Turin Plaza H-2022-0063 and SHP-2022-0013 FIndings CITY OF MERIDIAN
FINDINGS OF FACT,CONCLUSIONS OF LAW C�f[EFI N,
AND DECISION& ORDER
In the Matter of the Request for Rezone of 1.80-Acres of Land from the R-4(Medium Low-Density
Residential)to the L-O(Limited Office)Zoning District; and Short Plat Consisting of Four(4)
Building Lots on 1.62-Acres of Land in the Proposed L-O Zoning District for Turin Plaza
Subdivision,by 12.15 Design.
Case No(s).H-2022-0063; SHP-2022-0013
For the City Council Hearing Date of: December 13, 2022 (Findings on December 20,2022)
A. Findings of Fact
1. Hearing Facts(see attached Staff Report for the hearing date of December 13, 2022, incorporated
by reference)
2. Process Facts(see attached Staff Report for the hearing date of December 13,2022, incorporated
by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of December 13,
2022, incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
date of December 13,2022, 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 § 11-5A.
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 TURIN PLAZA-H-2022-0063;SHP-2022-0013 - 1 -
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of December 13,2022, 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 a rezone and short plat is hereby approved per the conditions of
approval in the Staff Report for the hearing date of December 13,2022, attached as Exhibit A.
D. Notice of Applicable Time Limits
Notice of Short 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 I I-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).
E. Judicial Review
Pursuant to Idaho Code § 67-652 1(1)(d), if this final decision concerns a matter enumerated in Idaho
Code § 67-652 1(1)(a), an affected person aggrieved by this final decision may,within twenty-eight
(28)days after all remedies have been exhausted, including requesting reconsideration of this final
decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as
provided by chapter 52,title 67, Idaho Code. This notice is provided as a courtesy; the City of
Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA.
F. Notice of Right to Regulatory Takings Analysis
Pursuant to Idaho Code §§ 67-6521(1)(d) and 67-8003, an owner of private property that is the
subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory
takings analysis.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR TURIN PLAZA-H-2022-0063;SUP-2022-0013 -2-
G. Attached: Staff Report for the hearing date of December 13,2022
By action of the City Council at its regular meeting held on the 20th day of December
2022.
COUNCIL PRESIDENT BRAD HOAGLUN VOTED
COUNCIL VICE PRESIDENT JOE BORTON VOTED
COUNCIL MEMBER JESSICA PERREAULT VOTED
COUNCIL MEMBER LUKE CAVENER VOTED
COUNCIL MEMBER TREG BERNT VOTED
COUNCIL MEMBER LIZ STRADER VOTED
MAYOR ROBERT SIMISON VOTED
(TIE BREAKER)
Mayor Robert E. Simison 12-20-2022
Attest:
Chris Johnson 12-20-2022
City Clerk
Copy served upon Applicant, Community Development Department,Public Works Department and City
Attorney.
1
By: Dated: 2-20-2022
City Clerk's Office
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR TURIN PLAZA-H-2022-0063;SUP-2022-0013 -3-
EXHIBIT A
STAFF REPORT
E IDAN�--
COMMUNITY DEVELOPMENT DEPARTMENT I DIA H Q
HEARING December 13, 2022 Legend 10,
DATE:
0PFaject Laca'or
TO: Mayor&City Council
FROM: Sonya Allen,Associate Planner
208-884-5533
SUBJECT: Turin Plaza—RZ, SHP
H-2022-0063; SHP-2022-0013 =LL
LOCATION: 3169 W. Belltower Dr.,in the NW 1/4 of
--
Section 35, TAN., R.1W. (Parcel
#R1079860290)
I. PROJECT DESCRIPTION
Rezone of 1.80 acres of land from the R-4(Medium Low-Density Residential)to the L-O (Limited Office)
zoning district; and Short Plat consisting of four(4)building lots on 1.62 acres of land in the proposed L-O
zoning district for Turin Plaza Subdivision.
II. SUMMARY OF REPORT
A. Project Summary
Description Details
Acreage 1.62 acres(Short Plat)& 1.80 acres(Rezone)
Future Land Use Designation Office
Existing Land Use Vacant/undeveloped
Proposed Land Use(s) Office
Current Zoning R-4(Medium Low-Density Residential)
Proposed Zoning L-O(Limited Office)
Lots(#and type;bldg/common) 4 building lots
Phasing plan(#of phases) NA(not proposed to be phased)
Number of Residential Units(type 0
of units)
Density(gross&net) NA
Open Space(acres,total [%]/ NA
buffer/qualified)
Amenities NA
Physical Features(waterways, NA
hazards,flood plain,hillside)
Pagel
Neighborhood meeting 7/11/22
date
History(previous Lot 2,Block 6,Bridgetower Crossing Sub.2;AZ-01-003 (Ord.#01-930),DA Inst.
approvals) #101117652.
B. Community Metric
Description Details
Ada County
Highway District
• Staff report Yes
(yes/no)
• Requires No
ACHD
Commission
Action
(yes/no) -ti
• Existing N. Ten Mile Rd.,an arterial street runs along the street buffer on the west side of this property.
Conditions
• CIP/IFYWP
Access(Arterial/Collectors/State A backage road exists along the east boundary of the site for access via W.
Hwy/Local)(Existing and Proposed) Belltower Dr., a residential collector street.
Proposed Road Improvements None proposed,none required.
Fire Service No comments received.
Police Service No comments received.
West Ada School District No comments received.
Distance(elem,ms,hs)
Capacity of Schools
#of Students Enrolled
Wastewater
• Distance to Sewer Services Sewer is available to the east.
• Sewer Shed
• Estimated Project Sewer
ERU's
• WRRF Declining Balance
• Project Consistent with WW Yes
Master Plan/Facility Plan
• Impacts/Concerns
Water
• Distance to Services Water is stubbed to the site.
• Pressure Zone
• Estimated Project Water
ERU's
• Water Quality Concerns
• Project Consistent with
Water Master Plan
• Impacts/Concerns
Page 2
1 1 1
sY 1
� LJ
Iliiii t " _ _1� - 1 -� `ii�i11 �!'• = _ _ 1 ,:,r.-..{
i - °- ■u ' ■ui =1;-'�7+� '2_ .' Fri _. K .
�• IIN ■11 ■IIII -iL III �I f��;J �`e b•-�.+� .
t •t -�
1 �■Ll■l Ili - � � `�_...•'.
liraI IN
pl Ilxl 111 ��11`]i11EWLlLu.;'=
IIIIII LILNl111
11 III loll
lo�
1111111 1 __
IN
LLLL �' �.' 'k.i• _
IL
�� 11 L■��u , ,ice �ry
1 maw
.v+
I■IILI■I■IIII.
■■■x■■O i LIL '' wr j �. I .'.� f i•��f .
1rill 1 1 1 1
- � I•III
■■l mill NIP I -'• � ..■ IIII
_ - ■III I - --•• III.
�11111111 =:_,1� wxur- I�L mxu =' 1�,IIL
1■■■■1 '2�� IIII • II L■1 II 'I.I■L■1
�1111111 �- 111■■■ ■L■ 111 ■L■ IIII
1 u 11 uu :I ■ --I
* InIn
-! 1■
MIN
1 •1`+I■ all ■ �7.oII 11 all
II q Ill 11 IGg�I Ilxl 111
�IIIIII-�IIIN L� IIIIII��IIINI++IL�
LIIN�2 IIIIII II 11 IIIN�2 IIIIIIIII 11
11 uuul � �I�1 11 uuw �
11 1111111 � 11 1111111 �
mill LL7
uu ■ �rT•1- ■
r IL lLllpllp � ■lL ILILILLLLu
■�� LlL■Nil ■ LlL■NLL
y`■LILIIILI■ ■LILIILLL■
iLLLL LLLN■L :LI � �■LlL L■LN■L� �LI
LL
- LL
IV. NOTICING
Planning& Zoning City Council
Posting Date Posting Date
Newspaper notification
published in newspaper 10/19/2022 11/27/2022
Radius notification mailed to
property owners within 300 feet 10/13/2022 11/13/2022
Public hearing notice sign posted
10/20/2022 11/28/2022
on site
Nextdoor posting 10/13/2022 11/28/2022
V. COMPREHENSIVE PLAN ANALYSIS
LAND USE: This property is designated as Office on the Future Land Use Map(FLUM) contained in the
Comprehensive Plan. This designation will provide opportunities for low-impact business areas. These uses
would include professional offices,technology and resource centers; ancillary commercial uses may be
considered(particularly within research and development centers or technological parks). Sample zoning
include L-O.
The subject property is an enclave in the City surrounded by office and residentially developed properties.
The Applicant proposes to rezone the subject property from the R-4(Medium Low-Density Residential)to
the L-O(Limited Office)zoning district and re-subdivide the property into four(4)building lots for the
development of four(4) 3,550 to 3,600 square foot office buildings, consistent with the Office FLUM
designation for this property.
TRANSPORTATION: The Master Street Map(MSM)does not depict any collector streets across this
property.A collector street,W. Belltower Dr., exists to the north for access via N. Ten Mile Rd.; a backage
road from Belltower provides access to the subject property.
Goals,Objectives, &Action Items: Staff finds the following Comprehensive Plan policies to be applicable
to this application and apply to the proposed use of this property(staff analysis in italics):
• "Permit new development only where it can be adequately served by critical public facilities and
urban services at the time of final approval, and in accord with any adopted levels of service for
public facilities and services."(3.03.03F)
City water and sewer service has been stubbed to this lot and is available to be extended by the
developer with development in accord with UDC 11-3A-21.
• "Encourage compatible uses and site design to minimize conflicts and maximize use of land."
(3.07.00)
The site design for the proposed development should be compatible with the adjacent office uses to
the north and the senior living center to the south. A backage road exists along the east boundary of
the site and a 50 foot wide landscape buffer exists on the east side of the backage road with sight-
obscuring fencing which provides screening for adjacent single-family residential uses to the east,
which should reduce conflicts.
• "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 development should be consistent with existing adjacent uses and shouldn't
Page 4
negatively impact adjacent properties.
• "Require pedestrian access in all new development to link subdivisions together and promote
neighborhood connectivity."(2.02.01D)
With lot development, a pedestrian connection should be provided from the sidewalk along N. Ten
Mile Rd. to the main building entrances in accord with UDC 11-3A-19B.4.
• "Locate smaller-scale,neighborhood-serving commercial and office use clusters so they complement
and provide convenient access from nearby residential areas, limiting access to arterial roadways and
multi-modal corridors."(3.07.02B)
The proposed office uses are smaller-scale and will have convenient access from nearby residential
areas. No access is proposed or approved to N. Ten Mile Rd., an arterial street.
• "Maximize public services by prioritizing infill development of vacant and underdeveloped parcels
within the City over parcels on the fringe."(2.02.02)
Development of the subject infill parcel will maximize public services.
VI. STAFF ANALYSIS
A. REZONE(RZ)
The Applicant proposes to rezone 1.80 acres of land from the R-4(Medium Low-Density Residential)to
the L-O(Limited Office)zoning district. A legal description and exhibit map for the rezone area is
included in Section VIII.A. This property is within the City's Area of City Impact boundary.
There is an existing Development Agreement(DA)for Bridgetower Crossing Subdivision recorded in
2001 as Instrument No. 101117652,that governs future development of this property. It requires the
subject property to be rezoned to L-O prior to issuance of any building permits.
The Applicant proposes to develop the property with four(4) 3,550 to 3,600 square foot office buildings,
consistent with the Office FLUM designation for this property.
Professional services,which include,but are not limited to,architects, landscape architects and other
design services; graphic designers,consultants,lawyers,media advisors,photography studios, and
general offices, are listed as a principal permitted use in the L-O zoning district per UDC Table 11-2B-2.
Future development is subject to the dimensional standards listed in UDC Table 11-2B-3 for the L-O
zoning district.
This property is an undeveloped enclave that was previously annexed into the City surrounded by
developed properties.As noted above in Section V,the proposed development and use of the property
should be compatible with the scale and use of adjacent properties.
The City may require a development agreement(DA)in conjunction with a rezone pursuant to
Idaho Code section 67-6511A.Because there is already an existing DA in effect for this property
and the proposed development is in compliance with the DA, Staff does not recommend a new DA
or changes to the DA with this application.If the Commission and/or City Council would like to tie
future development to the conceptual development plan submitted with this application included
in Section VIII.B below,an amendment to the DA should be required to do so.
B. SHORT PLAT(SHP):
The proposed short plat is a re-subdivision of Lot 2,Block 6,Bridgetower Crossing Subdivision No. 2,
consisting of four(4)building lots on 1.62 acres of land in the proposed L-O zoning district. Each of the
four(4)lots are 17,686 square feet in area.
Page 5
The existing plat for Bridgetower Crossing No. 2 depicts the following easements applicable to this
property: a 35-foot wide landscape easement along N. Ten Mile Rd.with a note prohibiting vehicle
access across the easement; a 33-foot wide Idaho Power easement also Long N. Ten Mile Rd.; and a 25-
foot wide cross-access and City of Meridian sewer easement along the east boundary of the site where
the backage road is located. These easement have been carried over to the proposed plat.
Existing Structures/Site Improvements: There are no existing structures on this site. There is an
existing landscaped street buffer with a detached sidewalk along N. Ten Mile Rd.that was constructed
with the subdivision improvements for Bridgetower Crossing Subdivision No. 2. A backage road exists
along the east boundary of this site and adjacent lots to the north and south for access via W. Belltower
Dr., a collector street to the north.
Dimensional Standards(UDC 11-2): The proposed plat and subsequent development is required to
comply with the dimensional standards listed in UDC Table I1-2B-3 for the L-O zoning district,which
require a minimum 10-foot interior side setback—the front and rear setbacks are zero(0). Buildings may
not encroach within the street buffer along Ten Mile Rd. Changes may be needed to the building
placement shown on the conceptual development plan to comply with the side setback standard or
lot lines may need to be adjusted accordingly.
Access: Access is proposed via an existing backage road along the east boundary of the site from W.
Belltower Dr.,a collector street to the north, from N. Ten Mile Rd., an arterial street along the west
boundary of the site. Direct access via Ten Mile Rd. is prohibited. A cross-access/cross-parking
easement should be granted between all of the proposed lots for internal access from the backage
road and because some of the parking for each building appears to be located on adjacent lots; this
may be done via a note on the plat.
Landscaping(UDC 11-3B): A 35-foot wide street buffer exists along N. Ten Mile Rd.,an arterial
street,in accord with UDC Table 11-2B-3, as depicted on the plat.No landscaping is proposed with this
application. With future development of each lot,parking lot landscaping will be required in accord with
the standards listed in UDC 11-3B-8C.
Sidewalks(11-3A-17): A 5-foot wide detached sidewalk exists within the street buffer along N. Ten
Mile Rd.,an arterial street.
Waterways:No waterways cross this site.
Utilities(UDC 11-3A-21): Connection to City water and sewer services is required in accord with UDC
11-3A-21.
Pressurized Irrigation System (UDC 11-3A-15): Underground pressurized irrigation water is required
to be provided to each lot within the subdivision as set forth in UDC 11-3A-15.
Storm Drainage(UDC 11-3A-18):An adequate storm drainage system is required in all developments
in accord with the City's adopted standards, specifications and ordinances.Design and construction shall
follow best management practice as adopted by the City as set forth in UDC 11-3A-18. A Storm
Drainage Master was submitted with this subdivision.
Certificate of Zoning Compliance& Design Review:No conceptual building elevations were
submitted with this application. A Certificate of Zoning Compliance and Design Review application is
required to be approved for each of the structures and associated site improvements prior to submittal of
building permit applications. All structures shall comply with the design standards in the Architectural
Standards Manual.Note: One CZC/DR application could be submitted for the entire development.
Page 6
VII. DECISION
A. Staff:
Staff recommends approval of the proposed rezone and short plat with the provisions in Section IX in
accord with the Findings in Section X.
B. The Meridian Planning&Zoning Commission heard the RZ request on November 3,2022. At
the public hearing,the Commission moved to recommend approval of the subject RZ request.
I. Summary of Commission public hearing_
a. In favor: Jessica Petty and David Moorhouse
b. In opposition:None
C. Commenting. None
d. Written testimony: Jessica Petty, 1215 Design(Applicant's Representative)—in
agreement with staff report
e. Staff presenting application: Bill Parsons
f. Other Staff commenting on application:None
2. Key issue(s) testimony
a. None
3. Key issue(s)of discussion by Commission.
a. None
4. Commission change(s)to Staff recommendation:
a. None
5. Outstandingissue(s)ssue(s) for City Council:
a. None
C. The Meridian Citv Council heard these items on December 13,2022.At the public hearing.the
Council moved to approve the subject RZ and SHP requests.
1. Summary of the City Council public hearing:
a. In favor: Jessica Petty. 12.15 Design.LLC(Applicant's Representativel: David
Moorehouse(property owner)
b. In opposition: None
C. Commenting:None
d. Written testimony: Jessica Petty. 12.15 Design.LLC(Applicant's Representative)—in
agreement with the conditions in the staff report.
e. Staff presenting application: Sonya Allen
f. Other Staff commenting on application: None
2. Key issue(s)of public testimony:
a. None
3. Key issue(s)of discussion by City Council:
a. None
4. City Council change(s)to Commission recommendation:
a. None
Page 7
VIII. EXHIBITS
A. Rezone Legal Description and Exhibit Map
Professional Engineers,Land Surveyors and Planners
Masc>n 924 3-St.So. Nampa. ID 83651
AS S CD�C I a &C.5 I nc Ph (208)454-V56 Fax(208)467-4130
o-mail:dhoWicr ft caa2onan4Lg�
FOR: McCarter-Moorhousc
JOB NO.:MR0622
DATE: August 23,2021
REZONE DESCRIPTION
A parcel of land being all of Lot 2,Block 6,Bridgetower Crossing Subdivision No.2 in
the Ada County Recorder's office in Book86 at Pages 9641-9643 situated in the SW114
NW 114 of Section 35,Township 4 North,Range 1 West,Boise Meridian, Meridian,Ada
County Idaho,more particularly described as follows:
Commencing at the northwest corner of Section 35;
1'hcnce S 00'52' 50"W.,2630.% feet along the west boundary of the NW114 to the
southwest corner of the NW1l4;
Thence N O0°52'50"E_,218.84 fcct along the west boundary of the NWI14 the POINT
OF BEGINNING;
Thence N OOP 52' 50"E., 19T62 feet along the west boundary of the NWIA;
7-hence S 89°07' 10"E_40.00 feet of Lot 2 to the northwest corner of Lot 2;
Thence 5 89°07' 10"E_,358.00 feet along the north boundary of Lot 2 to the northeast
corner of Lot 2;
Thence 5 OO°52'30"W., 197.62 feet along the east boundary of Lot 2 to the southeast
comer of Lot 2;
Thence N 89'07' IV'W.,358.00 feet ab[rng the south boundary of Lot 2 to the southwest
comer of Lot 2;
Thence N 8V 07' 10"W.,40.00 feet to the POINT OF BEG INN I Ni:.
�at,ir
This rezone description contains 1.80 acres more or less.
a 42
OF19�
Page i-of i >i}D1.�
Page 8
LOT2 BLOCK 6 OFBRIDGETOVVFR CROSSING Su9DIVISIONNO.2
IN THE SW114 N'W114 OF SECTION 35 TOVVNSHIP 4 IVORTH
COMER RANGE 7 NEST CE THE SUSE MERUAN ADA COUNTYIDAHO
SEC.35 2022
I
d :I,
C3
m
50'07 WE
358.00
J
rr
z
REZONE
' f.80AC-p-
mw or row —
ao.Wmoo — — —
wily
SEC.m
LQT 2 BLOCK
8MCCEFOWER ORDSBING sLWDIWWON NO s
LEGEND ,gym, rNRM22
F e a r Mason�, — ''a',�. � f•�sa g �
oFr ay,ro�rz
Page 9
B. Conceptual Development Plan—REVISED
- —---------
I I ITI I I I
--- -----------
Jill -- ------ ------ ------------------- ---------------------------
_ � ',
;..:w............
-- -----------
1= III
--------- -- - -------
< 1
rq
14-
---------------
-------------- A1.0
Page 10
C. Short Plat(dated: 8/11/22)
I TURIM IaLAZA u^UBDIVISIOIV
— 0.
:. LOT 2,BLOCK 6,BRIDOETONFR CROSSdMO SUBDNISTON NO.2,
A PART OF THE sW 1/4 NW'A sECT10N TA T 4 N.,R. i W.,B.M.,
MERIDIAN,ADA COUNTY,IDAHO
2022
�9
I g €!
mesana
2
it rt rn�as.r
II � r°rs nw�e i r U }5 30 fi0
LEGEND
sL.Fi sa.Fr. I 're I cALcuurEL Paver
71 ® FLUNL ALUMIMUL CAP YOA4JYENT
x'� � I � FOUNO BRASS CAP MQVUMFNT
i-d I III i�B i I b O RMT S/2'1RCN
RESET W/5/8"MIN PIN
z SIIS g it I m W/PLASRL LAP PLS 95fifi
-iI avarot O Fd1N0 5/8"IRAN FA
rn� rx ws wr SET 1/1"Y 11"1R PUr
W/PLASNL LAP—936fi
M"NL&A9ER
BP/NCARr LINE
gl ---____-._ gC110.Y LINE
A4 ---- -- EasEuenrL.0
I 'I IJ.46% j r],gfiS I� LOT
TONT LOT LINE
NE uNE/LEwER
' p NOTES
W
PWT a seanriot-- ——�
NMRATNE g9=Rb CATA uwrmg a n¢vmnwr xsrwcrtal ImeAg
i � k a° rtrs Pxmlc m °a Pnce sarnwsar.,m s
cLsca,sr°REwL�. 1AW%AwP.,°ro
Irrr �r r,�oq,m
Mason °s�
�fBry wiauzzooz ��/n/aozz
SHEET i f 3
6K--
Page 11
IX. CITY/AGENCY COMMENTS & CONDITIONS
A. PLANNING DIVISION
1. The short plat shall include the following revisions:
a. Note#4: "Lots shall not be reduced in size without prior approval from the health authority and
the City of Meridian."
b. Include a note stating all lots within the proposed subdivision are subject to a cross-access/cross-
parking easement.
c. Include a note prohibiting access via N. Ten Mile Road.
2. A Certificate of Zoning Compliance and Design Review application is required to be approved for
each of the structures and associated site improvements prior to submittal of building permit
applications. All structures shall comply with the design standards in the Architectural Standards
Manual.Note: One CZC/DR application may be submitted for the entire development if desired.
3. Approval of the 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 short plat, as set
forth in UDC 11-6B-7A. Upon written request prior to the expiration of the final plat,the Applicant
may request an extension of time to obtain the City Engineer's signature on the final plat as set forth
in UDC 11-6B-7C.
B. PUBLIC WORKS
1. Site Specific Conditions of Approval
1.1 Ensure no sewer services pass through infiltration trenches.
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 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
Page 12
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
prior to receiving development plan approval.
2.5 All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer. Any structures that are allowed to remain shall be subject to evaluation
and possible reassignment of street addressing to be in compliance with MCC.
2.6 All irrigation ditches, canals, laterals, or drains, exclusive of natural waterways,intersecting,
crossing or laying adjacent and contiguous to the area being subdivided shall be addressed per
UDC 11-3A-6. In performing such work,the applicant shall comply with Idaho Code 42-1207
and any other applicable law or regulation.
2.7 Any wells that will not continue to be used must be properly abandoned according to Idaho Well
Construction Standards Rules administered by the Idaho Department of Water Resources. The
Developer's Engineer shall provide a statement addressing whether there are any existing wells
in the development, and if so,how they will continue to be used, or provide record of their
abandonment.
2.8 Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9 4 8. Contact Central District Health for abandonment procedures
and inspections(208)375-5211.
2.9 Street signs are to be in place, sanitary sewer and water system shall be approved and activated,
road base approved by the Ada County Highway District and the Final Plat for this subdivision
shall be recorded,prior to applying for building permits.
2.10 A letter of credit or cash surety in the amount of 110%will be required for all uncompleted
fencing,landscaping, amenities,etc.,prior to signature on the final plat.
2.11 All improvements related to public life, safety and health shall be completed prior to occupancy
of the structures. Where approved by the City Engineer, an owner may post a 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
Page 13
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, 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 DEPARTMENT(ITD)
https:llweblink.meridiancity.orglWebLinkIDocView.aspx?id=278191&dbid=0&repo=MeridianCitX
D. NAMPA&MERIDIAN IRRIGATION DISTRICT(NMID)
https:llweblink.meridiancity.org/WebLink/DocView.aspx?id=278762&dbid=0&r0o=MeridianCitX
E. ADA COUNTY HIGHWAY DISTRICT(ACHD)
https:llweblink.meridiancity.org/WebLink/DocView.aspx?id=275948&dbid=0&repo=MeridianCitX
X. FINDINGS
A. Annexation and/or Rezone(UDC 11-5B-3E)
Required Findings: Upon recommendation from the commission,the council shall make a full
investigation and shall, at the public hearing,review the application. In order to grant an annexation
and/or rezone,the council shall make the following findings:
1. The map amendment complies with the applicable provisions of the comprehensive plan;
The City Council finds the Applicant's request to rezone the subject property from the R-4 to the L-O
zoning district and develop the site with office uses is consistent with the Office FLUM designation
for this property.
2. The map amendment complies with the regulations outlined for the proposed district, specifically the
purpose statement;
Page 14
The City Council finds the proposed map amendment to L-O and development generally complies
with the purpose statement of the commercial districts in that it will provide for the service needs of
the community in accord with the Comprehensive Plan.
3. The map amendment shall not be materially detrimental to the public health, safety, and welfare;
The City Council finds the proposed map amendment should not be detrimental to the public health,
safety and welfare as the proposed office uses should be compatible with adjacent office, residential
care facility and single-family residential homes/uses in the area.
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 City services are available to this property and will be provided with
development.
5. The annexation(as applicable)is in the best interest of city.
This finding not applicable as the request is for a rezone, not annexation. The City Council finds the
proposed rezone is in the best interest of the city.
B. Short Plat(UDC 11-613-6)
In consideration of a preliminary plat,combined preliminary and final plat, or short plat,the decision-
making body shall make the following findings: (Ord. 05-1170, 8-30-2005, eff. 9-15-2005)
1. The plat is in conformance with the comprehensive plan and is consistent with this unified
development code; (Ord. 08-1372, 7-8-2008, eff. 7-8-2008)
City Council finds the proposed plat is generally in conformance with the UDC and the
Comprehensive Plan.
2. Public services are available or can be made available and are adequate to accommodate the
proposed development;
City Council finds public services are available to the subject property and will be adequate to
accommodate the proposed development.
3. The plat is in conformance with scheduled public improvements in accord with the city's capital
improvement program;
City Council finds the plat is in conformance with scheduled public improvements for this area in
accord with the City's CIP.
4. There is public financial capability of supporting services for the proposed development;
City Council finds there is public financial capability of supporting services for the proposed
development.
5. The development will not be detrimental to the public health, safety or general welfare; and
City Council finds the proposed development will not be detrimental to the public health, safety or
general welfare.
6. The development preserves significant natural, scenic or historic features. (Ord. 05-1170, 8-30-2005,
eff. 9-15-2005)
City Council is unaware of any significant natural, scenic or historic features that need to be
preserved with this development.
Page 15