CC - Proposed Findings Redlined
VII. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. Site Specific Conditions of Approval:
1.1. A Development Agreement (DA) for the IL Zoned property 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,
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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 final site plan
and conceptual building elevations submitted with the applications.
c. The East-West collector road shall be constructed as shown in Exhibit A.
Formatted: (none)
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 façades along fronting on and adjacent to Black Cat Road,
Interstate-84, and the E-Weast to west collector road running through the middle of
the site shall be considered frontage for the purpose of applying the TMISAP
development guidelines. The TMISAP development guidelines shall not apply to any
No other building faces are considered frontage façades.
2) Notwithstanding any provision in the TMISAP development guidelines, For the
interior industrial buildings (A, B, C, D, E, F, G, H, J), building façades fronting on
and adjacent to the east to west collector road running through the middle of the site
shall have an average of 15% of the linear dimension of the streel level frontage shall
be in windows or doorways.
3) Parking is allowed along building frontage, provided that the maximum length of
parking at along a building frontage does not exceed 30% of the linear dimension of
total frontage of all planned buildings combined.
Formatted: Highlight
4) When required to be constructed, the east to west collector shall be constructed in
conformity with the street section design attached as Exhibit A.
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
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As defined in Meridian Unified Development Code Section 11-1A-1
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the E-Weast to west collector running 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 north to south cCollector on the west
boundary of the site 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.
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.
h. The Rosenlof Drain willshall be left as-is (open) and willmay not be piped.
i. The total square footage of approved building occupancy on the site shall be dependent on
substantial completion, by owner/developer or any agency or third-party, of the following
roadway improvements:
1) Greater than 0 SF: Prior to any occupancy being permitted on the site: (i) the east to
west collector must be constructed from Black Cat west into the site approximately
1,500 feet; (ii) frontage improvements on Black Cat from the east to west collector to
Franklin must be complete; and (iii) turn lanes at the intersection of Black Cat and the
east to west collector must be completed as recommended by ACHD. Completion of the
above improvements permit occupancy for up to 960,000 SF.
2) Greater than 960,000 SF: To exceed 960,000 SF of occupied space on the site: (i) Black
Cat must be widened to five lanes between the east to west collector and Franklin; (ii)
the intersection of Black Cat and Franklin must be improved as recommended by ACHD;
and (iii) the east to west collector must be extended to the western boundary of the
site. Completion of the above improvements permit occupancy for up to 1,500,000 SF.
3) Greater than 1,500,000 SF: To exceed 1,500,000 SF of occupied space on the site
Franklin must be widened to five lanes between Black Cat and State Highway 16 and a
traffic signal must be constructed at the intersection of Black Cat and the east to west
collector, when a signal warrant analysis shows it is required.
j. In the I-L Zone, ACHD required frontage improvements, landscape buffer and pathway shall be
constructed along S. Black Cat Rd. with the first phase of development.
h. All existing and proposed development shall abandon well and septic and connect to City
services.
1.2 A Development Agreement (DA) for the R-15 Zoned property is required, which shall at a
minimum, incorporate the following provisions:
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a. The property zoned R-15 shall be used consistent with the uses and dimensional standards allowed in
the R-15 zone.
b. The existing home located at 350 S Black Cat shall hook up to City water and sewer services within 60
calendar days of such services becoming available in accord with MCC 9-1-4 and 9-4-8. At such time, all
septic and wells shall be abandoned.
i. Development in the residential zone (350 S Black Cat) will require a separate development
agreement when a future development is proposed.
Notes:
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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.
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2.3. The applicant shall provide easement(s) for all public water/sewer mains outside of public
right of way (include all water services and hydrants). The easement widths shall be 20-feet
wide for a single utility, or 30-feet wide for two. The easements shall not be dedicated via the
plat, but rather dedicated outside the plat process using the City of Meridian’s standard
forms. The easement shall be graphically depicted on the plat for reference purposes. Submit
an executed easement (on the form available from Public Works), a legal description
prepared by an Idaho Licensed Professional Land Surveyor, which must include the area of
the easement (marked EXHIBIT A) and an 81/2” x 11” map with bearings and distances
(marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this
document. All easements must be submitted, reviewed, and approved prior to development
plan approval.
2.4. The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 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.
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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 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.
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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.
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.
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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.
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EXHIBIT A
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