Camping World Remodel & Addition CZC 07-237E IDIA
IDAHO
NOTE: 7his is not a BuL&
�hg Permit.
Prior to -any construction, you should
contact the Building Department at
(208) 887-2211 to verify if any
additional permits and/or inspections
will be reguired by the Meridian
Building Department.
Ike -
CERTIFICATE OF ZONING COMPLIANCE
/Vol/
Date: November 26, 2007
Project Name/Number: Cm -ping World Remodel and Addition — CZC-07-237
koe
Owner/Appli cant: Gary Bo.dily/Insigftt Architects
Site Address: 1580 Overland Road
Proposed Use: Remodel and 18,272 s.f addition
Zoning.- I -L
Comments:
Conditions of Approval: Project is sub ect to all current City of Meridian ordinances and
j
Conditional Use Permit (CLTP-01-020), Conditional Use Permit Modification (CUP -03-001), and
Certificate of Zo g Compliance (CZC-03-024 and CZC-03-068) applications associated with this
site�� if applicable. The issuance of this CZC does not release the applicant from any previous
requirements of the other permits issued for this site.
Landsc The Landscape Plan prepared by Insight Architects, labeled AL.1 is approved
(stamped "Approved" on November 26, 2007 by the Meridian Planning Department) with the
following changes/notes.-
1) Within one year of completion of construction of Lm"der Road Extension a landscape
buffer shaH be installed along the fuH length of the western property boundary line,
The buffer shall fully comply with the adopted Landscape Ordinance.
Other than the above-mentioned changes, the approved landscape plan is not to be altered Without
prior written approval of the Planning Department. No field changes to landscape plan permitted;
prior written approval of all material changes is required. Prior to final inspection and sign off for
this project, a written certificate of completion shall be submitted to -the Planning Department,
prepared by a landscape architect, landscape designer or qualified nurseryman responsible for the
landscape plan upon completion of the landscape installation. The Certificate of Completion shall
verify that all landscape n*nprovements, including plant materials and sprinkler installation, are in
substantial compliance with the approved landscape plan.
Site Plan: The Site Plan prepared by Insight Architects, Sheet AS1.0, is approved (stamped
"Approved" on November 26, 2007 by the Meridian Planning Department) with the following
changes (see redline changes on site plan) .-
1) Per UDC 11 -3C -5B3 Install wheel restraints to prevent cars from overhanLrina beyond
the designated rking staH dimensions on the staRs that are redlined*
Except for the changes mentioned above, the approved site plan is not to be altered without prior
written approval of the Planning Department.
Elevations: The Elevations prepared by Insight Architects, labeled Sheet AM and A3.2 are approved
with no changes from the Planning Department.
Alternative Compliance: Insight Architects has requested alternative compliance from UDC standard
11-4-3-38D. which requires I tree for every 200 square feet of parking area for vehicle sales or
rental. The applicant would be required to install 87 additional trees on the site. The applicant has
requested to install 52 additional trees in the existing landscape buffers and parking areas. In addition
to the required 29 trees in the 25 -foot wide landscape buffer along Linder Road, the applicant has
requested to install 15 additional trees for a total of 44 trees at completion of the landscape buffer
(see landscaping comments above). In lieu of the remaining 20 trees, the applicant is proposing an
enhanced building fagade along Overland Road. The applicant has provided elevations depicting a
mix of materials (split -face cmu and metal si ding) and five windows, which were not shown on the
previously proposed elevation. UDC 11 -5B-5B2b allows for the director to approve an alternative if
the site has space I hUitations. The site is a combination of vehicle sales and retail sales and the retail
sales portion of the site requires more customer parking than a typical vehicle sales lot would
the Director has approved the applicant's alternative compliance request.
requ-tre. Therefore,,
Irrig ion.- An underground, pressurizedi* gat 'ion system must be installed to all landscape areas per
the approved specifications and in accordance with LTDC 11 -3A- 15.
Protection of Existing Trees: Any existing trees on site must be protected or mitigated for *in
accordance with the Tree Preservation section of the City's Landscape Ordinance. Per UDC I I -3B-
10., coordinate with the Parks Department Aybon*st (Elroy Huff, 888-3579) for approval of
protection/relocation measures for the existing trees prior to construction. Any severely damaged tree
must be replaced in compliance with LTDC 11 -3B- 1 O -C.5.
Parking.- The proposed parking areas shall be paved and striped in accordance with LTDC I 1-3B.
Pro ect engineer/architect shall certify that the number and size of hand icap-accessible spaces
i
conforms to the Americans with Disabilities Act (A -DA). Handicap accessible stalls must have
signage in accordance per ADA and signed accessible.
C : Per UDC 11 -3B-5L all landscape areas adjacent to driveways, parking lots, or other vehicle
use areas, must be protected by curbing, wheel stops, or other approved protective devices. Curbing
may be cut to allow for stonn water runoff.
Sidewalks: All sidewalks shall be constructed in accordance with 11-3A-17. Sidewalks shall be
constructed prior to occupancy.
Dra Storm water drainage swales shall not have a slope steeper than 3: 1, shall be fully
vegetated, and shall be designed in compliance with UDC 11 -3B-1 I and UDC 11 -3A-1 8.
Lighting: Lighting shall not cause glare or impact the traveling public or neighboring
development and comply with lighting standards as defined in'LTDC 11-3A-11.
Sipmage: No signs are approved with this CZC. All business signs will require a separate sign
pen -nit in compliance with UDC 11 -3 D.
Trash Enclosure: All dumpster(s) must be screened in accordance with UDC- I 1-3A- 12. Trash
enclosures must be built in the location and to the size approved by SSC.
Handic ecessibilily. The structure'. site improvements and parking areas must be in compliance
with all federal handicap- accessibility requirements.
ACHD Acceptance: All impact fees, if any, shall be paid prior to the issuance of a building pennit.
If any changes must be made to the site plan to accommodate the ACHD requirements, a new site
plan shall be submitted to the City of Meridian Planning staff for approval prior to the issuance of a
building permit.
Certificate of Ocqupana: All required improvements must be complete prior to obtaining a
Certificate of Occupancy. All changes in occupancy need to comply with the requirements of the
Building Department. It is unlawful to use or occupy any building or structure until the Building
Official has issued a certificate of occupancy. A certificate of occupancy or temporary certificate of
occupancy is obtained from the Build ffig Dep artment (2 0 8) 8 8 7-2211 after inspections are complete.
and the field inspection record is returned to the Building Department.
Plan Modifications: Except for the changes mentioned above, the approved Site Plan, Landscape
Plan stamped "Approved" on November 2 6, 2 0 07, and Elevations., and are not to be altered without
prior written approval of the Planning Department. No significant field changes to the site or
landscape plans are pern-iitted; prior written approval of all changes i's required.
Note: If the plat for the subdivision in which this property Res has not been recorded, all
subdivision improvements shall be installed prior to occupancy of the first structure in the
subdivision.
Kri4-y Vigil
Assistant City Planner
*This letter does not indicate compliance with requirements of other departments/agencies,
including, but not limited to, Ada County Highway District, Central District Health Department,
affected I*M*gation district(s), Meridian Sewer, Water, Building or Fire Departments, Sanitary
Services Co., etc. This letter shall expire one (1) year from the date of issuance if work has not
begun.
+
Planning Department
IDAI 10
MENISTRATWE REVEEW APPLICATTON
OY
Type of Review Requested (check Al that apply)
El Accessory. Use
El Alternative Compliance
El Certificate of Zoning Coftipliance
El Conditional Use Permit Nfmor Modification
El Design Review
11 Private Street
11 Property Boundary Adjustment
0 Short Plat
0 Temporary Use Certificate of Zoning Compliance
13 Time Extension (Director)
0 Vacation
11 Other
icant Information
Applicant name:
STAFF USE ONLY:
File number(s): -C) + _71:3 Cr 0
Ir- 4:e - 4i0%,
fi A 1 -A A &-!w A iA im d Rem d e 1 1, H"
Project naime:
((())-
Date filed: Date comple
Assigned Planner:
te
U
Related fi Z L — 0
C
Applicant address:
Applicant's interest in property: 0 Own El Rent 0 Optioned Er6ther
Phone: ea�' A
M S�sn
Zip:
00r,
Owner name: Phone:8F6914e0okA
Owner address:
Zip:
Agent name (e.g., architect, engineer, developer, representative):
Finn name: Phone: -.7' w-7- 6�2__ 170.
Address: Zip:
Primary contact is: 0 Applicant El Owner Mo,�gent 11 Other
Contact name: Phone:
E-mail: JZt44ZJ(Q Fax:
Subject Property Information
Location/street address: I S)r",o &V 5�?(VAUt>
Assessor"s parcel number(s):
Township, range, section: �5�J W
Total acreage: �0 00-2-,�=p
Current land use: Current zoning district:
660 E. Watertower Lane, -Suite 202 * - Meridian, Idaho 83642
Phone: (208) 884-5533 Facsimile: (208) 888-6854 e Website: www.meridiancity.org
I CRev. 9121106)
Project Description
Project/subdivision name: F'V
General description of proposed project/request:
IF
Proposed zoning district(s):
Acres of each zone proposed: A/
Type of use proposed1check a1l that apply):
0 Residential Commercial DOffice DIndustrial )VOtheXV
Amenities provided with this development (if applicable): 1, - / / A -
Who will own & maintain the pressurized irrigation system in this development?
Which irrigation district does this property lie within? AimiD
Primary irrigation source: Ll Secondary: AIAA I "j)
Square footage of landscaped areas to be irrigated (if primary or secondary point of connection is City water):
Residential Project Summary (if applicable)
Number of residential units:
Number of common and/or other lots:
Number of building lots:
Proposed number of dwelling units (for multi -family developments only):
I Bedroom:
Mimomum, square footage of structure(s) (excl. garage):
Minimum property size (s.f)-, —
Gross density (DU/acre-total land):
Percentage of open space provided:
Percentage of useable open
2 or more
Proposed building height: _
Average property size (s.f):
Net density (Macre-excluding roads & alleys):
Acreage of open space:
(See Chapter 3, Article G, for qualified open space)
Type of open space prgvTded in acres (i.e., landscaping, public, common, etc):
Type of dwelli��g� proposed: 0 Single-family 0 Townhomes El Duplexes El Multi -family
Noar6sidential Project Summary (if appficable)
Number of building lots:
dpwsl- Other lots:
Gross floor area proposed: Existing (if applicable): ;-F-71 I - 1!4:2
Hours of operation (days and hours): to Building height:
Percentage of site/project devoted to the following -
Landscaping: Building: Paving: OA
70%
Total number of employees: Maximum number of employees at any one time: so.
Number and ages of students/children (if applicable): M&LA Seating capacity: QAV"*
Total number of parking spaces provided: I C�',S� — Number of compact spaces provided: 4WAMON"
AuthoriMation
Print applicant name:
Applicant signature:
lZr�.
Date: Id . ?" -$ . 6,7
- C,,,,*0_660 E. Watert ane, Suite 202 o MeridiaA Idaho 83642
Phone: (208) 884-5533 cs)-mile: (208) 888-6854 o Website: www.men*diancity.org
2
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(CA
Russ Phillips + Dana Kauffman
Pr9ject Oescrintion
The south building addition will be an 8,800 sf. This will consist of 6 additional maintenance bays and
two wash bays.
The east addition is 9,000 sf interior showroom space. The current interior showroom will be converted
to a Camping World retail space.
The n'ew roof structure on the west side of the property is a semi protected maintenance facility
1789 Broadway Avenue Boise,. Idaho 208.338.9080 208.338.9067fax
rRuss Phillips + Dana Kau an
November 19, 2007
Kristy Vigil
City of Meridian
Planning & Zoning
660 E. Watertower, Suite 202
Meridian, Idaho 83642
Re: Camping World
Alternative Compliance
Dear Kristy,
In response to your comments conGerningtheCZCforthe Camping World addition, we offer
the following alternatives to the "Landscaping Requirements" of section 11-4-3-38: Vehicle
Sales or Rental.
The current and continued use of this facility is a mix of vehicle sales and retail areas as a
result there is a re quirement for an additional 87 trees to We
are proposing to plant 52 additional trees of various species within the existing landscape
areas and a new parki-n�aot-isl5n-d located in the existino customer parking area. We are also
removing the parking lot back-up area along Overland Road at —the end of the employee
parking lot. Of the remaining 35 trees we are proposing that 15 be_Pjaced in the landsca
buffer along the west side of the RM22.rty a
.,.jdlacq,n
jjgj�j.o his will hap - en within 6
deLRoad..J p one
year of the �com�p W6`Mo�ffie Linder Road overpass construction. We request that the
remaining 20 trees be off set with an -pnhaaQWQyi�dandLRoad building facade. This
I co
enhancement wil windows being placed in the metal siding po ion' of the wall and
the addition of an eight foot high cmu wall along the length of the west side. This cmu will
match the existing cmu in color and texture.
Attached are a new Landscaping Plan and West Elevation for your review indicating the
proposed Alternative Compliance measures.
Please don't hesitate to contact me if you have any questions or require additional information.
Sincerely,
Dana Kau man, AlA, LEED
INSIGHTarchitects, pa
2238 Broadway Avenue Boise,, Idaho 208.338.9080 208.338.9067 fax
z
!I [tu I U t.J:7-. 1"-" Ablij t""WVLJ 1.1 1 LJLJ Cy. ril)URVIT. I Ij V L of U U'U 1, Aj V 'I VU
�?af /Sw K-5
RECORQED- REOVST C -F
:",AOA rwNTY RECORDER
J. DAVID NAMPO
FE DEPUT
E 7, t964; ;�
PM 2-.- 02 d
SPECIAL wxmum DEM
FOR VALUE RECEEIVED, =rW=D 13, LORRt ajc& KARX Do, LpEMI, an
tmraarried zan, heraina-fter rieferriad -"o as the rzrantor, heraby
U
lvway� &m.&W
grants, bmrgains, salls and conv S Q 1.0 GARY RODI'My and 42BORM
XXY 80DIX4Y, h74sband and wj4jFN6ejj9aa Howard, Caldwallr ldtLha 83605t
hereinafter referred to as the Grantee, the followkng clauvroribad
Prelaigas aituated in Ada County, State of Idaho, to -wit:
That certain parcel of land located in tha Southweqt
QUarter of the Southwast-Qqazter of Section 13, Township
3 North, RdncJe I W66t, Boise Meridian, Ada county, Idaho*,
more particUlarly described aS follows:
Cn=encinq at the section cornar common to Sections 14,
13, 2:3, anct. 24,, Towriship 3 North,, -P-ange I West, Boit�e
Meridian, aaid corner being the POINT OF BEGINNING.
Thence N 00"33"06" E,- al'ong the wast boundary of
said Section 13, cOzmOn to the canterline of Linder Road,
1113-47 feet to a point an the southerly right-of-way of
lntiar&tate 'zigh-way 1-64, F.P.P. No. 1--8QN-1(12)37-
Thence S 89'234115" R. along said southerly riqht-af-,
623.88 feet to a oint-
way'r P I
Thence S 00"331061 W, Parallel to the west bouTidary of
Section 13, 111S.41 feet to a point on the south boundary
of Section 11;
Thence N 89'007103t' W, along said soutb boundary,,
conzon tO the cantarline of Overland Road, 6231.8-2 faef: to
the POINT OF BIEGINVJ_)�G*
TOGETHER with all water and irrigation rights, ditchpa and
ditch rights, irrigation fixtures, and equipment, if any
aasaLciated witht or located upon, the real property.
SUBJEPCT to:
Encroachments, overlaps, boundary line disputes, and any
other tAtters Which would be disclaffed bY an acqurata
SUrVey or inspection of the premises. including, bpt rtat
kARRAXTY DEF.D - 1
WdCk LattrK. 6 7 6 3 \VDe�scj
C:)
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Russ Phillips + Dana Kau' man
CZC Application Explanation Letter
Bodily RV Expansion
1580 W. Overland Rd
Meridian, ID
October 22, 2007
The proposed project is an 18,272 sq ft expansion to the existing Bodily RV building at
1580 W. Overland Rd Meridian, ID.
There is no proposed changed to the existing trash enclosure.
There is no proposed change to the site lighting.
The existing shrubs and trees shall not be disturbed during construction.
David Larson
INSIGHTarchitects, pa
2238 Broadway Avenue
Boise, Idaho 83706
p 208.338.9080
f 208.338.9067
david@INSIGHTarchitects.com
2238 Broadway Avenue Boise, Idaho 208.338.9080 208.338.9067 fax
Oct -22. 2007 1 :40PM
CITY OF
ID -Ad -10
r-�ST 10
MAYOR
Tan -my de Weerd A TE:
CM COUNCIL MEMBERS
Keith Bird
Joseph W. Borton
Charles M. Rountree
David Zarernba
CiTy DEPARTM-ENTS
City Attorney/M
703 S. Main Street
898,5506 (City Attorney)
898-5503 (HR)
Fax 884-8723
Fire
540 E. Franklin Road
8884234 / fax 895-0390
Parks & Recreation
11 W. Bower Street
888-3579 / fax 88M501
Planning
660 E. Watertower Street
Suite 202
884,55&1 / fax 888-6854
Police
1401 E. Watertower Street
88M678 / fax 846-7366
Public Works
660 E. Watertower Street
Suite 200
89M500 / fax 895-9551
- Building
660 E. Watertower Street
Suite 150
887-2211 / fax 887-1297
- Sewer ffwTp)
3401 N. Ten Mile Road
888�-2191 / fax 88-4-0744
- Water
2235 N. W. 8th Street
888-5242 / fax 884-1159
CITY HALL
CITY CLERK — FAX 888- 4218
N o - 3 0 3 0 P - 2/2
FORM PW100
10/22/07
The, f ol lowing address has been verif ied by The, City of Meridian Public
Works [)epartment as valid for the project listed below.
Project Name: Bodily RV
Address: 1580 W Overland Rd
Suite#:
Zip Code: 83642
Lot/ Block/ 5ubdivision:
Notes" proposed addition to existing business
EACH SET OF PLANS WILL BE PEQUIRED TO CLEARLY REFLECT
THE CORRECT ADDRESS AND SUITE NUMBER (IF APPLICABLE).
Karle Glenn
[)epartment Specialist
Public Works
898-5500
glennk@merldiancity.org
EAST IDAHO AVENUE MERIDIAN., ID 83642 (208) 888-4433
ATTORNEY/ HR — FAX 884- V 23 FINANCE & UTILITY BILLING — FAX 887- 4813 MAYOWS OFFICE — FAX 84-8119
AFFIDAVIT OF LEGAL INTEREST
STATE OF IDAHO
COUNTY OF ADA
13
ame
(address)�
.(state)
bei`ng fftst ditty swom upon, oAth, depose and -say..
It mn' the record'owner of the property described on the attached, and I grant my
That'
permis,sion. to:
(danle) (address)
to submit the accompanying applfcation(s) pertaining to that property.
1 Agree to indemnffy, defend and -hbld the City of Meridian and "Its employee's harmtess
fr6ffi- din -y dlai'm or liability fesultifig from any dispute -xs to the statements conitatined
herein or as to"' the oivnersfiip of the property which 'is, the subject of the application.
4
3. 1 hereby grpt permissfon to City of -Meridian;staff to enter the subject property fdr the
purpose 'Of site inspectibns r�lated to pro- cessling said ap'plication(s).
04�d 'this.- . Jay of 20 0
(Signalu
A�-
SU8SCRIB ED AND SWORN to before me the day and year first above written. � I
(N o t P t i-b—ltc ko r I'd di i o)
� mvl��
A It rl 17
Residing at.
4P
My Commission Expires, 6�0 11110911111
660 E. Watertower Lane, Suile 1.02 * Meridia'n, Idaho 83642
Phone: (208) 884-5533 * Facsim' fle: (208) 888-6854 * Website: www.meridiancity.org
(Rev. 91-71106)
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12071 ?1 TOTAL
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MERIDIAN, IDAHO 83642
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W. PROJECTED ZZ GA FLAT FACED METAL
PANEL Wl 6114 B • l N' OG
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P EOTED METAL PANEL BEYOND
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CAMPING WORLD
MINEST OVERLAND ROAD I. ... Phllll�. Kd6�.n
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MERIDIAN, DAHO WH2
SITE PLAN
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CAMPING WORLD
MINEST OVERLAND ROAD I. ... Phllll�. Kd6�.n
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MERIDIAN, DAHO WH2
SITE PLAN
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Planning Department
CERTIFICATE OF ZONING COMPLIANCE
Application Checklist
Projectriame: �CP�
Description
Staff
ft_-�
File#: C 7
Applicantlagent:
b�
Narrative fully describing the proposed use of the property, including the following:
All applications are required to contain one copy of the following unless otherwise noted:
Applicant
Description
Staff
ft_-�
Completed & signed Administrative Review Application
b�
Narrative fully describing the proposed use of the property, including the following:
> Information on any previous approvals or requirements for the requested use
lie., applicable canditions of approval or Development Agreement)
Recorded warranty deed for the subject property
Affidavit of Legal Interest signed & notarized by the property owner (If owner is a corporation,
submit a copy of the Articles of Incorporation or other evidence to show that the person signing is an authorimd agent.)
L�/
Scaled vicinity map showing the location of the subject property
Sanitary Service Company approval for trash enclosure & access drive (stamped site plan)
A photometric test report for any light fixture(s) with a maximum output o 1,8 0 mens
or more (see LTDC 11 -3A- 11)
Copy of the recorded plat that the property lies withi n (8 I/T x 11
Address verification letter from Public Works (See Tricia Bieren 898-5500)
Site �Plan-4 copies (folded to 8 Yz" x 11 " size)
The following items must be shown on the site plan:
0 Date, scale, north arrow, and project name (scale not less than 1'�-50')
0 Names, addresses, and telephone numbers of the developer and the person an&or
preparing the plan
—firm
0 Parking stalls and drive aisles
0 Trash enclosure(s) location
0 Detail of trash enclosure (must be screened on 3 sides)
0 Location and specifications for underground irrigation (Pressurized irrigation can only be
waived if you prove no water rights exist to subject property)
0 Sidewalks or pathways (proposed and existing)
0 Location of proposed building on lot (include dimensions to property lines)
0 Fencing (proposed and existing)
0 Calculations table including the following:
Number of parking stalls required & provided (specify handicap & compact stalls)
> Building size (sq. ft.)
> Lot Size (sq. ft.)
> Setbacks
> Zoning district
0 Reduction of the site plan (8 1/2" x I I")
Landscape plan - 3 copies (folded to 8 1/2" x 11 " size)
Plan must have a scale no smaller than 1 " = 50'(1 " - 20'is preferred) and be on a standard
drarving sheet, not to exceed 36 " x 48 " (24" x 36" is preferred). Aplan which cannot be drawn in
its entirety on a single sheet mwt be drawn with appropriate match lines on two or more sheets.
The following items must be included on the landscape plan:
V/
0 Date, scale, north arrow, and project name
0 Names, addresses, and telephone numbers of the developer and the person and/or
firm preparing the plan
660 E. Watertower Lane, Suite 202 - Meridian, Idaho 83642
Phone: (208) 884-5533 * Facsimile: (208) 888-6854 * Website: www.meridiancity.org
3-?-
qK1
ACHDAcceptance Applicant shall be responsiblefor meeting the requirements ofACHD as theypertain to this
application. All impactfees, ifany, shall be paidprior to the issuance ofa buildingpermit. Ifany changes must be
made to the site plan to accommodate the A CHD requirements, a new site plan shall be submitted to the CitY of
Meridian Planning & Zoning Departmentfor approvalprior to the issuance of a buildingpermit.
Your buildingpermit will not be issueduntilACHD has approvedyourplans andall associatedfies have beenpaid
THIS APPLICA TION STALL NOT BE CONSIDERED COMPLETE UNTIL STAFF HAS RECEIVED A LL
REQUIRED INFORMATION.
660 E. Watertower Lane, Suite 202 - Meridian, Idabo 83642
Phone: (208) 884-5533 a Facsimile: (208) 888-6854 - Website: www.mcridimmity.org
(Rev. 9121106)
0 Existing natural features such as canals, creeks, drains, ponds, �wctlands,
floodplains, high groundwater areas, and rock outcroppings.
* Location, size, and species of all existing trees on site with trunks 4 inches or
greater in diameter, measured 6 inches above the ground. indicate whether the
tree will be retained or removed.
v
9 A statement of how existing healthy trees proposed to be retained will be
protected from damage during construction
0 Existing structures, planting areas, light poles, power poles, walls, fences, berms,
parking and loading areas, vehicular drives, trash areas, sidewalks, pathways,
stormwater detention areas, signs, street furniture, and other man-made elements.
0 Existing and proposed contours for all areas steeper than 20% slope. Berms shall
be shown with one -foot contours.
e Sight Triangles as defined in 11-3A-5 of this ordinance.
0 Location and labels for all proposed plants, including trees, shrubs, and
gr0Ut1dC0VerS (trees must not be planted in City water or seweressements). Scaleshownfor
plant materials shall reflect approximate mature size
* A plant list that shows the plant symbol, quantity, botanical name, common na7tne,
minimum planting size and container, tree class (1, 11, or 111), and comments (for
spacing, staking, and installation as appropriate).
0 Planting and installation details as necessary to ensure conformance with all
required standards.
0 Design drawing(s) of all fencing proposed for screening purposes
0 Calculations of project components to demonstrate compliance with the
requirements of this ordinance, including:
> Number of street trees and lineal feet of street frontage
> Width of street buffers (exclusive of right-of-way)
)� Width of parking lot perimeter landscape strip
)> Buffer width between different land uses (if applicable)
> Number of parking stalls and percent of parking area with internal landscaping
3� Total number of trees and tree species mix
> Mitigation for removal of existing trees, including number of caliper inches
being removed
eduction of the landscge plan (8 Y2" x 11")
Building elevations showing construction materials
If applying for approval of a public school, provide additional information as required by
the Public School Facility supplemental checklist per §67-6519.
Fee (If this project bad prior approval on a site plan, reduced fees may apply)
ACHDAcceptance Applicant shall be responsiblefor meeting the requirements ofACHD as theypertain to this
application. All impactfees, ifany, shall be paidprior to the issuance ofa buildingpermit. Ifany changes must be
made to the site plan to accommodate the A CHD requirements, a new site plan shall be submitted to the CitY of
Meridian Planning & Zoning Departmentfor approvalprior to the issuance of a buildingpermit.
Your buildingpermit will not be issueduntilACHD has approvedyourplans andall associatedfies have beenpaid
THIS APPLICA TION STALL NOT BE CONSIDERED COMPLETE UNTIL STAFF HAS RECEIVED A LL
REQUIRED INFORMATION.
660 E. Watertower Lane, Suite 202 - Meridian, Idabo 83642
Phone: (208) 884-5533 a Facsimile: (208) 888-6854 - Website: www.mcridimmity.org
(Rev. 9121106)
UN OF MERIDIAN
BEFORE THE CITY CO CIL OF THE CITY
IN THE MATTER OF THE
REQUEST FOR CONDITIONAL
USE PERMIT FOR THE
ESTABLISHMENT OF A NEW
RECREATIONAL VEHICLE
SALE LOT IN A I -L ZONE
LOCATED ON THE
NORTHEAST CORNER OF S.
LINDER AND E. OVERLAND
ROAD, MERIDIAN, IDAHO
GARY BODILY,
APPLICANT
C/C 08-08-01
Case No. CUP -0 1 -020
FINDINGS OF FACT AND
CONCLUSIONS OF LAW AND
DECISION AND ORDER
GRANTING CONDITIONAL
USE PERMIT
The above entitled conditional use permit application having come
before the city Council on August 8, 2001, at the hour of 6:30 p.m., at Meridian
City Hall, 33 East Idaho Street, Meridian, Idaho, and Shari Stiles, Planning and
Zoning Administrator, and Gary Smith, Public Works Directors, both appeared and
testified, and appearing and testifying on behalf of the Applicant was Anna Powell,
and no one appeared in opposition, and the City Council having duly considered the
evidence and the record in this matter and the Recommendations to City Council
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMIT (CUP -01 -020)
issued by the Planning and Zoning Commission who conducted a public hearing and
the Council having heard and taken oral and written testimony, and having duly
considered the matter, the City Council hereby makes the following Findings of Fact,
Conclusions of Law and Decision -and Order to -wit:
FINDINGS OF FACT
A notice of a public hearing on the conditional use permit was published
for two (2) consecutive weeks prior to the said public hearing scheduled for August 8,
200 1, before the City Council, the first publication appearing and written notice
having been mailed to property owners or purchasers of record within three hundred
feet (300) of the external boundaries of the property under consideration more than
fifteen ( 15) days prior to said hearing and with the notice of public hearing having
been posted upon the property under consideration more than one week before said
hearing and the copies of all notices were made available to newspaper, radio and
television stations as public service announcements; and the matter having been duly
considered by the City Council at the August 8, 2001, public hearing; and the
applicant, affected property owners, and government subdivisions providing services
within the planning jurisdiction of the City of Meridian, having been given full
opportunity to express comments and submit evidence.
There has been compliance with all notice and hearing requirements set
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMIT (CUP -01-020) 2
forth in Idaho Code §67-6509, 6512, and Meridian City Code §§ 11-15-5 and 11-17-
5 as evidenced by the Affidavit of Mailing, and the Affidavit of Publication and Proof
of Posting filed with the staff report.
3. This proposed development request is in an I -L zone and by reason of
the provisions of the Meridian City Code § I I - 17-4, a public hearing was required
before the City Council on this application.
4. The property is located on the northeast corner of S. Linder and E.
Overland Road, Meridian, Idaho.
5. The owner of record of the subject property is Gary Bodily of 203 SE I't
Street, Meridian, Idaho.
6. Applicant is the owner of record.
The subject property is currently zoned I -L. The zoning district of I -L is
defined within the City of Meridian Zoning and Development Ordinance, Section
IIJ-2.
The proposed application requests a conditional use permit for the
establishment of a new recreational vehicle sale lot. A new 2,500 -square -foot sales
building is the only building proposed to be built at this time. In the future, the
applicant would like to build additional buildings for display and maintenance
purposes.
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMIT (CUP -0 1 -020) 3
The subject property was formerly used for production of concrete products
and some gravel extraction and is currently undeveloped, Action will be taken by the
applicant to reclaim the land and minimize the scarring that was left behind during
and after the excavation of gravel on the proposed site.
The property does not have water or sewer services available on site, and the
property will not be able to connect to City sewer at this time. A water line will need
to be extended west on Overland to service the property, The applicant has proposed
using a septic system for sewage disposal until such time that sewer services become
available at this location.
The Hardin -brain -runs -e-aa-to-west across the -width- of the front half of the
parcel. The applicant intends to leave the waterway uncovered at the request of the
Nampa &-Meridian Irrigation District.
9. The Meridian City Council recognizes that the property is located in an
area designated as Existing Urban in the Comprehensive Plan Land Use Map. Sales
lots are listed as a commercial use in the zoning ordinance, and are conditionally
allowed in an industrial district.
10. The subject property is located on the north side of Overland Road
immediately east of Linder Road. It is 15.95 acres in area and is currently within the
corporate limits of the City of Meridian, The property is zoned Light Industrial (I -L)
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMIT (CUP -0 1 -020) 4
and has access from Overland Road. The freeway is north of the subject property.
The area immediately east of the subject property is developed with
industriallcommercial uses (zoned I -L). The property to the south and west is within
unincorporated Ada County and is developed with large residential lots and farm
ground (zoned Rural -Urban Transitional).
11. The surrounding uses are as follows:
North: 1-84.
South: Large residential lots and agricultural land, zoned RUT
(County).
East: Undeveloped land, zoned I -L.
West: Large residential lots and agricultural land, zoned RUT
(County).
12. The use proposed within the subject application will infact, constitute a
conditional use as determined by City Ordinance.
13, The Meridian City Council takes judicial notice of its Zoning,
Subdivision and Development Ordinances codified at Titles I I and 12, Meridian
City Code and all current zoning maps thereof and the Comprehensive Plan of the
City of Meridian, and Maps and the Ordinance establishing the Impact Area
Boundary.
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMIT (CUP -0 1 -020) 5
14. Giving due consideration to the comment received from the
governmental subdivisions providing services in the City of Meridian planning
jurisdiction public facilities and services required by the proposed development will
not impose expense upon the public if the following conditions of development are
imposed and the following is also found to be required to mitigate the effects of the
proposed use and development upon services delivered by political subdivisions
providing services to the subject real property within the planning jurisdiction of the
City of Meridian subject to the following:
Adopt the Recommendations of Planning and Zoning and Engineering staff as
follows:
I Landscaping shall be installed as subn-dtted on the site plan. Three copies
of detailed landscape plans and Irrigation performance specifications shall
be required prior to the issuance of a Certificate of Zoning Compliance.
12.)Within one year of completion of construction of Under Road
Extension, a landscape buffer shall be installed along the full length of the
western property boundary line. The buffer shall fully comply with the
adopted Landscape Ordinance.
3. The proposed gravel parldng lots in the northeast and northwest.comers
of the property shall be hard -surfaced with asphalt in accordance with
Meridian City Code.
4. There shall be no access to the property off of Linder Road at this time.
Future development of the southern portion of the lot that shall require
access to Linder Road shall only be permitted through the conditional use
permit process.
5. The Hardin Drain shall remain uncovered per NMID's request.
FINDINGS OF FACT AND CONCLUSIONS OF IAW
AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMIT (CUP -01-020) 6
6. All parking and areas of circulation shall be improved with a hard surface
in accordance with Meridian City Code 11-13-4.1), and shall be installed
and striped in accordance with the submitted site plan and Ordinance I I -
13-4.F.
All exterior lighting, whether attached to the building or located within the
parking lot, shall be down -shielded or otherwise altered so that the light
does not spill over onto adjacent properties or right-of-way. All parking lot
lighting shall be in accordance with Ordinance 11 - 13 -4C.
All signage shall be in accordance with the standards set forth in Section
11-14 of the City Zoning and Development Ordinance. No signs were
requested under subject application and none are approved. All signage is
subject to design review and shall require separate permits. Temporary or
portable signs shall be prohibited, and shall be removed upon 3 days notice
to the applicant.
9. All construction and site improvements shall conform to the requirements
of the Americans with Disabilities Act.
10. A drainage plan designed by a State of Idaho licensed architect or engineer
is required and shall be subinitted to the City Engineer (Ord. 557 10-1-91)
for all off-street parking areas. Storm water treatment and disposal shall be
designed in accordance with Department of Environmental Quality 1997
publication Catalog of Storm Water Best Management Practicesfor Idaho Cities
and Counties and City of Meridian standards and policies. Off-site disposal
into a surface water is prohibited unless the jurisdiction which has
authority over the receiving stream provides written authorization prior to
development plan approval. The applicant is responsible for filing all
necessary applications with the Idaho Department of Water Resources
regarding Shallow Injection Wells.
11. Trash: The trash enclosure shall be enclosed on at least three sides by a
solid wall or sight -obscuring fence at least four feet in height in accordance
with Ordinance 11 -12 -IC. Coordinate location and construction
requirements with Sanitary Services, Inc.
12. Certificate of Occupancy: All required improvements shall be complete
prior to obtaining a Certificate of Occupancy for the proposed
development. A temporary Certificate of Occupancy may be obtained by
providing surety to the City in the form of a letter of credit or cash in the
amount of 110% of the cost of the required improvements (including
FINDINGS OF FACT AND CONCLUSIONS OF LAW
AND DECISION AND ORDER GRANTING
CONDITIONAL USE PERMIT (CUP -01-020) 7
paving, striping, landscaping, and irrigation). A bid shall accompany any
request for temporary occupancy. Any temporary occupancy shall not
exceed 60 days to complete the required improvements,
13. As part of a conditional use permit, the City of Meridian may impose
additional restrictions/conditions.
14. Applicant shall provide a permanent 20 -foot wide easement corridor for the
operation and maintenance of the future eight -inch -diameter sanitary sewer
main along the north boundary of the subject parcel. Once the future sewer
reaches the west boundary of the subject parcel, the applicant shall have
six months to install the sewer across his parcel to the easement boundary
line. The applicant shall also discontinue use of the temporary septic
system and make physical connection to the new main. The septic system
shall be decommissioned per the standards of the Central District Health
Department. Applicant shall be subject to a Trunk Line Expansion Fee of
$1,500.00 per equivalent residential unit, due and payable at the time of
building permit issuance, It is advisable that the applicantinstall a dry line
sewer service at minimum depth and grade from the temporary septic
system to the future main location to ease the conversion.
15. Recent hydraulic modeling for the domestic water system indicates that,
while the current total supply in the zone can meet this increase in
domestic demand, it is unable to meet fire flow requirements in the area
under maximum day demand conditions. A new well in Bear Creek Estates,
Well 22, will be completed at the end of the year. This will provide needed
supply on the west side of Meridian Road. Approval of additional phases
of Bear Creek Estates or other developments within the service zone are
being held up until the completion of Well 22. At the time of Well 22
completion, flows and pressures shall be monitored with the Meridian
Water Department to determine the availability of the needed fire flow to
the subject Site.
16, A Certificate of Zoning Compliance and a Building Permit shall be
obtained prior to the start of construction.
17, Prior to issuance of a building permit, a fire suppression system shall
be approved by Planning and Zoning Staff and the Fire Department
and installed by the applicant.
Adopt the Recommendations of the Sanitary Service as follows:
Applicant shall coordinate location and construction requirements of waste
RECOMMENDATION TO CITY COUNCIL - 8
REQUEST FOR CONDITIONAL USE PERMIT FOR ESTABLISHMENT OF A
RECREATIONAL VEHICLE SALES LOT ON 15.95 ACRES, LOCATED IN AN
I -L ZONE
enclosure.location and size with Sanitary Services.
Adopt the Recommendations of the Meridian Fire Department as follows:
Street signs, water supply for fire hydrants and fire hydrants shall be
installed before building begins. Weeds and trash shall be kept clear.
Adopt the Recommendations of the Central District Health Department as
follows:
Specific knowledge as to the exact type of use shall be provided before the
Central District Health Department can comment on the proposal.
2. More data shall be provided concerning soil conditions before the Central
District Health Department can comment on the, proposal.
3. The Central District Health Department shall require a study to assess the
impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
4. Run-off is not to create a mosquito breeding problem.
If restroom facilities are to be installed, then a sewage system shall be
installed to meet Idaho State Sewage Regulations.
6, Applicant shall make an application for a septic permit from. the Central
District Health Department.
Adopt the Recommendations of the Nampa &- Meridian Iff igation District as
follows�
A License Agreement is required for the relocation of the Hardin Drain and
all encroachment agreements shall be in place.
2. All storm drainage shall be retained on site, if any water leaves the site a
discharge agreement shall be in place before construction can begin.
If the Hardin Drain is to be relocated, a new easement description is
required and the old description shall be relinquished.
Adopt the Recommendations of the Ada County Highway District as
follows:
RECOMMENDATION TO CITY COUNCIL - 9
REQUEST FOR CONDITIONAL USE PERMIT FOR ESTABLISHMENT OF A
RECREATIONAL VEHICLE SALES LOT ON 15.95 ACRES, LOCATED IN AN
I -L ZONE
1. Dedicate 48 -feet of right-of-way from the centerline of Overland Road
abutting the parcel by means of recordation of a final subdivision plat or
execution of a warranty deed prior to issuance of a building permit (or
other required permits), whichever occurs first. Allow up to 30 business
days to process the right-of-way dedication after receipt of all requested
material. The owner shall be paid the fair market value of the right-of-way
dedicated which is an addition to existing ACHD night -of -way if the owner
submits a letter of application to the impact fee adniinistrator prior to
breaking ground, in accordance with Section 15 of ACHD Ordinance
# 193. The right-of-way purchase agreement shall be completed and signed
by the applicant prior to scheduling the final plat for signature by the
ACHD Commission,
2. Dedicate 48 -feet of right-of-way from the centerline of Linder Road
from Overland Road for approximately 4 1 0 -feet to the north, then tapering
to 100 -feet of right-of-way to the point where this development abuts 1-84,
by mqans of recordation of a final subdivision plat or execution of a
warranty deed prior to issuance of a building permit (or other required
pem-dts whichever occurs first. Allow up to 30 business days to process the
right-of-way dedication after receipt of all requested material. The owner
shall be paid the fair market value of the right-of-way dedicated which is
an addition to existing ACHD right-of-way if the owner submits a letter of
application to the impact fee administrator prior to breaking ground, in
accordance with Section 15 of ACHD Ordinance #193. The right-of-way
purchase agreement shall be completed and signed by the applicant prior
to scheduling the final plat for signature by the ACHD Comniission. The
applicant shall be paid for this right-of-way, minus the road trust amount
for sidewalk on Linder Road ($22,800).
3. Construct one driveway on Overland Road located approximately 60 -feet
west of the east property line, as proposed. Pave the driveway its full width
of 30 to 35 -feet and at least 30 -feet into the site beyond the edge of
pavement of Overland Road and install pavement tapers with 15 -foot radii
abutting the existing roadway edge.
4. Locate any proposed gated entry a n-dnimum of 50 -feet from the edge of
pavement of a public road. Coordinate the location of any proposed gated
entry with District staff.
5. Provide a $12,480.00 deposit to the Public Rights -of -Way Trust Fund for
the cost of constructing a 5 -foot wide concrete sidewalk on Overland Road
abutting the parcel (approximately 624-fect) prior to issuance of a building
permit, or District approval of a final plat, whichever occurs first.
RECOMMENDATION TO CITY COUNCIL - 10
REQUEST FOR CONDITIONAL USE PERMIT FOR ESTABLISHMENT OF A
RECREATIONAL VEHICLE SALES LOT ON 15.95 ACRES, LOCATED IN AN
I -L ZONE
OR
The applicant may construct sidewalk on Overland Road. If the applicant
chooses to construct sidewalk, the applicant should meander the sidewalk
outside of the right-of-way. If the sidewalk meanders, the applicant shall
provide the District with a sidewalk easement.
6. Utility street cuts in pavement less than five years old are not allowed
unless approved in writing by the District. C6ntact Construction Services
at 387-6280 (with file numbers) for details.
7. Any existing irrigation facilities shall be relocated outside of the right-of-
way.
8. All utility relocation costs associated with improving street frontages
abutting the site shall be borne by the developer.
9. Other than the access point specifically approved with this application,
direct lot or parcel access to Overland Road is prohibited.
10. Access to Linder Road has not been proposed with this application and
none is approved.
15. The proposed uses within the subject application will be harmonious
with and in accordance with the Meridian Comprehensive Plan and the City of
Meridian Zoning and Development Ordinance because:
15.1 The subject property is designated on the "Generalized Land Use Map"
as "Existing Urban".
16. The uses proposed within the subject application subject to the
conditions herein ordered will be designed, constructed, operated and maintained to
be harmonious and appropriate in appearance or intended character of the general
vicinity and that such uses will not change the intended essential character of the
same area.
17. The uses proposed within the subject application will not be hazardous
RECOMMENDATION TO CITY COUNCIL - I I
REQUEST FOR CONDITIONAL USE PERMIT FOR CONSTRUCTION OF A
OFFICE/STORAGE FACILITY WITHIN THE I 00 -YEAR FLOODPLAIN
or disturbing to existing or future neighboring uses.
18. The uses proposed within the subject application will be served
adequately by central public facilities and services such as highways, streets, police
and fire protection, drainage structures, refuse disposal, water, and sewer.
19. The uses proposed within the subject application will not involve uses,
activities, processes, materials, equipment and conditions. of operation that will be
detrimental to any persons, property or the general welfare by reason of excessive
production of traffic, noise, smoke, fumes, glare or odors.
20. The development will not result in the destruction, loss or damage of
natural or scenic feature of major importance relating to the property.
CONCLUSIONS OF LAW
The City of Meridian shall exercise the powers conferred upor� it by the
"Local Land Use Planning Act of 1975" hereinafter referred to for convenience as the
"Act" codified at Chapter 65, Title 67, Idaho Code (I.C. §67-6503).
2. The Meridian City Council may exercise all the powers required and
authorized under the oAct" except the power to adopt ordinances by the
establishment of a Planning and Zoning Commission by ordinance pursuant to Idaho
Code Section 67-6504 which the City Council of the City of Meridian has
established by the passage of the "City of Meridian Zoning and Development
Ordinance" at Titles XI and XII, Chapter 1, Meridian City Code.
3. As part of a zoning ordinance the City Council can, subject to hearing
RECOMMENDATION TO CITY COUNCIL - 12
REQUEST FOR CONDITIONAL USE PERMIT FOR CONSTRUCTION OF A
OFFICE/STORAGE FACILITY WITHIN THE 100 -YEAR FLOODPLAIN
and notice provision required, provide for the process of special and/or conditional
use permits which a proposed use is otherwise prohibited by the terms of the
ordinance but allowed with conditions under the specific provisions of the ordinance
which the City of Meridian has done in the adoption of its zoning ordinances.
4. The City Council has the duty and responsibility to review the facts
and circumstances of each application for special use permit to determine prior to
granting the same that the evidential showing supports the finding that the following
standards are met and that the proposed development: (Meridian City Code § 11 - 17-
3)
a, Will, in fact, constitute a conditional use as determined by City policy;
b. Will be harmonious with and in accordance with the Comprehensive
Plan and this Ordinance;
C. Will be designed, constructed, operated and maintained to be
harmonious and appropriate in appearance with the existing or intended character of
the general vicinity and that such use will not change the essential character of the
same area,
d. Will not be hazardous or disturbing to existing or future neighboring
uses;
C. Will be served adequately by essential public facilities and services such
as highways, streets, police and fire protection, drainage structures, refuse disposal,
water, sewer or that the person responsible for the establishment of proposed
conditional use shall be able to provide adequately any such services;
f. Will not create excessive additional requirements at public cost for
public facilities and services and will not be detrimental to the economic welfare of
the community;
g. Will not involve uses, activities, processes, materials, equipment and
conditions of operation that will be detrimental to any persons, property or the
RECOMMENDATION TO CITY COUNCIL - 13
REQUEST FOR CONDITIONAL USE PERMIT FOR CONSTRUCTION OF A
OFFICFJSTORAGE FACILITY WITHIN THE I 00-YFAR FLOODPLAIN
general welfare by reason of excessive production of traffic, noise, smoke, fumes, glare
or odors;
h. Will not res ' ult in the destruction, loss or damage of a natural or scenic
feature of major importance.
5. Prior to granting a conditional use permit in the Light Industrial
District (I -L), a public hearing shall be conducted with notice to be published and
provided to property owners or purchasers of record within three hundred feet (300')
of the external boundaries of the land under consideration for the conditional use
permit all in accordance with the provisions of Meridian City Code § I I - 17-5 City of
Meridian Zoning and Development Ordinance, which'provides as follows:
"Prior to approving a Conditional Use Permit, the applicant and the
Commission and Council shall follow notice and hearing procedures provided
in Chapter 15 of this Title. Provided, however, that conditional use
applications for land in Old Town and in industrial and commercial districts
shall only be required to have one public hearing which shall be held before
the Planning and Zoning Conurdssion; and after the recommendation of the
Commission is made, the application shall go before the City Council without
a public hearing and the Council may approve, deny, or modify the
recommendation of the Commission."
6. Following the public hearing and within 45 days after the conclusion of
the public hearing the Commission shall, transmit its recommendations to the
Meridian City Council with supportive reasons. The Commission shall recommend
that the application be approved, approved with conditions or denied. The
Commission shall ensure that any approval or approval with conditions of an
application shall be in accordance with Meridian Comprehensive Plan, City of
Meridian Zoning and Development Ordinance, and Idaho State law. (Meridian City
RECOMMENDATION TO CITY COUNCIL - 14
REQUEST FOR CONDITIONAL USE PERMIT FOR CONSTRUCTION OF A
OFFICFJSTORAGE FACILITY WITHIN THE 1 00 -YEAR FLOODPLAIN
Code § 11-17-6)
7. When the City Council approves a conditional use permit it may
impose conditions of that approval that reasonably:
A Minimize adverse impact on other development;
B. Control the sequence and timing.of development;
C. Control the duration of development;
D. Assure that the development is maintained property;
E. Designate the exact location and nature of the development;
F. Require the provision for on-site public facilities or services; and
G. Require more restrictive standards than those generally required, in this
Ordinance.
8. The City of Meridian has, by ordinance, established the Impact Area
and the Comprehensive Plan of the City of Meridian, which was adopted December
21, 1993, Ord. 629, January 4, 1994 and Maps.
DECISION AND ORDER
GRANTING CONDITIONAL USE PERMIT SUBJECT TO CONDITIONS
NOW, THEREFORE, BASED UPON THE ABOVE AND FOREGOING
FINDINGS OF FACT AND CONCLUSIONS OF LAW, the City Council does
hereby ORDER and this does Order that:
That the above named applicant is granted a conditional use permit for
RECOMMENDATION TO CITY COUNCIL - 15
REQUEST FOR CONDITIONAL USE PERMIT FOR CONSTRUCTION OF A
OFFICE/STORAGE FACILITY WITHIN THE 100 -YEAR FLOODPLAIN
the establishment of a new recreational vehicle sale lot in an I -L zone located at 1380
East Commercial Ave., Meridian, Idaho, subject to the following conditions of use
and development:
Adopt the Recommendations of Planning and Zoning and Engineering staff as
follows:
Landscaping shall be installed as submitted on the site plan, Three copies
of detailed landscape plans and irrigation performance specifications shall
be required prior to the issuance of a Certificate of Zoning Compliance.
2. Within one year of completion of construction of Linder Road
Extension, a landscape buffer shall be installed along the full length of the
western property boundary line. The buffer shall fully comply with the
adopted Landscape Ordinance.
3. The proposed gravel parking lots in the northeast and northwest comers
of the property shall be hard -surfaced widi asphalt in accordance with
Meridian City Code.
4. There shall be no access to the property off of Linder Road at this time.
Future development of the southern portion of the lot that shall require
access to Linder Road shall only be pern-dtted through the conditional use
permit process.
S. The Hardin Drain shall remain uncovered per NMID's request.
6. All parking and areas of circulation shall be improved with a hard surface
in accordance with Meridian City Code 11-13-4.13, and shall be installed
and striped in accordance with the submitted site plan and Ordinance 11-
13-4.F.
7. All exterior lighting, whether attached to the building or located within the
parking lot, shall be down -shielded or otherwise altered so that the light
does not spill over onto adjacent properties or right-of-way. All parking lot
lighting shall be in accordance with Ordinance 11 - I 3-4C.
8. All signage shall be in accordance with the standards set forth in Section
RECOMMENDATION TO CITY COUNCIL - 16
REQUEST FOR CONDITIONAL USE PERMIT FOR CONSTRUCTION OF A
OFFICE/STORAGE FACILITY WITHIN THE I 00 -YEAR FLOODPLAIN
11-14 of the City Zoning and Development Ordinance. No signs were
requested under subject application and none are approved. All signage is
subject to design review and shall require separate permits. Temporary or
portable signs shall be prohibited, and shall be removed upon 3 days notice
to the applicant.
9. All construction and site improvements shall conform to the requirements
of the Americans with Disabilities Act.
10. A drainage plan designed by a State of Idaho licensed architect or engineer
is required and shall be subn-dued to the City Engineer (Ord. 557, 10-1-91)
for all off-street parking areas. Storm water treatment and disposal shall be
designed in accordance with Department of Environmental Quality 1997
publication Catalog of Stom Water Best Managetnent Practicesfor Idaho Cities
and Counties and City of Meridian standards and policies. Off-site disposal
into a surface water is prohibited unless the jurisdiction which has
authority over the receiving stream provides written authorization prior to
development plan approval. The applicant is responsible for filing all
necessary applications with the Idaho Department of Water Resources
regarding Shallow Injection Wells.
11. Trash: The trash enclosure shall be enclosed on at least three sides by a
solid wall or sight -obscuring fence at least four feet in height in accordance
with Ordinance 11-12-1C. Coordinate location and construction
requirements with Sanitary Services, Inc.
12. Certificate of Occupancy: All required improvements shall be complete
prior to obtaining a Certificate of Occupancy for the proposed
development. A temporary Certificate of Occupancy may be obtained by
providing surety to the City in the form of a letter of credit or cash in the
amount of 110% of the cost of the required improvements (including
paving, striping, landscaping, and irrigation). A bid shall accompany any
request for temporary occupancy. Any temporary occupancy shall not
exceed 60 days to complete the required improvements.
13. As part of a conditional use permit, the City of Meridian may impose
additional restrictions/conditions.
14. Applicant shall provide a permanent 20 -foot wide easement corridor for the
operation and maintenance of the future eight -inch -diameter sanitary sewer
main along the north boundary of the subject parcel. Once the future sewer
reaches the west boundary of the subject parcel, the applicant shall have
six months to install the sewer across his parcel to the easement boundary
line. The applicant shall also discontinue use of the temporary septic
RECOMMENDATION TO CITY COUNCIL - 17
REQUEST FOR CONDITIONAL USE PERMIT FOR CONSTRUCTION OF A
OFFICE/STORAGE FACILITY WrMtN THE I 00 -YEAR FLOODPLAIN
system and make physical connection to the new main. The septic system
shall be decommissioned per the standards of the Central District Health
Department. Applicant shall be subject to a Trunk Line Expansion Fee of
$1,500.00 per equivalent residential unit, due and payable at the time of
building permit issuance. It is advisable that the applicantinstall a dry line
sewer service at n-dnimum depth and grade from the temporary septic
system to the future main location to ease the conversion.
15. Recent hydraulic modeling for the domestic water system indicates that,
while the current total supply in the zone can meet this increase in
domestic demand, it is unable to meet fire flow requirements in the area
under maximum day demand conditions. A new well in Bear Creek Estates,
Well 22, will be completed at the end of the year. This will provide needed
supply on the west side of Meridian Road. Approval of additional phases
of Bear Creek Estates or other developments within the service zone are
being held up until the completion of Well 22. At the time of Well 22
completion, flows and pressures shall be monitored with the Meridian
Water Department to determine the availability of the needed fire flow to
the subject site.
16. A Certificate of Zoning Compliance and a Building Permit shall be
obtained prior to the start of construction.
17. Prior to issuance of a building permit, a fire suppression system shall
be approved by Planning and Zoning Staff and the Fire Department
and installed by the applicant.
Adopt the Recommendations of the Sanitary Service as follows:
Applicant shall coordinate location and construction requirements of waste
enclosure location and size with Sanitary Services..
Adopt the Recommendations of the Meridian Fire Department as follows:
Street signs, water supply for fire hydrants and fire hydrants shall be
installed before building begins. Weeds and trash shall be kept dear.
Adopt the Recommendations of the Central District Health Department as
follows;
Specific knowledge as to the exact type of use shall be provided before the
Central District Health Department can comment on the proposal.
RECOMMENDATION TO CITY COUNCIL - 18
REQUEST FOR CONDITIONAL USE PERMIT TOR ESTABLISHMENT OF A
RECREATIONAL VEHICLE SALES LOT ON 15.95 ACRES, LOCATED IN AN
I -L ZONE
2. More data shall be provided concerning soil conditions before the Central
District Health Department can comment on the proposal,
3. The Central District Health Department shall require a study to assess the
impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
4. Run-off is not to create a mosquito breeding problem.
5, If restroom facilities are to be installed, then a sewage system shall be
installed to meet Idaho State Sewage Regulations.
6. Applicant shall make an application for a septic permit from the Central
District Health Department.
Adopt the Recommendations of the Nampa & Meridian Irrigation District as
follows:
A License Agreement is required for the relocation of the Hardin Drain and
all encroachment agreements shall be in place.
All storm drainage shall be retained on site, if any water leaves the site a
discharge agreement shall be in place before construction can begin.
If the Hardin Drain is to be relocated, a new casement description is
required and the old description shall be relinquished.
Adopt the Recommendations of the Ada County Highway District as
follows:
Dedicate 48 -feet of right-of-way from the centerline of Overland Road
abutting the parcel by means of recordation of a final subdivision plat or
execution of a warranty deed prior to issuance of a building permit (or
other required permits), whichever occurs first. Allow up to 30 business
days to process the right-of-way dedication after receipt of A requested
material. The owner shall be paid the fair market value of the right-of-way
dedicated which is an addition to e)dsting ACED right-of-way if the owner
submits a letter of application to the impact fee administrator prior to
brealdng ground, in accordance with Section 15 of ACED Ordinance
# 193. The right-of-way purchase agreement shall.be completed and signed
by the applicant prior to scheduling the final plat for signature by the
ACED Commission.
RECOMMENDATION TO CITY COUNCIL - 19
REQUEST FOR CONDITIONAL USE PERMIT FOR ESTABLISHMENT OF A
RECREATIONAL VEHICLE SALES LOT ON 15.95 ACRES, LOCATED IN AN
I -L ZONE
2. Dedicate 48 -feet of right-of-way from the centerline of Linder Road
from Overland Road for approximately 4 1 0 -feet to the north, then tapering
to 100 -feet of right-of-way to the point where this development abuts 1-84,
by means of recordation of a final subdivision plat or execution of a
warranty deed prior to issuance of a building permit (or other required
permits whichever occurs first. Allow up to 30 business days to process the
right-of-way dedication after receipt of all requested material. The owner
shall be paid the fair market value of the righi-of-way dedicated which is
an addition to existing ACHD right-of-way if the owner subinits a letter of
application to the impact fee administrator prior to breaking ground, in
accordance with Section 15 of ACHD Ordinance #193. The right-of-way
purchase agreement shall be completed and signed by the applicant prior
to scheduling the final plat for signature by the ACHD Commission. The
applicant shall be paid for this right-of-way, minus the road trust amount
for sidewalk on Linder Road ($22,800).
Construct one driveway on Overland Road located approximately 60 -feet
west of the east property line, as proposed. Pave the driveway its full width
of 30 to 35 -feet and at least 30 -feet into the site beyond the edge of
pavement of Overland Road and install pavement tapers with 15 -foot radii
abutting the existing roadway edge.
4. Locate any proposed gated entry a minimum of 50 -feet from the edge of
pavement of a public road. Coordinate the location of any proposed gated
entry with District staff.
Provide a $12,480.00 deposit to the Public Rights -of -Way Trust Fund for
the cost of constructing a 5 -foot wide concrete sidewalk on Overland Road
abutting the parcel (approximately 624 -feet) prior to issuance of a building
permit, or District approval of a final plat, whichever occurs first.
OR
The applicant may construct sidewalk on Overland Road. If the applicant
chooses to construct sidewalk, the applicant should meander the sidewalk
outside of the right-of-way. If the sidewalk meanders, the applicant shall
provide the District with a sidewalk easement.
6. Utility street cuts in pavement less than five years old are not allowed
unless approved in writing by the District, Contact Construction Services
at 387-6280 (with file numbers) for details.
T � Any existing irrigation facilities shall be relocated outside of the right-of-
way.
RECOMMENDATION TO CITY COUNCIL - 20
REQUEST FOR CONDITIONAL USE PERMIT FOR ESTABLISHMENT OF A
RECREATIONAL VEHICLE SALES LOT ON 15.95 ACRES, LOCATED IN AN
I -L ZONE
8. All utility relocation costs associated with improving street frontages
abutting the site shall be borne by the developer.
9. Other than the access point specifically approved with this application,
direct lot or parcel access to Overland Road is prohibited.
10. Access to Linder Road has not been proposed with this application and
none is approved.
2. The conditions shall be reviewable by the Council pursuant to Meridian
City Code § I I - 17-9.
3. The above conditions are concluded to be reasonable and the applicant
shall meet such requirements as a condition of approval of the application for a
conditional use permit.
4. That the City Attorney draft an Order Granting Conditional Use Permit
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 Planning and Zoning
Department, the Public Works Department and any affected party requesting notice.
NOTICE OF FINAL ACTION
Please take notice that this is a final action of the governing body of the City
of Meridian, pursuant to Idaho Code § 67-6521 an affected person being a person
who has an interest in real property which may be adversely affected by the issuance
or denial of the conditional use permit approval may within twenty-eight (28) days
after the date of this decision and order seek a judicial review as provided by Chapter
52, Title 67, Idaho Code.
RECOMMENDATION TO CITY COUNCIL - 21
REQUEST FOR CONDITIONAL USE PERMIT FOR CONSTRUCTION OF A
OFFICE(STORAGE FACILITY WITHIN THE I 00 -YEAR FLOODPIAIN
By action of th e City Council at its regular meeting held on the -2-
day of . - (i .-1 2001.
ROLL CALL:
COUNCILMAN RON ANDERSON VOTED
COUNCILMAN KEITH BIRD VOTED_gk�—
COUNCILWOMAN TAMMY deWEERD VOTED_bL,&-
COUNCILWOMAN CHERIE McCANDLESS VOTED-0��
MAYOR ROBERT D. CORRIE (TIE BREAKER) VOTED
DATED:-9t�2--a/.
MOTION:
APPROVEDJO—��� DISAPPROVED:
Copy served upon Applicant, Planning and Zoning Department, Public Works
Department and the City Attorney.
City Clerk
Z!\Wor1c\MVvkrjdi�\MefidiAn 15360WodilyRV
Date
'ck,L
4
is
'gl-61)1
RECOMMENDATION TO CITY COUNCIL - 22
REQUEST FOR CONDITIONAL USE PERMIT FOR CONSTRUCTION OF A
OFFICEISTORAGE FACILITY WITHIN THE I 00 -YEAR FLOODPLAIN
BEFORE THE CITY COUNCIL OF THE CITY OF MERIDIAN
IN THE MATTER OF THE
REQUEST FOR CONDITIONAL
USE PERMIT FOR THE
ESTABLISHMENT OF A NEW
RECREATIONAL VEHICLE
SALE LOT IN A I -L ZONE
LOCATED ON THE
NORTHEAST CORNER OF S.
LINDER AND E. OVERLAND
ROAD, MERIDIAN, IDAHO
GARY BODILY,
APPLICANT
C/C 08/08/01
Case No. CUP -0 1-020
ORDERGRANTING
CONDITIONAL USE PERMIT
1. This matter coming before the City Council on the 8th day of August,
200 1, under the provisions of Meridian City Code § I I - 17-4 for final action on
conditional use permit application and the Council having received and approving the
Recommendation of the Planning and Zoning Commission the Council takes the
following action:
2. That the above named applicant is granted a conditional use permit for
the construction of a 2 1,000 -square -foot office/storage facility for High Bridge, LLC.
in an I -L zone located at 1380 East Commercial Ave., Meridian, Idaho, subject to the
following conditions of use and development:
ORDER CONDITIONAL USE PERMIT
BODILYRV/ CUP -01-020
Adopt the Recommendations of Planning and Zoning and Engineering staff as
follows:
1. Landscaping shall be installed as submitted on the site plan. Three copies
of detailed landscape plans and irrigation performance specifications shall
be required prior to the issuance of a Certificate of Zoning Compliance.
2. Within one year of completion of construction of Linder Road
Extension, a landscape buffer shall be installed along the full length of the
western property boundary line, The buffer shall fully comply with the
adopted Landscape Ordinance.
3. The proposed gravel parking lots in the northeast and northwest corners
of the property shall be hard -surfaced with asphalt in accordance with
Meridian City Code.
4. There shall be no access to the property off of Linder Road at this time.
Future development of the southern portion of the lot that shall require
access to Linder Road shall only be permitted through the conditional use
permit process.
5. The Hardin Drain shall remain uncovered per NMID's request.
6. All parking and areas of circulation shall be improved with a hard surface
in accordance with Meridian City Code 11-13-4.13, and shall be installed
and striped in accordance with the submitted site plan and Ordinance 11 -
13-4.F.
7. All exterior lighting, whether attached to the building or located within the
parking lot, shall be down-shieldcd or otherwise altered so that the light
does not spill over onto adjacent properties or right-of-way. All parking lot
lighting shall be in accordance with Ordinance 11-134C.
All signage shall be in accordance with the standards set forth in Section
11-14 of the City Zoning and Developirient Ordinance. No signs were
requested under subject application and none are approved. All signage is
subject to design review and shall require separate permits. Temporary or
portable signs shall be prohibited, and shall be removed upon 3 days notice
to the applicant.
9. All construction and site improvements shall conform to the requirements
ORDER CONDITIONAL USE PERMIT -2
BODILYRV/ CUP -01-020
of the Americans with Disabilities Act.
10. A drainage plan designed by a State of Idaho licensed architect or engineer
is required and shall be submitted to the City Engineer (Ord. 557, 10-1-91)
for all off-street parking areas. Storm water treatment and disposal shall be
designed in accordance with Department of Environmental Quality 1997
publication Catalog of Storm Water Best Management Practicesfor Idaho Cities
and Counties and City of Meridian standards and policies. Off-site disposal
into a surface water is prohibited unless the jurisdiction which has
authority over the receiving stream provides written authorization prior to
development plan approval. The applicant is responsible for filing an
necessary applications with the Idaho Department of Water Resources
regarding Shallow Injection Wells.
11. Trash: The trash enclosure shall be enclosed on at least three sides by a
solid wall or sight -obscuring fence at least four feet in height in accordance
with Ordinance 11-124C. Coordinate location and construction
requirements with Sanitary Services, Inc.
12. Certificate of Occupancy: All required improvements shall be complete
prior to obtaining a Certificate of Occupancy for the proposed
development. A temporary Certificate of Occupancy may be obtained by
providing surety to the City in the form of a letter of credit or cash in the
amount of I 10% of the cost of the required improvements (including
paving, striping, landscaping, and irrigation). A bid shall accompany any
request for temporary occupancy. Any temporary occupancy shall not
exceed 60 days to complete the required improvements.
13. As part of a conditional use permit, the City of Meridian may impose
additional restrictions/conditions.
14, Applicant shall provide a permanent 20 -foot wide easement corridor for the
operation and maintenance of the future eight -inch -diameter sanitary sewer
main along the north boundary of the subject parcel. Once the future sewer
reaches the west boundary of the subject parcel, the applicant shall have
six months to install the sewer across his parcel to the easement boundary
line. The applicant shall also discontinue use of the temporary septic
system and make physical connection to the new main. The septic system
shall be decommissioned per the standards of the Central District Health
Department. Applicant shall be subject to a Trunk Line Expansion Fee of
$1,500.00 per equivalent residential unit, due and payable at the time of
building permit issuance. It is advisable that the applicantinstall a dry line
sewer service at minimum depth and grade from the temporary septic
system to the future main location to ease the conversion.
ORDER CONDITIONAL USE PERMIT -3
BODILYRV/ CUP -01-020
15. Recent hydraulic modeling for the domestic water system indicates that,
while the current total supply in the zone can meet this increase in
domestic demand, it is unable to meet fire flow requirements in the area
under maximum day demand conditions. A new well in Bear Creek Estates,
Well 22, will be completed at the end of the year. This will provide needed
supply on the west side of Meridian Road. Approval of additional phases
of Bear Creek Estates or other developments within the service zone are
being held up until the completion of Well 22. At the time of Well 22
completion, flows and pressures shall be monitored with the Meridian
Water Department to detenrdne the availability of the needed fire flow to
the subject site,
16. A Certificate of Zoning Compliance and a Building Permit shall be
obtained prior to the start of construction.
17. Prior to issuance of a building permit, a fire suppression system shall
be approved by Planning and Zoning Staff and the Fire Department
and installed by the applicant.
Adopt the Recommendations of the Sanitary Service as follows;
Applicant shall coordinate location and construction requirements of waste
enclosure location and size with Sanitary Services.
Adopt the Recommendations of the Meridian Fire Department as follows:
Street signs, water supply for fire hydrants and fire hydrants shall be
installed before building begins. Weeds and trash shall be kept dear.
Adopt the Recommendations of the Central District Health Department as
follows:
I Specific knowledge as to the exact type of use shall be provided before the
Central District Health Department can comment on the proposal.
2. More data shall be provided concerning soil conditions before the Central
District Health Department can comment on the proposal.
3. The Central District Health Department shall require a study to assess the
impact of nutrients and pathogens to receiving ground waters and/or
surface waters.
4. Run-off is not to create a mosquito breeding problem.
RECOMMENDATION TO CITY COUNCIL - 4
REQUEST FOR CONDITIONAL USE PERMIT FOR ESTABLISHMENT OF A
RECREATIONAL VEHICLE SALES LOT ON 15.95 ACRES, LOCATED IN AN
I -L ZONE
5. If restroom facilities are to be installed, then a sewage system shall be
installed to meet Idaho State Sewage Regulations.
6. Applicant shall make an application for a septic permit from the Central
District Health Department,
Adopt the Recommendations of the Nampa &- Meridian Irrigation District as
follows:
I A License Agreement is required for the relocation of the Hardin Drain and
all encroachment agreements shall be in place.
2, All storm drainage shall be retained on site, if any water leaves the site a
discharge agreement shall be in place before construction can begin.
3. If the Hardin Drain is to be relocated, a new easement description is
required and the old description shall be relinquished.
Adopt the Recommendations of the Ada County Highway District as
follows:
Dedicate 48 -feet of right-of-way from the centerfine of Overland Road
abutting the parcel by means of recordation of a final subdivision plat or
execution of a warranty deed prior to issuance of a building permit (or
other required permits), whichever occurs first. Allow up to 30 business
days to process the right-of-way dedication after receipt of all requested
material. The owner shall be paid the fair market value of the right-of-way
dedicated which is an addition to existing ACHD right-of-way if the owner
submits a letter of application to the impact fee 'administrator prior to
breaking ground, in accordance with Section 15 of ACHD Ordinance
# 193. The right-of-way purchase agreement shall be completed and signed
by the applicant prior to scheduling the final plat for signature by the
ACHD Commission.
2. . Dedicate 48 -feet of right-of-way from the centerline of Linder Road
from Overland Road for approximately 4 1 0-fect to the north, then tapering
to I 00 -feet of right-of-way to the point where this development abuts 1-84,
by means of recordation of a final subdivision plat or execution of a
warranty deed prior to issuance of a building permit (or other required
permits whichever occurs first. Allow up to 30 business days to process the
right-of-way dedication after receipt of all requested material. The owner
shall be paid the fair market value of the right-of-way dedicated which is
RECOMMENDATION TO CITY COUNCIL - 5
REQUEST FOR CONDITIONAL USE PERMIT FOR ESTABLISHMENT OF A
RECREATIONAL VEHICLE SALES LOT ON 15.95 ACRES, LOCATED IN AN
I -L ZONE
an addition to e-dsting ACHD right-of-way if the owner subn-dts a letter of
application to the impact fee administrator prior to breaking ground, in
accordance with Section 15 of ACHD Ordinance # 193. The right-of-way
purchase agreement shall be completed and signed by the applicant prior
to scheduling the final plat for signature by the ACHD Commission. The
applicant shall be paid for this right-of-way, minus the road trust amount
for sidewalk on Linder Road ($22,800).
3. Construct one driveway on Overland Road located approximately 60 -feet
west of the east property line, as proposed. Pave the driveway its full width
of 30 to 35 -feet and at least 30 -feet into the site beyond the edge of
pavement of Overland Road and install pavement tapers with 15 -foot radii
abutting the existing roadway edge.
4. Locate any proposed gated entry a minimum of 50 -feet from the edge of
pavement of a public road. Coordinate the location of any proposed gated
entry with District staff.
5. Provide a $12,480.00 deposit to the Public Rights -of -Way Trust Fund for
the cost of constructing a 5 -foot wide concrete sidewalk on Overland Road
abutting the parcel (approximately 624-fect) prior to issuance of a building
permit, or District approval of a final plat, whicliever occurs first.
OR
The applicant may construct sidewalk on Overland Road. If the applicant
chooses. to construct sidewalk, the applicant should meander the sidewalk
outside of the right-of-way, If the sidewalk meanders, the applicant shall
provide the District with a sidewalk easement.
6. Utility street cuts in pavement less than five years old are not allowed
unless approved in writing by the District. Contact Construction Services
at 387-6280 (with file numbers) for details.
7. Any existing irrigation facilities shall be relocated outside of the right -of-
way -
S. All utility relocation costs associated with improving street frontages
abutting the site shall be bome by the developer.
9. Other than the access point specifically approved. with this application,
direct lot or parcel access to Overland Road is prohibited.
RECOMMENDATION TO CITY COUNCIL - 6
REQUEST FOR CONDITIONAL USE PERMIT FOR CONSTRUCTION OF A
OFFICE/STORAGE FACILITY WITHIN THE I 00 -YEAR FLOODPLAIN
10. Access to Linder Road has not been proposed with this application and
none is approved,
3. The above conditions are concluded to be reasonable and the applicant
shall meet such requirements as a condition of approval of the application for a
conditional use permit.
4. Notice to Permit Holder, this conditional use permit is not transferable
without complying with the provisions of Meridian City Code § 11-1778, a copy of
which is attached to this permit.
By action of the City Council at its regular meeting held on the
day of _ ti�� -1-- 12001.
V
Zo4beDL-Corric, Mayor City of Meridian
Copy served upon Applicant, the Planning and Zoning Department, Public Works
Department and City Attorney.
OF
By:�C:;, Dated:
City Clerk RAL
\\NPkNTS40 PDQSFRVER—aW0fkWW'Cx1d1M\Mff1diari 15360NMgh Bfidge Office CUP01-023\Ordc%4.'�&-��
RECOMMENDATION TO CITY COUNCIL - 7
REQUEST FOR CONDITIONAL USE PERMIT FOR CONSTRUCTION OF A
OFFICIVSTORAGE FACILITY WITHIN THE I 00 -YEAR FLOODPLAIN