CC - Memo - Draft Conditions of Approval (Concept plans, Roadway, Public Utility, AZ Exhibit and descriptions) April l l, 2022
MEMORANDUM
TO: Mayor and City Council
FROM: Alan Tiefenbach, Associate City Planner
RE: Black Cat Industrial Development-H-2021-0064
At the March 1, 2022 City Council Meeting, the Council continued this case to April 26,
2022 for the applicant to continue to address traffic and infrastructure improvements and
to propose conditions of approval for the development.
Attached are proposed conditions of approval and findings prepared by the applicant's
development team. The summary of these conditions are as follows:
1. The applicant proposes I-L zoning on the site, with all uses and dimensional standards
allowed with the exception of a prohibition on self-storage as a primary use.
2. Minimum design requirements are only required for building frontages facing S.
Black Cat Rd., I-84, and the E-W Collector bisecting the site.
3. The conditions contain a template for the E-W collector rather than the collector
being required to meet Street Section C as described in the Ten Mile Interchange
Specific Area Plan.
4. Requirement that certificates of zoning compliance cannot be submitted until ACHD
accepts the traffic study.
5. Standard public works conditions of approval.
Since the last Council meeting, the development area has been reduced. This is due to the
property owner of 935 S. Black Cat Rd. declining to extend their contract with the
applicant. This has reduced the property by approximately 3.62 acres. Also, the applicant
has removed the fire station originally proposed at the northeast corner as the City does
not credit land dedications toward impact fee reductions.
Community Development Department . 33 E. Broadway Avenue, Suite 102, Meridian, ID 83642
Phone 208-884-5533 . Fax 208-888-6854 . www.meridiancity.org
Page 2
ATTACHMENTS
A. Revised Concept Plan, Roadway Sections, Public Utility Plan and Annexation
Exhibit.
https://weblink.meridiancity.oriz/WebLink/DocView.aspx?id=25 8646&dbid=0&repo
=MeridianCity
B. Proposed Conditions of Approval and Findings (provided by applicant)
CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. Site Specific Conditions of Approval:
1.1. A Development Agreement(DA) is required, which shall at a minimum,
incorporate the following provisions:
a. The property zoned I-L shall be used consistent with the uses and
dimensional standards allowed in the I-L zone, which include light
manufacturing, research and development, warehousing and distributing.
Self-service storage facilityl will not be a primary use on the property.
b. Development of the subject property shall be generally consistent with the
site plan and conceptual building elevations submitted with the
applications.
c. The East-West collector road shall be constructed as shown in Exhibit A.
d. Development in the I-L Zone shall be generally consistent with the
development guidelines contained in the Ten Mile Interchange Specific
Area Plan (TMISAP) for Mixed Employment(ME) designated areas, with
the following clarifications and exceptions:
1) Only building faces along Black Cat Road, I-84 and the E-W collector
through the middle of the site shall be considered frontage. No other
building faces are considered frontage.
2) For the interior industrial buildings (A, B, C, D, E, F, G, H, J), an
average of 15% of the linear dimension of the streel level frontage
shall be in windows or doorways.
3) Parking is allowed along frontage, provided that the maximum length
of parking at frontage does not exceed 30% of the linear dimension of
total frontage of all buildings combined.
Page 3
e. Development in the I-L Zone shall be generally consistent with the
Meridian Architectural Standards Manual, with the following exceptions:
1) Requirements shown on Building Scale, Building Form, Architectural
Elements, and Materials Standards Tables apply to building facades
along Black Cat Road, 1-84 and the E-W collector through the middle
of the site. They do not apply to other building facades.
2) Loading Docks will be allowed to face the N-S Collector on the west
boundary as shown in the site plan.
£ Certificate of Zoning Compliance and Design Review applications cannot
be submitted until after ACHD accepts the Traffic Impact Study.
g. The applicant shall submit a Certificate of Zoning Compliance and Design
Review application to the Planning Division for approval of all future uses
on the site to ensure compliance with the Unified Development Code, ,
Comprehensive Plan, Architectural Standards Manual,prior to issuance of
building permits for any structure(s) within this site.
Notes:
1 as defined in Meridian Unified Development Code Section 11-1A-1
B. PUBLIC WORKS
1. Site Specific Conditions of Approval:
1.1. Surface slopes shall not exceed 3:1
1.2. All drainage must be retained onsite
1.3. If the onsite 8" sewer lines are services, they should be decreased to 6",
based off flows this should be sufficient.
1.4. Any 8" water or sewer main outside of right-of-way shall be covered by a
City easement.
1.5. Sewer services shall not pass through infiltration trenches.
1.6. When the development connects to the east, the water pressure zone will
change from 1 to 2 which will result in an approximately 22 psi pressure
increase. Provide stubs or blind flanges to the property lines at the future road
connections to both the east and west.
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
Page 4
mains that are required to provide service outside of a public right-of-way.
Minimum cover over sewer mains is three feet, if cover from top of pipe to
sub-grade is less than three feet than alternate materials shall be used in
conformance of City of Meridian Public Works Departments Standard
Specifications.
2.2. 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 I I"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 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.
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 I I-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
Page 5
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. Record of abandonment must be provided to the City
prior to signature of the final plat.
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 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. 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.
2.17. 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.
2.18. 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
Page 6
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.
2.19. 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.
2.20. 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.orglpublic—works.aspx?id=272.
2.21. 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.
2.22. 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.
FINDINGS
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:
A. ANNEXATION AND REZONE
1. The map amendment complies with the applicable provisions of the
comprehensive plan;
The City Council finds that the I-L zoning district and proposed light industrial use is
consistent with the existing Mixed Employment FL UM and TMISAP designations for this
site and is compatible with existing and planned future uses in the area. The TMISAP
provides that Mixed Employment areas should provide a variety of flexible sites for small
Page 7
businesses as well as large national or regional enterprises. (3-11). The proposed
industrial development provides flex and light industrial uses in a variety of building
sizes, each of which is demiseable into smaller spaces to serve a variety of business sizes.
TMISAP also seeks to `provide for industrial opportunities in consideration of future
improvements to Highway 16" (3-3). The site provides an ideal location for local and
regional light industrial businesses to access Highway 16,providing jobs close to home
for Meridian residents.
The City Council finds that the proposed initial zoning ofR-15 for the approximately 1-
acre residential property on the east side of Black Cat Road is consistent with the
existing Medium High Density Residential designation for this site and is compatible with
existing and planned future uses in the area.
2. The map amendment complies with the regulations outlined for the proposed
district, specifically the purpose statement;
The City Council finds the proposed I-L zoning district and proposed use is consistent
with the regulations and purpose statements of the I-L district, which is to provide for
convenient employment centers of light manufacturing, research and development,
warehousing and distributing.
The City Council finds the proposed R-15 zoning district is consistent with the
regulations and purpose statement of the R-15 district.
3. The map amendment shall not be materially detrimental to the public health,
safety, and welfare;
The City Council finds the proposed zoning map amendment will not be detrimental to
the public health, safety and welfare. The development will build new roads and
pathways consistent with TMISAP design standards to provide safe vehicular and non-
vehicular connections for employees and area residents.
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
The City Council finds that the proposed zoning amendment will not result in any adverse
impact upon the delivery of services by any political subdivision providing services to
this site. The proposed industrial development will not impact school capacities.
5. The annexation (as applicable)is in the best interest of city.
The City Council finds that the annexation is in the best interest of the City. The proposed
industrial use will provide needed industrial business space to support and complement
the commercial and residential uses planned within the TMISAP area.
Page 8
EXHIBIT A
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Page 9
PROPOSED CONDITIONS OF APPROVAL:
Charlene Way
From:Alan Tiefenbach
Sent:Monday, April 11, 2022 10:08 AM
To:Adrienne Weatherly; Charlene Way; Chris Johnson
Subject:FW: Black Cat Industrial - Draft Conditions of Approval
Attachments:02 AZ Exhibit R2 - Annexation map.pdf; 02 AZ Exhibit R2 - Legal Description I-L
Zone.pdf; 02 AZ Exhibit R2 - Legal Description Overall.pdf; 08 Public Utility Plan
R2.pdf; 09 Concept Plan R3.pdf; 13 Roadway Section.pdf; 14 Proposed
Conditions.docx
Alan Tiefenbach | Current Associate Planner
City of Meridian | Community Development Dept.
33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642
Phone: 208-489-0573 | Fax: 208-489-0571
Built for Business, Designed for Living
From: Will Goede <will@sawtoothdevelopment.com>
Sent: Thursday, April 7, 2022 9:24 PM
To: Alan Tiefenbach <atiefenbach@meridiancity.org>; Bill Parsons <bparsons@meridiancity.org>
Cc: Shane Felker <shane@sawtoothdevelopment.com>; Clay Sammis <clay@sawtoothdevelopment.com>; John Gordon
(john@atindustrialco.com) <john@atindustrialco.com>
Subject: RE: Black Cat Industrial - Draft Conditions of Approval
External Sender - Please use caution with links or attachments.
Alan, Bill,
Thanks for your time at our meeting a couple weeks ago to discuss our project and our proposed conditions. I have
attached several documents in follow up to that meeting:
1) Updated annexation map and legal descriptions removing the southern residential parcel (935 S Black Cat Rd)
from our annexation request. As discussed, unfortunately this owner was not willing to continue to extend our
escrow to accommodate our continuance.
2) Updated public utility plan showing the N-S Collector connecting to Franklin, and our water loop running under
this new roadway.
3) Updated concept site plan with:
a. The southern residence shaded and labeled “Not Part of this Project”
b. ROW and sidewalk updated to match the attached roadway section, with 10’ multi-use pathway in lieu
of bike lanes.
c. Building C extended up to cut off the northern drive aisle and minimize traffic using the north access per
TIS comments
d. A couple driveway alignment updates per TIS comments
e. Fire station removed since the city was not interested in exchanging for impact fee reduction
f. Key Plan added showing N-S Collector connecting to Franklin
4) Roadway sections for both on-site and off-site roads
1
5) Updated proposed conditions. As requested, we have:
a. Stated that self-service storage facility will not be a primary use
b. I-84 will be considered frontage
c. Cleaned up language about road section and added the road section as an exhibit
Please let me know if you have any questions on any of this.
Thanks,
_________________________________________________
Will Goede
371 N. Main St, Ste 201
PO Box 4767
Ketchum, ID 83340
(m) 208.912.4869
-----Original Appointment-----
From: Will Goede
Sent: Tuesday, March 22, 2022 2:44 PM
To: John Gordon (john@atindustrialco.com)
Subject: FW: Black Cat Industrial - Draft Conditions of Approval
When: Monday, March 28, 2022 3:00 PM-4:00 PM (UTC-07:00) Mountain Time (US & Canada).
Where: 33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642
-----Original Appointment-----
From: Will Goede
Sent: Monday, March 21, 2022 1:58 PM
To: Will Goede; Alan Tiefenbach; Bill Parsons; Clay Sammis
Subject: Black Cat Industrial - Draft Conditions of Approval
When: Monday, March 28, 2022 3:00 PM-4:00 PM (UTC-07:00) Mountain Time (US & Canada).
Where: 33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642
_____________________________________________
From: Alan Tiefenbach <atiefenbach@meridiancity.org>
Sent: Friday, March 18, 2022 4:55 PM
To: Will Goede <will@sawtoothdevelopment.com>; Bill Parsons <bparsons@meridiancity.org>
Cc: Clay Sammis <clay@sawtoothdevelopment.com>
Subject: RE: Black Cat Industrial - Draft Conditions of Approval
th
Monday the 28 at 3 would work for both of us.
Alan Tiefenbach | Current Associate Planner
2
City of Meridian | Community Development Dept.
33 E. Broadway Ave., Ste. 102, Meridian, Idaho 83642
Phone: 208-489-0573 | Fax: 208-489-0571
Built for Business, Designed for Living
From: Will Goede <will@sawtoothdevelopment.com>
Sent: Friday, March 18, 2022 4:50 PM
To: Bill Parsons <bparsons@meridiancity.org>; Alan Tiefenbach <atiefenbach@meridiancity.org>
Cc: Clay Sammis <clay@sawtoothdevelopment.com>
Subject: Black Cat Industrial - Draft Conditions of Approval
External Sender - Please use caution with links or attachments.
Bill, Alan,
Hope you both are well. In follow up to our last council meeting, see attached draft conditions of approval for our Black
Cat Industrial project. We would like to meet to discuss and work through these together. Are you both available at any
of the times below?
- Monday 3/28 - 8-10am or 11-2pm
- Thursday 3/31 – 8am-3pm
Thanks and have a great weekend!
_________________________________________________
Will Goede
371 N. Main St, Ste 201
PO Box 4767
Ketchum, ID 83340
(m) 208.912.4869
All e-mail messages sent to or received by City of Meridian e-mail accounts are subject to the Idaho law, in regards to
both release and retention, and may be released upon request, unless exempt from disclosure by law.
3
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`� LEGAL DESCRIPTION
0 r A` T H E Page 1 of 1
LAN D
GROUP
April 5, 2022
Project No. 121102
EXHIBIT A
BLACK CAT ROAD-CHESTER PARCEL
ANNEXATION DESCRIPTION
A parcel of land located in the East Half of Section 16, Township 3 North, Range 1 West, Boise Meridian,
Ada County, Idaho, being more particularly described as follows:
Commencing at the Section Corner common to Sections 9, 10, 15 and 16 of said Township 3 North, Range
1 West, (from which point the North One Quarter Corner of said Section 16 bears North 89'24'22"West,
2641.42 feet distant);
Thence from said Section Corner, South 00' 43' 09" West, a distance of 1328.57 feet on the East line of
said Section 16 to the North 1/16th Corner common to said Sections 15 and 16,said point being the POINT
OF BEGINNING;
Thence South 00' 43' 09" West, a distance of 1328.69 feet on the East line of said Section 16 to
the East One Quarter Corner of said Section 16;
Thence South 00°43' 16" West, a distance of 99.88 feet on the East line of said Section 16;
Thence North 89' 16' 53" West, a distance of 347.44 feet;
Thence South 00°46' 01" West, a distance of 454.28 feet;
Thence South 89° 16' 53" East, a distance of 347.82 feet to a point on the East line of Section 16;
Thence South 00°43' 16" West, a distance of 460.21 feet on the East line of Section 16 to a point
on the centerline of Interstate 1-84;
Thence North 80° 32' 51" West, a distance of 2658.94 feet on the centerline of Interstate 1-84 to
a point on the north-south mid-section line of said Section16;
Thence North 00° 29' 23" East, a distance of 606.72 feet on the north-south mid-section line of
said Section 16 to the Center Quarter Corner of said Section 16;
Thence North 00' 29' 04" East, a distance of 1327.72 feet on the north-south mid-section line of
said Section 16 to the Center-North 1/16th Corner of said Section 16;
Thence South 89° 23' 16" East, a distance of 2635.98 feet on the east-west 1/16th line of the
Northwest Quarter of said Section 16 to the POINT OF BEGINNING.
The above described parcel contains 125.59 acres more or less.
L LAND /
PREPARED BY:
THE LAND GROUP, INC.
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`� LEGAL DESCRIPTION
0 r A` T H E Page 1 of 2
LAN D
GROUP
April 5, 2022
Project No. 121102
EXHIBIT A
BALCK CAT ROAD
COMBINED ANNEXATION DESCRIPTION
A parcel of land located in the East Half of Section 16, Township 3 North, Range 1 West, Boise Meridian,
Ada County, Idaho, being more particularly described as follows:
Commencing at the Section Corner common to Sections 9, 10, 15 and 16 of said Township 3 North, Range
1 West, (from which point the North One Quarter Corner of said Section 16 bears North 89'24'22"West,
2641.42 feet distant);
Thence from said Section Corner, South 00' 43' 09" West, a distance of 1328.57 feet on the East line of
said Section 16 to the North 1/16th Corner common to said Sections 15 and 16,said point being the POINT
OF BEGINNING;
Thence South 00' 43' 09" West, a distance of 1328.69 feet on the East line of said Section 16 to
the East One Quarter Corner of said Section 16;
Thence South 00°43' 16" West, a distance of 99.88 feet on the East line of said Section 16;
Thence North 89' 16' 53" West, a distance of 347.44 feet;
Thence South 00°46' 01" West, a distance of 454.28 feet;
Thence South 89° 16' 53" East, a distance of 347.82 feet to a point on the East line of Section 16;
Thence South 00°43' 16" West, a distance of 460.21 feet on the East line of Section 16 to a point
on the centerline of Interstate 1-84;
Thence North 80° 32' 51" West, a distance of 2658.94 feet on the centerline of Interstate 1-84 to
a point on the north-south mid-section line of said Section16;
Thence North 00° 29' 23" East, a distance of 606.72 feet on the north-south mid-section line of
said Section 16 to the Center Quarter Corner of said Section 16;
Thence North 00' 29' 04" East, a distance of 1327.72 feet on the north-south mid-section line of
said Section 16 to the Center-North 1/16th Corner of said Section 16;
Thence South 89° 23' 16" East, a distance of 2635.98 feet on the east-west 1/16th line of the
Northwest Quarter of said Section 16 to the POINT OF BEGINNING.
The above described parcel contains 125.59 acres more or less.
TOGETHER WITH:
A parcel of land located in the West Half of the Northwest One Quarter of Section 15,Township 3 North,
Range 1 West, Boise Meridian, Ada County, Idaho, being more particularly described as follows:
Commencing at the Section Corner common to Sections 9, 10, 15 and 16 of said Township 3 North, Range
1 West, (from which point the West One Quarter Corner of said Section 15 bears South 00°43' 09" West,
2657.26 feet distant);
462 East Shore Drive, Suite 100, Eagle, Idaho 83616 208.939.4041 thelandgroupinc.com
Page 2 of 2
Thence from said Section Corner, South 00'43' 09" West, a distance of 1117.31 feet on the West line of
said Section 15 to the Northwest Corner of that Parcel shown on Record of Survey Number 639 of Ada
County Records, said point being the POINT OF BEGINNING;
Thence South 89°16'46" East, a distance of 176.25 feet on the north line of said Record of Survey
Number 639;
Thence South 00'43'09"West,a distance of 263.50 feet on the east line of said Record of Survey
Number 639;
Thence North 75°41'S1"West,a distance of 181.32 feet on the south line of said Record of Survey
Number 639 to a point on the west line of said Section 15;
Thence North 00°43' 09" East, a distance of 220.92 feet on the west line of said Section 15
to the POINT OF BEGINNING.
The above described parcel contains 0.98 acres more or less.
PREPARED BY:
THE LAND GROUP, INC. L LAN
TRFS�
7APC) 0
P4-5-2022o J
James R. Washburn �1,��� DF
'sR.WA
462 East Shore Drive, Suite 100, Eagle, Idaho 83616 208.939.4041 • thelandgroupinc.com
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IE IN: 2534.75, 8-IN PVC (W) RIM: 2553.46±
IE IN: 2534.75, 8-IN PVC (S) IE IN: 2533.43, 10-IN PVC (S) Project No.: 121102
IE OUT: 2534.49, 10-IN PVC (N)
3 Date of Issuance: 10-06-2021
2525 2525 Project Milestone: 10-06-2021
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Project No.: 121102
3 Date of Issuance: 10-06-2021
Project Milestone: 10-06-2021
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IE IN: 2534.75, 8-IN PVC (W) CONSTRUCTION
IE IN: 2534.75, 8-IN PVC (S)
IE OUT: 2534.49, 10-IN PVC (N) Project No.: 121102
3 Date of Issuance: 10-06-2021
2525 2525 Project Milestone: 10-06-2021
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WATER MAIN EXTENDS TO FRANKLIN RD. 1. THESE CONCEPTUAL ENGINEERING PLANS PRESENT ONE METHOD BY WHICH �� W_ T H E
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297-LF OF 8-IN PVC AT 0.40%
SSMH 12 198-LF OF 8-IN PVC AT 0.40%
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STA: 62+86.09, 6.00'L SSMH 11 378-LF OF 8-IN PVC Al 0.40%
2540 RIM: 2551.42± 48-IN MH PER ISPWC SD-501 2540
IE OUT: 2545.03, 8-IN PVC (E) STA: 60+13.44, 6.00'L SSMH 10
RIM: 2551.14± 48-IN MH PER ISPWC SD-501 SSMH 09
STA: 57+16.52, 6.00'L 48-IN MH PER ISPWC SD-501
IE IN: 2543.39, 8-IN PVC (W) RIM: 2550.85± STA: 55+18.43, 6.00'L SSMH 08
IE OUT: 2543.29, 8-IN PVC (E) RIM: 2550.65± 48-IN MH PER ISPWC SD-501
IE IN: 2542.10, 8-IN PVC (W) � NOT FOR
2535 IE OUT: 2542.00, 8-IN PVC (E) IE IN: 2541.21, 8-IN PVC (W) STA: 51+40.03, 6.00'L
IE OUT: 2541.11, 8-IN PVC (E) RIM: 2550.27±
IE IN: 2539.60, 8-IN PVC (W)
IE OUT: 2539.50, 8-IN PVC (E)
OO o0
2530 2530
CONSTRUCTION
Project No.: 121102
3 Date of Issuance: 10-06-2021
2525 2525 Project Milestone: 10-06-2021
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CONSTRUCTION
Project No.: 121102
3 Date of Issuance: 10-06-2021
2525 2525 Project Milestone: 10 06 2021
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CONSTRUCTION
Project No.: 121102
3 Date of Issuance: 10-06-2021
2525 2525 Project Milestone: 10 06 2021
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CONSTRUCTION
Project No.: 121102
3 Date of Issuance: 10-06-2021
2525 2525 Project Milestone: 10-06-2021
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SDWK EASEMENT 44'PROPOSED RIGHT-OF-WAY SDWK EASEMENT
WIDTH VARIES WIDTH VARIES
22' Ilk 22'
I � �
40' BACK TO BACK
0.5'CURB I 0.5'CURB
10, 8'MIN 12' 12' 12' 8'MIN 10,2 2
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i�
BASED ON ACHD POLICY FOR 3-LANE INDUSTRIAL STREETS
TMISAP 3-Lane Commercial / Industrial - Onsite Typical Section WITH 10-FT MULTI-USE PATHWAYS
Scale: NTS
cc
cc
y CA
PROPERTY BOUNDARY \
ASUMENDI FAMILY INVESTMENTS LLC DESCHUTES INVESTMENTS LLC
& WALTER ARCHIE STURGIS =
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40' ROSENLOF DRAIN EASEMENT 30,ROSENLOF DRAIN EASEMENT
WEST SIDE I I I (NAMPA-MERIDIAN IRRIGATION DISTRICT) (NAMPA-MERIDIAN IRRIGATION DISTRICT) I O
SLOPE OR DRAINAGE I I EAST SIDE I I Q
SDWK EASEMENT =
EASEMENT IF REQUIRED 44'PROPOSED RIGHT-OF-WAY
WIDTH VARIES WIDTH VARIES I —
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2' 40'BACKITO BACK
ASSUMED 20'
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2 I I i Revisions 1�
I I I 1.
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.®� VARIES
±28.5'
BASED ON ACHD POLICY FOR 3-LANE INDUSTRIAL STREETS
TMISAP 3-Lane Commercial / Industrial - Offsite N-S Collector WITH 10-FT MULTI-USE PATHWAY ON EAST SIDE ONLY NOT FOR
2 Scale: NTS
OO o0
CONSTRUCTION
Project No.: 121102
Date of Issuance: 08-08-2021
Project Milestone: CONCEPT DESIGN
Roadway Concepts
Typical Sections
N E a
o
_- 100
��o
VII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. Site Specific Conditions of Approval:
1.1. A Development Agreement (DA) is required, which shall at a minimum, incorporate the
following provisions:
a. The property zoned I-L shall be used consistent with the uses and dimensional standards
allowed in the I-L zone, which include light manufacturing, research and development,
1
warehousing and distributing. Self-service storage facility will not be a primary use on
the property.
b. Development of the subject property shall be generally consistent with the site plan and
conceptual building elevations submitted with the applications.
c. The East-West collector road shall be constructed as shown in Exhibit A.
d. Development in the I-L Zone shall be generally consistent with the development
guidelines contained in the Ten Mile Interchange Specific Area Plan (TMISAP) for
Mixed Employment (ME) designated areas, with the following clarifications and
exceptions:
1) Only building faces along Black Cat Road, I-84 and the E-W collector through the
middle of the site shall be considered frontage. No other building faces are
considered frontage.
2) For the interior industrial buildings (A, B, C, D, E, F, G, H, J), an average of 15% of
the linear dimension of the streel level frontage shall be in windows or doorways.
3) Parking is allowed along frontage, provided that the maximum length of parking at
frontage does not exceed 30% of the linear dimension of total frontage of all
buildings combined.
e. Development in the I-L Zone shall be generally consistent with the Meridian
Architectural Standards Manual, with the following exceptions:
1) Requirements shown on Building Scale, Building Form, Architectural Elements, and
Materials Standards Tables apply to building facades along Black Cat Road, I-84 and
the E-W collector through the middle of the site. They do not apply to other building
facades.
2) Loading Docks will be allowed to face the N-S Collector on the west boundary as
shown in the site plan.
f. Certificate of Zoning Compliance and Design Review applications cannot be submitted
until after ACHD accepts the Traffic Impact Study.
1
g. The applicant shall submit a Certificate of Zoning Compliance and Design Review
application to the Planning Division for approval of all future uses on the site to ensure
compliance with the Unified Development Code, , Comprehensive Plan, Architectural
Standards Manual, prior to issuance of building permits for any structure(s) within this
site.
Notes:
1
as defined in Meridian Unified Development Code Section 11-1A-1
B. PUBLIC WORKS
1. Site Specific Conditions of Approval:
1.1. Surface slopes shall not exceed 3:1
1.2. All drainage must be retained onsite
1.3. If the onsite 8’’ sewer lines are services, they should be decreased to 6’’, based off flows this
should be sufficient.
1.4. Any 8’’ water or sewer main outside of right-of-way shall be covered by a City easement.
1.5. Sewer services shall not pass through infiltration trenches.
1.6. When the development connects to the east, the water pressure zone will change from 1 to 2
which will result in an approximately 22 psi pressure increase. Provide stubs or blind flanges
to the property lines at the future road connections to both the east and west.
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
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
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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 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.
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. Record of abandonment must be provided to the City
prior to signature of the final plat.
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
performance surety for such improvements in order to obtain City Engineer signature on the
final plat as set forth in UDC 11-5C-3B.
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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. 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.
2.17. 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.
2.18. 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.
2.19. 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.
2.20. 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.
2.21. 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.
2.22. 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,
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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. ACHD
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=242157&dbid=0&repo=MeridianCity
D. COMPASS
https://weblink.meridiancity.org/WebLink/DocView.aspx?id=240474&dbid=0&repo=MeridianCity&cr
=1
VIII. FINDINGS
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:
A. ANNEXATION AND REZONE
1. The map amendment complies with the applicable provisions of the comprehensive plan;
The City Council finds that the I-L zoning district and proposed light industrial use is consistent with the
existing Mixed Employment FLUM and TMISAP designations for this site and is compatible with
existing and planned future uses in the area. The TMISAP provides that Mixed Employment areas
should provide a variety of flexible sites for small businesses as well as large national or regional
enterprises. (3-11). The proposed industrial development provides flex and light industrial uses in a
variety of building sizes, each of which is demiseable into smaller spaces to serve a variety of business
sizes. TMISAP also seeks to “provide for industrial opportunities in consideration of future
improvements to Highway 16” (3-3). The site provides an ideal location for local and regional light
industrial businesses to access Highway 16, providing jobs close to home for Meridian residents.
The City Council finds that the proposed initial zoning of R-15 for the approximately 1-acre residential
property on the east side of Black Cat Road is consistent with the existing Medium High Density
Residential designation for this site and is compatible with existing and planned future uses in the area.
2. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The City Council finds the proposed I-L zoning district and proposed use is consistent with the
regulations and purpose statements of the I-L district, which is to provide for convenient employment
centers of light manufacturing, research and development, warehousing and distributing.
The City Council finds the proposed R-15 zoning district is consistent with the regulations and purpose
statement of the R-15 district.
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3. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
The City Council finds the proposed zoning map amendment will not be detrimental to the public health,
safety and welfare. The development will build new roads and pathways consistent with TMISAP design
standards to provide safe vehicular and non-vehicular connections for employees and area residents.
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
The City Council finds that the proposed zoning amendment will not result in any adverse impact upon
the delivery of services by any political subdivision providing services to this site. The proposed
industrial development will not impact school capacities.
5. The annexation (as applicable) is in the best interest of city.
The City Council finds that the annexation is in the best interest of the City. The proposed industrial use
will provide needed industrial business space to support and complement the commercial and
residential uses planned within the TMISAP area.
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EXHIBIT A
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