape buffer shall be constructed on the northern boundary to
residential land use as required per UDC Table 11-2C-3, landscaped per the standards
listed in UDC 11-3B-9C,unless otherwise reduced by City Council.
B. PUBLIC WORKS CONDITIONS
SITE SPECIFIC CONDITIONS:
2. Ensure sewer services do not cross infiltration trenches.
3. Ensure no permanent structures(trees,bushes,fences,buildings, car ports,trash enclosures,
infiltration trenches, light poles,etc.)are built within a City utility easement.
4. Unused water or sewer service stubs or mains must be abandoned in accordance with current
City standards.
GENERAL CONDITIONS:
Page 22
Page 137
Item#5.
1. Applicant shall coordinate water and sewer main size and routing with the Public Works
Department, and execute standard forms of easements for any mains that are required to
provide service outside of a public right-of-way. Minimum cover over sewer mains is three
feet, if cover from top of pipe to sub-grade is less than three feet than alternate materials shall
be used in conformance of City of Meridian Public Works Departments Standard
Specifications.
2. 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.
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. 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.
4. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water(MCC 9-1-28.C). 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.
5. Any structures that are allowed to remain shall be subject to evaluation and possible
reassignment of street addressing to be in compliance with MCC.
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.
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.
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.
9. All improvements related to public life, safety and health shall be completed prior to
occupancy of the structures.
10. 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.
Page 23
Page 138
Item#5.
11. 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.
12. Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
13. Developer shall coordinate mailbox locations with the Meridian Post Office.
14. 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.
15. 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.
16. 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.
17. 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.
18. 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.meridianciny.or�ublic_works.aspx?id=272.
19. 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. IDAHO TRANSPORTATION DISTRICT (ITD)
https://weblink.meridiancily.orglWebLinkIDocView.aspx?id=234988&dbid=0&repo=MeridianC
ity
D. ADA COUNTY HIGHWAY DISTRICT (ACHD)
https://weblink.meridianciU.orglWebLinkIDocView.aspx?id=237340&dbid=0&repo=MeridianC
iv
E. NAMPA& MERIDIAN IRRIGATION DISTRICT(NMID)
Page 24
Page 139
Item#5.
https:llweblink.meridiancily.org/WebLink/DocView.aspx?id=237150&dbid=0&r0o=MeridianC
ky
IX. FINDINGS
A. Comprehensive Plan Map Amendment
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 amendment to the
Comprehensive Plan,the Council shall make the following findings:
1. The proposed amendment is consistent with the other elements of the Comprehensive
Plan.
Council finds the proposed amendment from Mixed-Use Community to 3.1 acres of Industrial
for 225 and 335 S. Locust Grove Rd. and 1.32 acres of Commercial for 381 and 385 S.
Locust Grove Rd. is compatible with adjacent industrial uses in the area and is consistent
with the goals and policies in the Comprehensive Plan as noted in Section V.
2. The proposed amendment provides an improved guide to future growth and
development of the city.
As the adjacent development pattern is industrial to the west and commercial to the south,
Council finds that the proposal to change the FL UM designation from Mixed Use—
Community to Industrial and Commercial will provide an improved guide to future growth
and development in this area and will be compatible with adjacent industrial uses.
3. The proposed amendment is internally consistent with the Goals, Objectives and
Policies of the Comprehensive Plan.
Council finds that the proposed amendment is consistent with the Goals, Objectives, and
Policies of the Comprehensive Plan as noted in Section V.
4. The proposed amendment is consistent with the Unified Development Code.
Council finds that the proposed amendment is consistent with the Unified Development Code.
5. The amendment will be compatible with existing and planned surrounding land uses.
If staffs recommendations are followed regarding design and compliance with UDC
standards, Council finds the proposed amendments to Industrial and Commercial will be
compatible with other existing industrial and commercial uses in the area.
6. The proposed amendment will not burden existing and planned service capabilities.
Council finds that the proposed amendment will not burden existing and planned service
capabilities in this portion of the city. Sewer and water services are available to be extended
to this site.
7. The proposed map amendment(as applicable)provides a logical juxtaposition of uses
that allows sufficient area to mitigate any anticipated impact associated with the
development of the area.
Page 25
Page 140
Item#5.
Council finds the proposed map amendment provides a logical juxtaposition of uses and
sufficient area to mitigate any development impacts to adjacent properties.
8. The proposed amendment is in the best interest of the City of Meridian.
For the reasons stated in Section V and the subject findings above, Council finds that the
proposed amendment is in the best interest of the City.
B. 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;
The Applicant is proposing to annex the subject property with I-L zoning and develop industrial
uses on the property. Although the FLUM presently designates the areas for mixed use
community,for the reasons listed in the Comprehensive Plan Map Amendment section above
staff finds industrial use is appropriate in this area and supports a plan map amendment.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
Council finds the proposed map amendment to I-L generally complies with the purpose
statement of the I-L district in that it will encourage industrial uses that are clean, quiet and
free of hazardous or objectionable elements and that are operated entirely or almost entirely
within enclosed structures and is accessible to an arterial street(i.e. S. Locust Grove Rd.).
3. The map amendment shall not be materially detrimental to the public health,safety,
and welfare;
Council finds the proposed map amendment should not be detrimental to the public health,
safety and welfare as the proposed industrial use should be conducted entirely within a
structure.
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
Council finds City services are available to be provided to this development.
5. The annexation(as applicable)is in the best interest of city.
Council finds the proposed annexation is in the best interest of the City, if the applicant
enters into a new development agreement and adheres to the DA provisions above.
Page 26
Page 141