1994 02-220 0
MERIDIAN CITY COUNCIL
MERIDIAN PLANNING & ZONING COMMISSION
AGENDA
SPECIAL MEETING
TUESDAY, FEBRUARY 22, 1994 - 6:00 P.M.
CITY COUNCIL CHAMBERS
1. PRESSURIZED IRRIGATION
2. TILING OF DITCH ORDINANCE
3. LIGHT INDUSTRIAL ZONE
4. DEVELOPMENT AGREEMENT
5. LANDSCAPE: UPDATE FROM PLANNING & ZONING
11
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MERIDIAN CITY COUNCIL
MERIDIAN PLANNING & ZONING COMMISSION
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SPECIAL MEETING
TUESDAY, FEBRUARY 22, 1994 - 6:00 P.M.
CITY COUNCIL CHAMBERS
1. PRESSURIZED IRRIGATION
2. TILING OF DITCH ORDINANCE - / C. I
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3. LIGHT INDUSTRIAL ZONE -Gt/u FE M- � Bob e.)
4. DEVELOPMENT AGREEMENT - U/a� eva�kdfa— Y 67any
5. LANDSCAPE: UPDATE FROM PLANNING & ZONING-ik-o-e,4., T)�T.I max Y., )er"7.
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NOTICE OF SPECIAL MEETING
COUNCIL MEMBERS
RONALD R. TOLSMA
MAX YERRINGTON
ROBERT D. CORRIE
WALT W. MORROW
WAYNE S. FORREY, AICP
Planner 8 Zoning Administrator
JIM JOHNSON
Chairman - Planning is Zoning
NOTICE IS HEREBY GIVEN that the City Council and the Planning & Zoning
Commission of the City of Meridian, Idaho will hold a joint workshop at City Hall,
33 East Idaho Avenue, Meridian, Idaho, on Tuesday, February 22, 1994 at 6:00
P.M. to discuss the following subjects:
Developments Agreements
* Landscape Ordinance
* Amending the Ditch Tiling Ordinance
* Light Industrial Zoning
* Pressurized Irrigation
The public is welcome to attend.
DATED this 11 th day of February, 1994.
WILLIAM G. BERG, JR., CI CLERK
0 HUB OF TREASURE VALLEY i
OFFICIALS
A Good Place to Live
WILLIAM G. GASB,BERG,ty Teas Clerk
JANICE L MASS City Treasurer
CITY OF MERIDIAN
GARY D. SMITH, P.E. City Engineer
D
BRUCE O. STUART, Water Works Suet.
33 EAST
JOHN T.SHAWCROF . Waste Water Supt.
IDAHO
KENNY W. BOWERS, Fire Chief
MERIDIAN, IDAHO 83642
W.L. "BILL" GORDON, Police Chief
WAYNE G. GROOKSTON. JR., Attorney
Phone (208) 888-4433 a FAX (208) 8874813
Public Works/Building Department (208) 887-2211
GRANT P. KINGSFORD
Mayor
NOTICE OF SPECIAL MEETING
COUNCIL MEMBERS
RONALD R. TOLSMA
MAX YERRINGTON
ROBERT D. CORRIE
WALT W. MORROW
WAYNE S. FORREY, AICP
Planner 8 Zoning Administrator
JIM JOHNSON
Chairman - Planning is Zoning
NOTICE IS HEREBY GIVEN that the City Council and the Planning & Zoning
Commission of the City of Meridian, Idaho will hold a joint workshop at City Hall,
33 East Idaho Avenue, Meridian, Idaho, on Tuesday, February 22, 1994 at 6:00
P.M. to discuss the following subjects:
Developments Agreements
* Landscape Ordinance
* Amending the Ditch Tiling Ordinance
* Light Industrial Zoning
* Pressurized Irrigation
The public is welcome to attend.
DATED this 11 th day of February, 1994.
WILLIAM G. BERG, JR., CI CLERK
JOINT MEETING/WORKSHOP FEBRUARY 22, 1994
The joint meeting/workshop was called to order by Planning & Zoning Commission
Chairman Jim Johnson at 6:00 P.M.:
Members present: Max Yerrington, Walt Morrow, Mayor Kingsford, Ron Tolsma, Tim
Hepper, Jim Shearer, Moe Alidjani, Charlie Rountree:
Others Present: Will Berg, Wayne Crookston, Shari Stiles, Wayne Forrey, Gary Smith,
Bruce Freckleton, Bruce Stuart, Dennis Baker, Don Bryan, Trish Cooper, Donna Moore,
John Anderson:
ITEM #1: PRESSURIZED IRRIGATION:
Johnson: As I understand it someone had some information on that.
Yerrington: Well, Nampa Meridian is here. John, come over here and have a seat.
Johnson: 1'd like to start this off by saying that we've some input, one in particular
we got a letter dated January 31, 1994 from Mr. Jim Moyer, Chairman of the Turk
Division of the Idaho Irrigation Equipment Association. In that letter he mentions west
Meridian Irrigation District. Does everybody have a copy of this, and have read it?
Kingsford: I'd like to say for the record that we've had Nampa Meridian out to 2
Council meetings, we've had individual meetings with John. We've worked at some
length, I know Max and Gary Smith have been on a Dual Irrigation System lead by
Boise Water Corporation and other entities within the service area of all the 5
irrigation districts. With that introduction John you might update us where you guys
are at.
Anderson: Well, their not really anywhere with that, the ANHOC Committee,
everybody recognizes that it is a great thing its just kind of standing on dead center
it seems to me. The District is still planning on pressing ahead with or without Boise
Water, probably with or without any movement by the cities or counties. We're kind
of hoping for that it would make our lives a little easier. We've got a couple
subdivisions coming on line this year, one in Meridian, Edgeview Estates and the other
one is Mill Creek which is in Boise between Five Mile and Maple Grove. The District
is going to pretty much take on most any system if it is put in by our specs, size will
have a lot to do with it, we have to take a look at it, but there is so much
development going on.
Kingsford: What has been your discussion with regard to retro against existing
subdivisions?
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Joint Meeting/Workshop
February 22, 1994
Page 2
Anderson: We need to do one, everybody's real interested in it, but no one wants
to put their tow in the water quite yet. Not in this area, in the Tri -Cities area has been
done successfully, we've seen it done, we are confident. We just need someone to
say go for it.
Morrow: Mr. Chairman, is this generally going to be a round table type discussion
with respect to pressurized irrigation?
Johnson: I think it would be best for most of the topics, we've got 5 topics to cover.
Morrow: What I would like to do, Dennis Baker has a lot of experience in terms of
putting in form the private sector standpoint pressurized irrigation systems. And so
I think it would to our benefit to have him sit here with us and just go around the deal
and look at it from both the Nampa Meridian standpoint and the private sector
standpoint.
Johnson: That sounds good, before we get into that could we have John tell us why
we want to go to pressurized irrigation in the first place, maybe give us a little
background.
Anderson: Well, we all here about the aquifer being down, the water right is on the
land constantly. We are looking at the next 5 to 10 years if this water isn't utilized
in existing subdivisions that they will probably take a real serious look at removing the
water rights from the district and land. Its seems to be pretty economical, the
experience we've had, we've been maintaining 2 pressurized systems for the last 20
years and a 1/3 acre lot.
Johnson: Where are they?
Anderson: Over in the Homedale Estates and Countryman Estates. One 71 acre tract
of homes and they come in at about $90 for operation and maintenance, the other
is the Countryman Estates and they are 30 acre lots and they run around $40 for a
30 acre lot a year. Just actually installing the correct system and the downfall we
have in Countryman is it was designed with 2 phases in mind, no other pumps were
installed and they put in 3 or 4 more. I was ditch rider of the operations maintenance
of the pumps out there my first 10 years of the district and when I first started doing
it there was nothing to it, it worked real well. When the weather gets real hot and
everybody wants to turn on at once we have a problem with that. But, also they
don't have large enough pumps it wasn't ever designed to accommodate the other
phases. They had to come to us and they didn't want to spend the money. We are
looking at that right now, we are working with them on additional pumps.
Joint Meeting/Workshop
February 22, 1994
Page 3
Johnson: Are there any problems with it being not a full season operation?
Anderson: Not in my experience, not in the 2 that we have. We hear this from the
developer community and that is the only place we are hearing it. Normally, when
we turn off August 6 nobody really complains they know where we are at with it.
Johnson: That is a concern, we have heard it.
Anderson: The only place I've heard it from is the development community. They
deal with the people more than I do as far as the new ones coming in, but not the
subdivisions I take care of right now. When I called and said we are thinking about
turning off in October to conserve the water they said great. That is what my input
is back from those people. I can't speak for everybody around the valley, I personally
don't irrigate after, I don't irrigate longer than I have to because I have to mow the
lawn. As far as irrigating early, a lot of times it is snowing and frosty so I keep
hearing that people want it the middle of March to the first of November but my
personal experience in irrigating or watering the lawn.
Johnson: Thank you, Mr. Baker would you like to add to our discussion here?
Baker: My name is Dennis Baker and I've been working at developing in the valley
here for probably 6 years now. Most of which is spanned out in southeast Boise,
(inaudible). My experience in working with pressurized irrigation of a sort is submitted
to 1000 lots that I could handle over an 8 year period starting at about 1974 running
through 1981. It was my thought then to try to utilize that water and give the people
in our subdivision some water. The subdivisions names are Centennial, (inaudible),
those are the areas that (inaudible). During that time 1 didn't have any competition
in the respect of any other developer wanting to put in pressurized irrigation. Even
though some of them did develop close to the canal. We had to fall from the canal
to begin the pressure in the system. Basically that is all we did, JUB Engineers did
most of the design work , but most of the work starting with the Yugo type system
all the way up to Chevrolet Geo up to the Cadillac system which I finished up with
in 1979-80. East Meadow Park which had a moveable joint in the connection with
the metal riser to the plastic pipe so if you hit it with a lawn mower or something you
were going to crack that pipe. That really was about the only type of maintenance
problems that we had. As I, and John may remember, Elk Joshes of the Irrigation
District at that time, he would come along and give me a lot of help and side work
(inaudible) we didn't have homeowners associations then. So they formed, under
Idaho Code you get (inaudible), pamphlets that the district had. The people then
would take over the system that I had designed and put in for the subdivisions. I can
remember and still do, Bill White on Centennial and he is still the Water Master
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Joint Meeting/Workshop
February 22, 1994
Page 4
(inaudible). In talking with Bill just recently, they really don't have anything, it was
more a Yugo, Chevy -Geo system, more expensive type. We didn't try to pressurize
it until we had 50 psi or some number like that just because we had to it was all
volunteer. We did talk to the people about everybody can't be on it at the same time,
they had to work it out that is why they had a Water Master in their group. Each
system was independent we didn't try to tie the systems together. We have had
great luck, to my knowledge at this point the riser was put at the rear of the lot it is
normally put at the center of the lot about 3 feet off the common boundaries
(inaudible). They really haven't had any maintenance problems, to my knowledge
there hasn't been one person that has gotten sick of children drinking that water, to
my knowledge. We put a Mr. Yuck on the riser out there in the yard and put a cap
on it. People then would put on the faucets or on the pump and spend $150 and
have all the pressure they wanted with their own sprinkler system. I did that on a
couple of lots I owned that I had in the subdivision and I put a $190 pump on it and
it behaved like a champ and had all the pressure in the world and had all the water
in the world, it did not run out of water. I was like in Centennial subdivision we had
over 400 lots in just that subdivision. When we did phases then we would bring on
lots like 190 lots at a time. The good old roaring days of the 70's. I stopped doing
that in 1981 because my competition was buying, they would be prices about the
same or less their lots would be selling faster then mine, I was higher because I was
getting up into the $750 range back then on cost per lot. We did everything from 12
inch pipe to 8 inch pipe. We had all lines cast out there in various sectors of
(inaudible) maybe it means JUB did a really good job. We stopped doing it then and
then that was the deficit time when the market got rather sour in the 80's and the
interest rates had gone sky high. So, there wasn't a lot of call to put in a lot of
expensive things in lots, what lots you had you were lucky to find a (inaudible). After
we came out of that, the mid 80's, we just didn't pick back up again because my
competition wasn't doing we weren't on a level playing field. When I came to
Meridian back in 1991 to Danubury Subdivision what I understood and anyone here,
you had an Ordinance here and that was basically to put in a pressurized system, no
other way around it. I helped pioneer the system with the methodology to get around
that. Principle because what I looked at was the lack of Meridian's ability to enforce
their own regulations or conditions of approval for a plat, not because of lack of
desire but because you only have so many personnel to get around and do this type
of thing. I looked at systems that were not put in at all, systems that were partially
put in, a system that all together put in and we weren't playing on a level field in
order to get it to a level field we would need to have something that was really
consistent. The consistent way was to come up with a sum and Meridian would
work with as an optional source of supply. Now, 1 envisioned it when I talked with
Meridian of the ultimate source but not the additional water charge out of Meridian
water rates it would a system that would be a pressurized system with either surface
Joint Meeting/Workshop
February 22, 1994
Page 5
water or sub -surface that would help pull the water table and actually do some good
in essence and it will. It is not the way the agreement came out and is not what is
going on now, but when you are replacing an Ordinance that is a pressurized surface
or shallow well with a fee you are going into deeper aquifers and more expensive
water and its a real problem as I see it. I've been thinking about this in terms of
alternatives. There are 3 in my mind, 1) take an entity like Nampa Meridian that has
more control of the valley, (inaudible), and work as Max Boesiger has been working
with them to try to pilot a program, it was Howard Jenkins (inaudible). Going to a
system with Nampa Meridian could work and we developers are all required where
water is available either shallow sub -surface water or surface water to keep the
water rights here don't let it get judicated away and away from Idaho forever. They
don't want it we don't want it. The other would be to go as Nampa has, a system
controlled by Meridian. The system is interlocking with pressurized systems that tie
into other developments to have an interlocking system here. Let Meridian handle the
surface and shallow sub -surface water, keep the water rights here and (inaudible).
And help our people to afford to be able to water their lawns and keep things up
without having (inaudible). The other would be for some type of a streamline with
possibly controlled (inaudible) much as TCI, Big Sky Cable television this sort of thing
where there is a system put in every subdivision and maintained privately. Where
they maintain it, the company maintains it. It can be done through associations
connected through a non-profit type thing and keep the cost down (inaudible). We
don't put cable television, cable T.V. puts it in. We don't pay for that at all, they
come in and put it in and we (inaudible). This could be a similar type situation on a
private basis where we have standards of what type of system will be put in and
(inaudible). Private industry can be regulated and can do it for a reasonable sum of
cost. So I don't know there is private, there is public (inaudible). I think we could
do a good job if we could get it to a level playing field. I think with cooperation, the
work I'm trying to do, John and I are trying to iron out some things on agreements
that I think are terribly prohibitive. Work with these districts and keep the water here
and I think that they can do a really good job. I think that would be my preference,
but Nampa has another way of doing it. Over in Nampa it seems to be working pretty
well over there and there are ways it can get done (inaudible). I really would love to
see it kept there I guess with (inaudible) with the fact that I was willing to put the
system in and try to make a go (inaudible) but they didn't see it that way and didn't
want to do it. I remember one particular planner who worked with another developer
in southeast Boise calling me and wanting to know whether he could get up under a
not having to put it in. That is about when I decided maybe I was not (inaudible).
Johnson: Anybody have any questions?
Kingsford: Dennis, would you have any problem with us going back to our original
Joint Meeting/Workshop
February 22, 1994
Page 6
Ordinance when we stipulated it has to built as Nampa Meridian suggested to their
standards and take over operation, if everybody has to do that, are there pitfalls to
that?
Baker: If that were done I would work with it I would be behind it all the way. I think
its an excellent way to do it, as long as there are water rights to the land, then it
should stay there and refer over to Nampa Meridian people and in our case (inaudible).
It would be a way for the playing field to get more level.
Kingsford: I think that would have been my preference, as this committee has come
forward and its charged by perhaps PUC suggestion that Boise has been involved with
and now I'm hearing from Keith Stokes and others that there may be some problems
that we need to study. Maybe spend $18,000 or so to study it, is that anything that
is realistic or necessary.
Baker: I cannot say, I can't see that it is a necessary thing. Boise water, I think, I'm
going to meet with Wayne tomorrow (inaudible) , I think that they would ultimately
like to take over they want to get the Eagle water over there (inaudible) and that is
sub -surface out of a deep well. I think they also want to get into the irrigation as
well.
Kingsford: They want to do that from the standpoint they don't want Keith to do
that. From my understanding they are picking up water rights as fast as they can.
Baker: That is why I've been exploring the idea of getting the competition to
(inaudible). But I can see if that if they make the move to go in that direction and we
get control and surface water irrigation by an entity that Boise Water controls I would
be more worried than if Nampa Meridian were running it or if Meridian were running
it or if Nampa is running it or if we get into private ownership connecting homeowners
association and homeowner association. That way if we can get the people the value
for what it was intended for in the first place and give them water break. These
people that were looking at my lots have called me time and time again to say we are
sorry about a microwave or we are sorry about, we bought a lot from somebody else
and now we wish we could hook to your water system that subdivision abuts to your
subdivision and you un -hooked our lines everytime we tried. We wish now we had
that water, we would do anything for that water, it only costs about another $700
in the amortization of a 30 year on their house and their lot, that is nothing. The
water itself is nothing, again as it was brought out in the Statesman, the processing
is almost as much or more than the bill for the water itself. So if Nampa Meridian is
handed a system and says manage it that system should last an awfully long time
before they really have to get into it and mess with the maintenance. In that case
Joint Meeting/Workshop
February 22, 1994
Page 7
these people would have a tremendous benefit dollar wise. We are talking like
$15.00 a month, a year for all the water they can use, virtually all the water unless
its a really bad year and the water goes out early. Other than that we are talking
about something that is a tremendous savings and versus paying Meridian water rates
and Boise water rates and Nampa water rates and deep aquifer utilization and water
going right down the Snake River and on out.
Morrow: Have you had any feed back with the early wants to sprinkle and that late
wants to sprinkle? I have not heard a lot on this issue (inaudible) I'm a little
disappointed that it fell by the wayside. The question is have you heard a lot of
negative feedback from the users with respect to that first of March and 15th to the
15th of April to the 15th of September to the October 15th?
Baker: Not at all, 1 have heard nothing about that. They have had problems and the
problem was and is the only problem we had about any possible contamination was
when people would try to tie the systems together. We didn't have the necessary
separation equipment (inaudible) then it was a real serious thing when Boise water
(inaudible). But I think it was strictly an educational process, we worked with them
on that really closely. Water user associations are talking on it, the water people
want to keep it so that everybody who was going on it, Boise water started policing
it rather heavily to make sure the water meter readers were checking on it constantly.
Morrow: So in your opinion there is no reason to have a back up system of water to
supply the water.
Baker: Beyond the gates that legitimate irrigation which is essentially April and John
will correct with me. There really are no water rights other than river water rights
other than between April 15th and October 31 st after that from November 1 st to April
15th or the first part of April the only water rights are going down that river, that's
it.
Morrow: Next question would be in Danbury when we did some projects in Danbury,
they have the pressurized irrigation system and they use a surface well with a
landscaped pond as a back up to infill between March 1 st and April 15th and they are
on Settlers I believe. What they do is bring their water in from the pond from Settlers
they also pump with surface wells into the pond so they can furnish the necessary
water to the lots past the turn out date and prior to the turn in date. In your
experience that is not necessary?
Baker: Well, its ideal if you want to go to the ideal its not necessary in trying to do
what I think you are trying to do such as to keep the water from flowing down the
Joint Meeting/Workshop
February 22, 1994
Page 8
Snake River in a judicated way. And to help the people to be able to pay their water
bills and not complain and scream that they are getting ripped off and to create a level
playing field for everyone and not use up our (inaudible) I really don't see that as a
real problem its ideal if Nampa Meridian has a drainage ditch that you can take the
water from the drainage ditch, I don't know what legalities are really there. Its ideal
if you can get your source out of the drainage and then that is running year round and
pretty well. Nampa Meridian has a lot of drainage areas.
Kingsford: One thing along that line and I think Gary could speak to, but the thing
I see more and of course those are things the public deals with or the irrigation deals
with. For the City of Meridian to produce wells or pottalbe water we could reduce the
number of wells we have by over 50% if weren't looking at that peak load season
just during the summer. If that water were to go out, even August 13th of 15th 2
years ago, if that were to happen the irrigation season would be virtually over. They
are going to use some but not at that peak low and so we will have saved production
of a well or 2 wells, which is our major objective, Gary.
Smith: We can, I think we can significantly reduce the capital cost on our water
system, but I think the other thing that if we are talking cost that everybody has to
remember is that by involving an outside source for sprinkling water we are not going
to reduce the cost of the water that we provide to the users. The domestic water
cost will no increase, it may decrease because we still have operation costs that we
have to maintain. And if the water use goes down the revenue cost for water needs
to go up to maintain that cost, but we definitely can't decrease the capital cost of our
well systems
Morrow: Let me ask you this Gary, isn't that another short term phenomena, because
in the short term we have all this capacity on line (inaudible) and so that means as we
continue to grow we don't necessarily add more capacity and so that problem will
correct itself.
Smith: That is probably true.
Kingsford: Assuming we don't get hit with other regulations from the feds, have to
(inaudible) each well pit and that sort of thing.
Shearer: I have a little bit of experience here, I'm working on irrigation here in
Meridian and there has only been 2 years since I've been here that had a water
problem (inaudible) or early enough that it is affected. Last time I think it took 2
weeks, it cost me twice what it cost me for the whole the week than for the year for
irrigation water, for the extra cost on City water. I also have a house in Nampa with
Joint Meeting/Workshop
February 22, 1994
Page 9
that pressurized water system, they keep it going, I don't know how, but they keep
it going as long as its (inaudible)
Smith: There are 2 other things that I would like to bring out. One is that the City
of Meridian has a water purveyor the number 1 charge that we have is to provide
domestic drinking water and any intrusion of contaminated water into our system
makes us liable for whatever costs are for correcting that problem, people get sick or
whatever. So, in Superintendent Bruce Stuart's mind and in my mind we have to
number 1 protect our water system. People in general are very ingenious and they
can and will and do utilize cross connections that we won't catch up with. And for
the City of Meridian to monitor back hoe prevention devices to separate sprinkler
systems on residential lots from our domestic water. We need at least one person full
time to do nothing but monitor those, to test those devices to make sure they are
tested and this is another cost that the City needs to incur to protect our water
system. So number 1 we have to protect that system. If there is a will there is way
for an individual to cross connect and they may not see that as a problem to cross
connection. But, last year in Meridian Greens is an example, there were half a dozen
households out there that did not close a valve on their sprinkler system and they
have a pressurized system on there. They didn't close a valve to prevent the City
from back feeding their system. When we installed an operated our booster
compound out there we overcame the pressure they had in their system and pumped
back into their sprinkler system and some of these people had bills of several hundred
thousand gallons of water in a month and couldn't realize what happened. The
opposite of that could have happened if the pressurized irrigation system had
overcome the City's pressure, in fact it would have come into our system That
possibility exists and will always exist where there is a sprinkler system particularly
if the irrigation water goes out early. A lot of these people have very expensive
landscaping schemes in their homes and we had for a number of years we had 5
months during the year to average sewer/water use for the coming summer season
and there was so much irrigation going on in November that we had to drop
November out of that and make it 4 months to average, because people are
complaining. I can't possibly be using that much water that would be going down
the sewer in November and so they are still sprinkling their landscaping and keeping
that stuff green, they think keeping it alive, but never the less they've got thousands
of dollars involved in that landscaping and they are going to put some water on it.
So, I think that water is going to be available for sprinkling, (inaudible) that other
source could be a shallow well and that is one thing. If they want a single connection
at a subdivision for the City to supply water through a meter that is something else
that needs to be discussed. Number 1 is protection of our water system and number
2 is how that bill gets paid for that domestic water. But I think those 2 things are
going to need water, they are going to want water in November and we have to
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Joint Meeting/Workshop
February 22, 1994
Page 10
protect our water system number 1 above anything else.
Hepper: But we do Gary, have a cross connection system in effect for the City that
the City exempts.
Smith: We have a cross connection ordinance to protect our system yes.
Hepper: Do you have a check valve that is approved by the City that allows people
to cross connect.
Smith: If they come in and get a permit to put their sprinkler system in, but if they
don't and put it in on their own then they may or may not have a back hoe device.
Hepper: But the City does have an approved system where they can do that.
Kingsford: That has to be checked manually, what is the average price?
Smith: Well, if they are using a pressurized back hoe device its probably up around
$80 to $90 for the device but you use a single device. If they use vacuum breakers
there is no required test on those but the initial installation cost is about the Same as
the pressurized one.
Hepper: (Inaudible)
Smith: If that was the case there could only, we would recommend that there would
only be one connection. That way we are only needing to test or have tested one
back hoe device rather than (inaudible).
Kingsford: That is something we tried to do in Meridian Greens and we ran up against
(inaudible).
Smith: They weren't wiling, the homeowners associations wasn't willing to
(inaudible). I know that this is all a major what if there was a contamination in our
system, but it does happen it has happened. I don't know of any major problems that
Nampa has had and I think what Dennis said is absolutely true that there has to an
education process to go along with this to homeowners so that they know what they
can and can't do. Its not going to prevent a young child from somehow getting into
irrigation water. All of us have kids and we know what they do, no matter what they
do. Nampa had a story of a homeowner that actually tapped onto one of their
irrigation pipes unbeknownst they though it was a cast iron pipe they thought it was
a domestic pipe and they tapped onto it and ran it into their house and used it for 2
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Joint Meeting/Workshop
February 22, 1994
Page 11
months until the water went out of the ditch and couldn't get any water and couldn't
figure why they turned off his water because he had been paying his bill. He just tied
onto the sprinkler system. This particular case was an old cast iron pipe that had
been a domestic water pipe and had been abandoned and put into service for
irrigation pipes. I suppose they could lay a tape in the trench when they lay the pipe,
I don't know about color coding it, because irrigation and water pipes come in all
different colors. They do run them in the back lot, I think the Highway District has
said too that in Ada County that I believe, correct me if I'm wrong, do you remember
hearing them say they didn't want that pipe running down the right of way with our
water pipe. So, the Highway District doesn't want the pipe with the right of way
other than crossings.
Kingsford: (inaudible)
Smith: But I think from our standpoint we are so DEQ or EPA has changed our test
requirements on cholform now to where we used to be allowed a certain number of
count and it was acceptable and now the number is 0. If you get them and you can't
get rid of them you have major problems and its called boiled water and this phone
down here begins to ring off the hook. Its a major concern.
Hepper: But the problem with the illegal taps that is regardless of this you are still
going to have people doing illegal taps its just a matter of trying to catch them.
(Inaudible) there are still people who try to find a way to do it.
Smith: They will if the ditch water is not available and they need water for their lawn.
I mean if they have to go to the house and dig a trench at night with a blanket with
lights or whatever it takes it will get done. Because they are not going to drag a hose
which is what you want to see them do, hook up to a hose bit and drag a hose but
they won't do that. Anyway that is
(Inaudible)
(End of Tape)
Smith: The longer we go with this safe water drinking act the worse it gets as far as
contamination and disinfection.
Kingsford: But also Gary the more wells we have to sink the more problems we have
potential of getting those contaminants and the possibility of other features on each
new well. You can't win, I appreciate your concerns there but you have to move
along with utilizing that surface water and try and be as safe about it as we can.
Smith: We are going into the deeper aquifer of domestic water to get away from the
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Page 12
shallow aquifer which is becoming contaminated. I heard the water resources guy
down (inaudible), Dave Tuthill, he told us at one of our meetings that he didn't feel
that we had a water supply problem in this area. The only area that he felt had a
problem was the southeast Boise area because of the peculiarity in its ground
formation. They are talking about recharge out there to solve that problem. I don't
know, I've been under the impression that we had a problem out here with ground
water depletion.
Kingsford: I think our big problem is a political problem, people perceive that
particularly when they see 70 foot wells drying up or becoming contaminated.
(Inaudible)
Smith: I certainly don't think that we should, I think that we should do something to
keep our water rights, because I do think its important, but I think whatever we do
we need to keep in mind that the City of Meridian has to buy a domestic water source
that is not contaminated and that can happen in spite of ourself. Whether the water
system is connected to us with back hoe devices it can happen otherwise, every new
subdivision that goes in, I shouldn't say everyone, but a lot of them are problems.
Because of the contamination that comes about because of the construction process.
Morrow: Let me ask you this, what would you foresee as the best way to solve this
problem and maintain the service water from a technical standpoint and I realize that
would be a cadillac solution, trying to protect the Meridian City water, trying to utilize
the other water. Where do you see as the best way to go about it.
Smith: Well, It seems to me that we shouldn't allow cross connection with the City
of Meridian. If there needs to be water supplied for these sprinkler systems than it
should be if surface water is available that water shouldn't be used if its not a shallow
well. And we should utilize the shallow ground water because its not drinking water
anyway.
Morrow: How deep is shallow, what do you mean by shallow?
Smith: Well, I think 70-80 feet maybe.
Morrow: So typically that offer extends (inaudible) 70 to 110 feet.
Smith: Well, we find in some of our wells that I think we hit a clay layer around 50
feet and we're got gravel up above that. So in that general area of ground level down
to 50-60 feet. That is kind of a confined area.
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Page 13
Hepper: Meridian generally has surface water available at 20 feet.
Smith: Well, in a lot of cases that is true.
Hepper: I know we've put in surface wells, irrigation and houses have been taken
back down 15-20 feet.
Smith: I think if you are going to supply water for 1 or 2 houses you can get enough
water at that depth, but you start dealing with a subdivision then you are going to
have to get into you are going to have to get more water and the only way to do that
is through your (inaudible).
Morrow: So let me ask you this Dennis, does it sound reasonable in a large
subdivision that what you do in the covenants or the homeowners warrant that you
put in a back up well that provides the back up water for the shallow wells to go into
the system to uncover prior to the 15th and after the 15th?
Baker: Larger subdivisions that would work (inaudible) and Nampa Meridian accepts
water into their main Ridenbaugh canal and another lateral just to hold the water table
down every summer year in and year out just to hold the water table down.
(Inaudible) southeast Boise is that way, Nampa has some that way. I know of 3 that
go, myself just in observation that go directly back in (inaudible).
Kingsford: Three in Meridian
Smith: I think we have 4 well sites that could be used as wells to pump into a
system and they are strictly a de -watering well that were put in the late 70's.
Morrow: So Gary, would you visualize this system at city wide or subdivision wide
like John and Dennis are talking about where you have, and let's use Meridian Greens
as an example. If they didn't want to connect to our system if they had dug a 70
foot well and had it there so when water comes out of John's system they just tie on
a cross coupler to their well and then pressurize it from that well. Is that what you
are thinking in terms of or a system where it is inter -connected throughout the City
such as Nampa?
Smith: Well, I think it depends on the size of the subdivision. A subdivision like
Meridian Greens can probably operate on its own, but again the maintenance of these
systems has always been an issue.
Anderson: We are prepared to take on all operations, and they are working on a
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February 22, 1994
Page 14
homeowners association and generally as a rule they don't want to take care of it.
Smith: There are exceptions and Dennis had a couple that apparently proved out to
be very good systems and people take pride in and operate, but in a lot of cases
homeowners their too busy to be bothered with it even though they have a terrific
deal and don't realize it and people moving in and out of the neighborhoods and I
don't know how homeowners associations operate in general I've never been a
member of one. There are some stories that are difficult situations for homeowners
and that is why Nampa Meridian got involved with it and I really think as Dennis
mentioned that would be my preference too would be to see Nampa Meridian involved
in it. My main concern as City Engineer and Bruce's concern as Water Superintendent
is this cross connection issue.
Hepper: Would you guys operate the back up system too? Would you be responsible
for that?
Anderson: Well, we have one agreement with South County Water and its got a back
hoe device on it so if the pump goes down the water source goes up, just turn a
valve and connect a pipe and that's all. Somebody else mentioned the billing of it,
the only way we could track that is through one meter, so we would charge back al
the rest as your affected by it.
Hepper: But if the water went out of the ditches and the system converted over to
a shallow well we would be responsible for that system too?
Anderson: Yes, through a given date, we aren't going to run it all year round.
Kingsford: This probably, again if we could get (inaudible) even in new subdivisions
or wells existing that have been irrigation wells, for example Meridian Greens. I think
very logically within the next few years those people out there are even saying it now
because DEQ and DEA at Country Terrace that may need to get out of the water
business its over 20 and they are going to have to meet those guidelines. They are
going to have a well that logically we can't use but would be very adequate to service
probably Meridian Greens and Country Terrace and Anderson's program down there
all for an off season that logically that ought to be turned over to Nampa Meridian and
could use that in the off season. As you look around there is a well out in the area
of the Vineyards I couldn't say where probably in every section there is a well that
would fit in that category. Certainly something we can easily overcome. I have
almost nightmares about the amount of subdivisions that we are doing and the
chances at getting away from us. We are not going to stay on this little (inaudible)
forever those subdivisions that have come and gone we have missed. As I've said
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February 22, 1994
Page 15
before I'd like to see us get this ordinance and clean it up as much as we can, I agree
with you wholeheartedly I don't want the City to be sued for not having any water,
but by the same token I don't think we can run the risk of not providing something
that we ought to be providing.
Morrow: Let me run this by you Gary, the very first subdivision that I ever built in
that had a pressurized irrigation system was Friar Park its a subdivision that is in
Mitchell and McMillan, its a 5 acre tract and its divided into 20 lots that was in 1976,
that system still runs good today and its only 20 homeowners on it. It fits the
definition of being a very small subdivision yet in that subdivision we had put in a
back up well and using domestic wells that I just did this summer well and pump and
everything at a 102 feet was a little less than $4,000 that is only $200 a lot for that
subdivision to put in a little back up and make the system total and complete. Now
those folks, Roger (inaudible) lives in that subdivision and he is the water master there
and apparently the thing works really great today. They've had to replace the pump
once in 20 years, other than that, that is the only maintenance they've had. So, I
don't perceive the cost of a subdivision that small to dig a shall well to (inaudible)
in terms of what we are spending now at the very cheapest $18-19,000 (inaudible).
So, it looks to me like the system is going to be subdivision designed for things as
small a acre tracts and maybe even slightly smaller and be totally independent and
then if the situation (inaudible) if the system goes to Nampa Meridian then we don't
have to worry about inter -ties and all those other kinds of things. Its a simple
management deal for them to get the water into the system to begin with and then
if there is early water or late water, turn the valve around, energize the system, the
homeowners association pays for the power because that is the only cost they would
have in terms of the water supply.
Kingsford: Hang on, I was going to ask John, in your pricing that you have outlined
to us, do you charge in there a depreciation factor in that? That was my concern that
we have these people and give them all in essence a good deal and down the road
all the sudden they have to pay an assessment for Mexicans.
Anderson: Well the lot cost most recent I heard was on Edgeview and they came in
at $800 a lot for the entire system rotating back up water supply and engineering
cost, laying the pipe and that was fresh off the press last I heard.
Kingsford: But your yearly fee though pays a depreciation to maintain that in fruitity.
(Inaudible)
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February 22, 1994
Page 16
Morrow: That depreciation fee would be set up if they had their own well
replacement or pump replacement.
Johnson: Anybody else have anything, let's move on to another topic here.
ITEM #2: TILING OF DITCH ORDINANCE:
Johnson: There are a couple of places that we could start on this, one is our ditch
ordinance doesn't seem to make much allowance for size of ditch, size of pipe
(inaudible). 1 think that might be the starting spot.
Kingsford: Mr. Chairman, I perceive at least from the Council that we more or less
have drawn a conclusion. Anything above 48", one it becomes cost prohibited, two
becomes a safety factor with the screens and velocity of water and so on. I don't
know if we found anything to the contrary on that.
Morrow: No, that represents I think my feelings and Bob Corrie's feelings.
Tolsma: Well, Nampa Meridian Irrigation said on their ditches that 95% of the ditches
are probably 48" or smaller. The only main line, the only big ones, the specifications
Mr. Henson gave me was anything above 48" as a rule has to be large enough to
where a small child could go through. Otherwise, (inaudible) lets the water overflow
the banks and there is too much volume, that is where he said the line should be
drawn but what they specify as 48" tile could be tiled, they specified 49" and over
could be fenced.
Johnson: What are we actually doing in practice?
Kingsford: We have been since we put that into effect, we've been looking at
variances on everything that has been over the 48". 1 think the thing we ought to do
in concert Mr. Chairman, is to look at the kind of fencing. I don't know the
conclusion of the Council but the last 2 we talked about with regard to fencing was
not to have it be wood fencing because of the burn factor, it rots, to is too easy to
push out of the way. We are looking at safety and maintenance (inaudible)
reasonably short period. I think the Council has said chain link or rod iron in the
variances.
Johnson: (Inaudible)
Kingsford: I think the Council on at least 2 of those have said no we don't want
wood, I think that was basically at Ron's suggestion.
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February 22, 1994
Page 17
Tolsma: Not only the burning but the discoloration from the spraying and the fact
that you can kick a couple of slabs out and fall through it real easy, but chain link can
also be sealed by a (inaudible).
Crookston: What is the relationship of the size of the ditch and the amount of water
and the size of the gates I don't understand that.
Kingsford: The grates that you put on, if you have a large velocity of water going
through there you can't have the grates be as tight because of the small amount of
debris would plug that up and (inaudible) which we are also liable for.
Morrow: A case in point Wayne, would be (inaudible) that goes underneath the Union
Pacific railroad tracks, the grates in that thing are set about 8" apart so that the water
comes through there and picks up the big stuff and the rest of it comes through on
the tracks and back up onto the side. They collect a ton of debris as it is. If they
were any smaller it would collect all the debris and the volume of water in that ditch
in a matter of minutes would overflow the ditch, that is why the spread on the grates.
Crookston: I was just wondering the larger ditches necessarily accumulate larger
particles.
Kingsford: Its kind of like the promissory deal.
Johnson: Anybody else have any agreements, it sounds like we are in concert that
we ought to refine our ordinance that we don't have to
Crookston: Are we talking 48" or below grade or above grade?
Kingsford: 48" and below are tiled, ditches over 48" would not be.
Hepper: Does the City Engineer calculate that or does the developers engineer?
Kingsford: I think Nampa Meridian Irrigation inspects that.
Hepper: We need to have somebody there where the guy isn't trying to size a 60"
inch ditch into a 48" pipe.
Kingsford: Which also is a point well taken with regard to seeing Don here and we
always appreciate Don, you get into those laterals I think some care needs to be
taken that those things get sized. Mr. Simunich's concern may be well founded, but
once it gets past Nampa Meridian's head gate they don't have a responsibility for that
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February 22, 1994
Page 18
and so those developers will say this looks like it will handle a good size pipe. We
need to be active I think in sizing those laterals.
Hepper: It ultimately comes back to the City if it is not sized right, the City needs to
take some active role to insure that it is sized right. Not maybe letting Nampa
Meridian do it knowing that it is wrong and then they say its not our ditch any way.
Smith: I think one link is missing from piping of ditches that is not under the control
of the irrigation drainage ditch district is the users of the ditch. I think it would be
very appropriate for the City to require the developer and his engineer to meet with
and get approval from the lateral users whether it is an association a formal
association or if there are only 1 or 2 or 3 people that have a major ditch rider or
water master in a small group whoever it may be. 1 think it would be incumbent upon
a developer and or an engineer to meet with that person or those people and tell them
what they are proposing to do to that ditch in terms of what kind of pipe, what
diameter of pipe and we can specify and we have specified I believe in the ordinance
that they have down structures every so often, that they have an intrum structure
with a grate on it, that it is built to get the debris up to the top rather than pushing
it up against the face of the pipe. I think the users need to be involved in that
process and I remember and I've counseled these guys when I was doing subdivision
work in Boise and I always did on a users association ditch was to go find the guy
that was in charge of the ditch and tell him what we were doing. Ask him how much
water was in the ditch, where is your weir, go look at it, measure the weir, know the
width of the weir you know the height of the water because of staff gauge, you know
how much water goes over that ditch. And so you talk to him and he tells you, you
look at the weir you get that information and put all that stuff together and you get
a system that carries the water, he is happy with and you don't have anymore
problems.
Kingsford: We ought to have that on a check off sheet.
Johnson: Is that a practical solution?
Morrow: Well, yes the deal is that to be really sensitive to Mr. Simunich's complaint,
his complaint is really well founded. The theoretical (inaudible) the real world is what
he deals in, there is a wide disparity and Gary Smith did a thing that does along with
that. What the engineering community doesn't understand is that try as you might
you get a lot of fluxuation in a ditch level and this guy that Gary is talking to which
is the ditch master can tell you what that surge factor is when something wrong
upstream from so that it doesn't get into an overflow situation or whatever. In the
engineering deal in an office someplace you would have no way of knowing so I really
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February 22, 1994
Page 19
endorse what Gary is saying. The best source of information there is for that engineer
that represents the developer to go out and visit with those folks and obviously he
doesn't have to get a cadillac system but (inaudible). I think there is a big difference
between reality and (inaudible).
Crookston: How do those water associations work is it a legal organization so you
know who the players are?
Morrow: Oh sure.
Kingsford: Its legal from the standpoint that if you separate the land and the water
(inaudible).
Crookston: What I'm wondering is how we know that they have talked to (inaudible).
Do we have a majority vote of the users?
Morrow: To give you an example, the we are on where I have my farm. Nampa
Meridian provides the water out of the head gate, there are 3 of this users that are
on the ditch. The deal is (inaudible) from the standpoint that the lateral that supplies
us is a dead end ditch. So, when the water comes out of the lateral into our 3 farms
it has to be put into the lateral, the main canal by Nampa Meridian where it is going
to be shut off and it has to be shut off by Nampa Meridian and taken out of the lateral
and back into the canal if its not it totally washes out the end of the system. Nobody
in terms of designing a system is going to know that unless they talk to one of us 3
as users. We don't have a formal association because there are only 3 of us. In most
cases if you had more than half a dozen users they actually have their own little ditch
master who is responsible for and Nampa Meridian can provide you that information,
the contact person through the ditch riders.
Freckleton: I guess I'm just trying to play devil's advocate, you might have some
engineer who talked to one person on line and say, "Oh well its okay" and this person
may not be familiar as (inaudible).
Hepper: Could you have an intermediary, the 2 parties couldn't get together the
engineers takes the 12 inch and the farmer says it takes a 24 inch or 36 inch, there
is a wide disparity between the 2. (Inaudible) would Nampa Meridian be the ultimate.
Kingsford: Well, I think we ultimately ought to be involved in that because we are the
ones ultimately catch the flack because of our (inaudible).
Tolsma: Don't you have a water allocation, don't they calculate how many inches
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Page 20
of water you have?
Morrow: Oh yes, Ron its (inaudible) all my experience in the last 14 years we've
never been charged for excess water, we've never been tallied, we've had pretty
much continuous run.
Tolsma: (Inaudible)
Morrow: Sure, it runs over the weir, but the thing is the weir fluctuates up and down.
I'll set the weir for example to say 3 inches and go back there and because they've
lost head pressure in the ditch we are only getting one inch over. Or the other
scenario is that all the sudden we've got water running everywhere and you run up
there and check because of the pressure we are getting 5 inches.
Tolsma: You know what your minimum/max generally runs.
Morrow: Well, we know what we are supposed to get, but those others points are
beyond our control.
Tolsma: Well, if you know what your standard is, its 3 inches, then sometimes you
will get 5 so you had better design the basic part to be 5.
Morrow: That is absolutely correct.
Tolsma: That is why (inaudible)
Kingsford: You have our resident expert here.
Bryan: Well, (inaudible). I don't know what the specs are (inaudible). 1 know the
ditch does fluctuate it is either high or low. What happens when all those
subdivisions go in (inaudible) All of those subdivisions backing up together, back to
back. They have my (inaudible). According to the ordinances and laws that each
section of (inaudible) ditch (inaudible).
Kingsford: We need to get you included in the pressurized system. Ideally that that
would have taken care of a smaller parcel like. What we did with one of those Don,
there were several users and we just mediated that and sent Roto -Rooter out and
(inaudible). I guess what they finally ended up proving was that they would jointly
do it or was it when they decided the location that person had to pay for cleaning it.
Which we could do.
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February 22, 1994
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Bryan: (Inaudible)
Kingsford: I think that mediation needs to be done, probably by Gary's office to make
sure that (inaudible).
Morrow: Let me ask you this, is there a lateral that is closer to your place that you
can use as an alternate, and I understand that Nampa Meridian and Settlers are really
opposed to changing take out points on ditches, but it is possible that maybe in some
cases like yours, between the 3 entities that come up with a between take out place?
Bryan: (Inaudible)
Johnson: Anybody else have any input on, Wayne do you (inaudible) Put the user
input in the ordinance, is that what we are trying to do?
Kingsford: We are talking about 3 things, we've got the size of pipe, the kind of
fencing and making sure that the users are dealt with.
Bryan: (Inaudible)
Kingsford: That is still on the property owners, the City will be the that enforces.
Smith: Mr. Mayor, Chairman Johnson, we may need to get into the inspection
business on these irrigation ditches too. Because I think up to this point, even though
we have done on occasion, we haven't had any regimented inspection process for the
installation of these irrigation ditches that don't belong to an irrigation district. I think
in order to keep everybody on, to make sure that these systems get involved the way
they are supposed to be installed so that we don't have a problem with a pipe being
to shallow and somebody drilling a fence post through it like they did in Chateau
Meadows 2. So, we do have clean out structures located every so often that are big
enough for people to get down into and service and clean the pipe. I think we are
going to have to start looking at those things before they get covered up. We may
need to start specifying materials, I don't know. Because right now it is just kind of
a wide open field and the developer can basically put in whatever they think they can
put in and get away with. And there are no standards, whether it is a light wall, no
pressure irrigation pipe. And that is generally where they lean because there is
nobody beating on them telling them they are going to have to install class 1 60 PVC
rubber gasket and pipe. Bottom line is what costs less and there is nobody telling
them that they have to do it, the users aren't in a lot of cases assembled to a point
where they have any clout.
Joint Meeting/Workshop
February 22, 1994
Page 22
Kingsford: I would presume that the irrigation district has some standards for their
pipes, why not use the same standards?
Smith: They do have a standard and it is a good standard, it is top of the line stuff.
That is what we need to do is to put concrete pipe in the ground.
Morrow: The trade off there is that some of these places are only providing
temporary piping because within the space of 5 to 10 years the ground is going to be
developed anyway. The other side of the coin is, my experience is that concrete pipe
is fine, but even some of the new plastic stuff is far superior if you put it at a 20 foot
length or a 30 foot length you have one joint to worry about as the concrete pipes
come in 3 foot lengths and you have a joint every 3 feet to worry about and you have
to rub them out and if they leak it is real tough to patch them. So, I don't know that
I can endorse using Nampa Meridian standards.
Kingsford: I didn't know what they standard was. But some kind of standard
certainly.
Morrow: Well, I agree with that.
Smith: Well we could have that in our public works, our sewer and water standards,
we could have a separate section for irrigation piping.
Morrow: That is more appropriate.
Kingsford: Nampa Meridian has come out with a standard, but I think if they are
going to accept, that is what they have to do for them to accept it. I don't think it
is a really unrealistic standard.
Bryan: (Inaudible)
Johnson: Okay, shall we move on.
ITEM #3: LIGHT INDUSTRIAL ZONE:
Morrow: Could you bring me up to speed on that, I am not familiar with that?
Johnson: Well, I didn't put it on the agenda, do whoever put it on the agenda should
be the spokesman right now. I have an idea why it is there, so we have more control
over it. We want to delineate between having a light industrial and industrial.
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Kingsford: I think the person really responsible for getting that put on is absentee this
evening but had some real concerns about for example Best Western Concrete and
that being, we have one zone and that is industrial and that was allowed in the
industrial zone. He is saying that may be more of a heavy industrial user and we
maybe need to take a look at 2 different zones or (inaudible).
Johnson: Wayne
Forrey: (Inaudible) turn to page 14 and see a definition of industrial. It makes no
distinction whether it is heavy or light. It says in our own definition (inaudible)
produce power, the Meridian Energy proposal falls under our definition. (Inaudible)
the description of light industrial and page 47 is the zoning summary that has all the
(inaudible) or permitted uses. This Best Western for example under asphalt and
concrete gives a P in our industrial zone that is a permitted use. That is located right
out here and zoned light industrial. The neighbors out there thought it was too
intense. (Inaudible) so there is a conflict in our ordinance between the definition and
the description of what light industrial and conflicts with our schedule of permitted
and conditional uses for some pretty heavy duty industrial uses are permitted even
though it is called light industrial. So the Comprehensive Plan designated this area
here along Franklin Road, along the Railroad tracks as light industrial with continuation
of a pattern (inaudible). We have created a new general industrial district west of Ten
Mile Road, out to the County line and Railroad tracks. So, our (inaudible) create 2
industrial districts, al light industrial which we have now and clean up the confusion
of what is permitted and what is a conditional use. (Inaudible) asphalt in the light
industrial or in the general industrial area. I think that is (inaudible).
Johnson: I appreciate that.
Alidjani: I have a question Wayne, according to my understanding on Franklin and 1 st
on both sides some areas are designated for commercial.
Forrey; (Inaudible)
Alidjani: According to my understanding, (inaudible) 4 acres in the beginning, and the
first 50 feet on both sides. That is why you have commercial on the back side. How
would that affect?
Forrey: Well, it doesn't show up on this one, but I think that is probably zoned that
way.
Kingsford: You will have to change (inaudible).
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February 22, 1994
Page 24
Alidjani: Well, as for the first 50 feet, (inaudible). So, are you going to have that
colored in there so people know, or just leave it that way. What is the intention?
Forrey: That is what we need to discuss, is how to treat like (inaudible) for example,
is that light industrial or general industrial?
Kingsford: It depends on the neighbors. What would be wrong really Wayne with
instead of going to those different measures if we went back to (inaudible) involve the
neighbors.
Crookston: I don't think that is a good idea because you have a conditional use, you
mark it as a conditional use it is an allowed use.
Kingsford: Which you can put conditions on and those conditions I think are to be
a little more concerned with.
Crookston: The problem is you have to delay what conditions are applicable.
Kingsford: For example, I don't want to bash Best Western, but I can look around the
area and find concrete manufacturers that would not be (inaudible) to those
neighbors. That if they met the same standard for example of Best Western there
would not be the same problem. So, if you put some noise limits, some screens
those sorts of things in the conditions why not.
Crookston: Well, I don't know that is would make a lot of difference between putting
that in the industrial zone and not having (inaudible) as you do (inaudible) over each
applicant.
Kingsford: The problem that I see though is that you might have a user come in and
say you can't do that in this particular area because its not zoned. The odds are
though for example Meridian Energy, using some of the criteria that Wayne initially
talked about in the Comprehensive Plan prior to knowing Meridian energy was coming
here. They have to go through a lot tougher process. So what is the difference
between that and what you are talking about.
Crookston: Well, I think the difference is that people who are applying for a
conditional use, it is easier I think for them to say this is a requirement, I have to meet
it whether it is a conditional use (inaudible) it may be a requirement, it may not.
Forrey: (Inaudible)
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February 22, 1994
Page 25
Crookston: I think so.
Kingsford: The problem with that Wayne is they never really fit in their, (inaudible).
Morrow: I think every industrial use is almost impossible to codify standards especially
in the medium and heavy industrial stuff because everything is different. In terms of
light industrial, light industrial means to me is someone like (inaudible) or less
intensive users that. Artech is light industrial, Computrol, Hi Micro, all of those are
light industrial or heavy commercial or whatever you want to call it. And they run a
class act out there, Thomas products by all stretch of the imagination is a heavy
industrial user, but it is run as a light commercial because they run a class act. It is
quiet, they are clean and neat, they do a lot of deferred maintenance, their buildings
look good.
Crookston: What happens though if you let those in, that light industrial zone and
the owners change and you see the operating (inaudible).
Kingsford: But then you have the conditional use, they don't need those conditions
you have some fall back. I think the thing that we try to do is not make too many
zones at least from my perspective.
Crookston: I think it was an oversight (inaudible). Because we talk about it.
Kingsford: It wasn't an oversight because we talked about it at that time Wayne and
the people at that time, both P & Z and Council said we don't want smoke stack
industry. Everything we've got we perceived at that time. (End of Tape) But, I think
we need to have some control on them so (inaudible). Development agreement or
something, if you don't have a (inaudible) or conditional use you would never catch
them at the time their money (inaudible).
Crookston: I think Grant that is a pretty strong statement as to what conditions had
better be required for uses that I don't see as a big difference of that of saying having
this use in that zone.
Kingsford: Well, it gives both the owner of the property and the City flexibility in
evaluating the property (inaudible) that you wouldn't have (inaudible).
Forrey: One thing to keep in mind, our Comprehensive Plan is very much (inaudible)
pro-business. (Inaudible) in fact one of the major stores that has been looking at
Boise, (inaudible) permitted here. There is that side of development (inaudible).
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February 22, 1994
Page 26
Morrow: I think the other thing you have to take up on that Wayne is also be
sensitive to is the ultimate payer of all those rules and regulations is the consumer
and we are nailing the poor cotton picking (inaudible) to death on everything now.
So, the thing is I'm not exactly sure how we get to what criteria we use for the light
industrial zone. I suspect that one of the things that we are trying to legislate here
is pride and those kinds of things that you can't legislate because if people out there
were running a class act it wouldn't be a problem How do you put those standards
and acceptable behavior into legislation? Is that what we are after here?
Crookston: (inaudible)
Forrey: (Inaudible) especially when it involves residential, is watch that. (Inaudible)
that is not the issue, he is not abutting residential but somewhere on the fringe of
that project he is going to abut (inaudible). That is what our ordinance has to
safeguard against.
Morrow: What about design review, if you are talking about that in a transition, make
that proposal subject to design review. And then list the qualifications that maybe
or the potential requirements of design review might include (inaudible). Maybe the
issue is not worth solving if it is not a problem.
Crookston: I think in our ordinance, there are designated allowed uses in the light
industrial zone that just looking them on the schedule uses seem to me they are
heavy uses.
Forrey: (Inaudible) that is what Best Western (inaudible)
Crookston: (Inaudible) light industrial
Johnson: (Inaudible)
Forrey: If they approached us today our only answer would be that it is permitted.
Kingsford: Again, what would be wrong with we would (inaudible) it might be that
it could work. It might be that (inaudible) would come in and say I won't do this
entirely inside but what is wrong with that. What would be wrong with putting C's
by those that say P all of those that might be found to be offensive by anyone here
and take a look at it when they come in. Or if we say no, you can turn down a
conditional use permit if it isn't compatible.
Joint Meeting/Workshop
February 22, 1994
Page 27
Johnson: If you make a general statement about conditional use permits that is
where you get into problems.
Crookston: You can't turn down a conditional use.
Johnson: That is where the history of litigation
Crookston: You can tell them what conditions they have to have.
Kingsford: If we were to say
Crookston: But they can't be arbitrary conditions
Kingsford: Right, if we were to say to Best Western, this wouldn't be anything
arbitrary, if we were to say to them your hours of operation are 8 to 5, would they
be in business in there? They might, but if they did that would be half the offense
to the neighbors. And if they didn't operate on that basis they might (inaudible) in
violation.
Crookston: But, I don't think that you can do that, when you turn around and go
down the block you don't do the same thing with Arnold Machinery, tell them that
they have to operate between 8 and 5.
Kingsford: (Inaudible)
Crookston: I don't know all that much about it (inaudible) but they are operating
those machines outside.
Morrow: (Inaudible) Well sure the break down of the big equipment is done outside,
when they have a big piece of equipment that is too big to get inside they have to
component in to get in to work on the part that they do they break it down in the
yard and put in there and then put it back together when its done. The same thing is
true of Caterpillar (inaudible)
Kingsford: I don't think they have anything that you can fit in their shops.
Morrow: Somebody like me or Tim went in to have something fixed, they are the
servicing dealer for (inaudible). Let's assume that is too massive to get in the
building.
Alidjani: I believe what Wayne is referring to he brought a document one time to the
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February 22, 1994
Page 28
planning and zoning and handed it out and it said that the Supreme Court ruling was
(inaudible) does not constitute a denial of conditional use permit as long as the reason
(inaudible) justified within the perimeter barrier whatever the premise was, are you
referring to that?
Crookston: I am
Alidjani: We discussed it about 6 years ago, and basically what he is referring to is
a Supreme Court ruling of the State of Idaho. I believe that everybody in that
neighborhood is going to be 8 to 5 is going (inaudible).
Morrow: Well, Western States and the other people didn't go through the conditional
use hearing how can we set hours on it?
Alidjani: Still in the court (inaudible)
Morrow: I am asking if we take the Best Western Cement Company and said as a
conditional use and set 8 to 5 hours yet no conditional use is required for Arnold
Machinery or Western States, where is the comparison here. How can we mandate
to them that they be 8 to 5 also. How can we be held to that standard?
Crookston: All I am saying is that you have to treat people in the same categories the
same. Just because, I don't know if this is true or not but let's use it as an example,
let's say they operate from 4 in the morning till 11 at night, some guy next door
comes in and says exactly the same thing and he operates from 8 to 5. And let's say
the 8 to 5 operator was there at 4 and we let him operate, we can't then turn around
and say that Best Western was there first. We can't then turn around and then tell
the second guy you have to operate from 8 to 5. You can't do it.
Kingsford: Well I think you would have the same standard (inaudible).
Morrow: Well, and a point of reality Best Western and the concept of a couple of
piping outfits that I have been around or have done work for, their work does start
at 4 in the morning because of the fact that the product sets up and it gets too hot
so they work from 4 to 2. How are you going to condition that at City Council level
so that it is acceptable to the neighbor that doesn't get up until 7.
Kingsford: Well, I think what we are saying is that we are going to legislate them out
of the City anyway. That issue is whether we do it by conditional use or by zoning.
Joint Meeting/Workshop
February 22, 1994
Page 29
Morrow: Best Western of the neighbor?
Crookston: You are better off to do it by zoning than you are by conditional use.
Kingsford: But, I can see us eliminating some of the things we would like to have
(inaudible) very specifically in our zoning ordinance.
Forrey: (Inaudible)
Crookston: Not if they are in an allowed zone.
Forrey: (Inaudible)
Kingsford: (Inaudible)
Forrey: (Inaudible)
Crookston: I don't disagree with you Grant that we may be legislating away uses that
we might want.
Kingsford: I think what you are going to have to do is to get a consensus of these
2 bodies as to what it is we do not want to have. And say those are heavy industrial
and we won't have them.
Crookston: All I am looking at is the end of the legal end of it is to what kind of
position the City could get themselves into in trying to enforce those ordinances.
Forrey: (Inaudible) could be uses that create (inaudible). We did that at attempt to
not drive away those industrial uses that (inaudible) preserve the area. (Inaudible)
That is one approach where we could have things that (inaudible) permitted here and
a conditional here (inaudible)
Crookston: You could have (inaudible)
Kingsford: Tell me Wayne, does the Kit Kat Club fit into that particular zone, I see
that it is in that area?
Forrey: (Inaudible)
Kingsford: Well, move it forward on that, are we going to take a poll or what. We
can't take a vote. What is your recommendation?
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February 22, 1994
Page 30
Johnson: I am interested in protecting the City from a legal standpoint. I just tend
to agree with Wayne.
Kingsford: Well, we get beat up either way from past experience.
Johnson: We used Best Western as a case in point. (Inaudible) what does everybody
else think?
Alidjani: I have one more question Mr. Chairman, how come we still don't have this
(inaudible) industrial area? (Inaudible)
Forrey: (Inaudible) we looked at the various (inaudible)
Johnson: That is existing urban (inaudible)
Kingsford: That is almost a recommendation.
Crookston: I don't disagree with that comment either, but (inaudible).
Morrow: I think that there is more complex than that because I know that in heavy
industrial they have 5 sub -categories of heavy industrial M1 through M5. And then
do they not use the medium and then do commercial and a whole bunch of things.
Kingsford: What about if we get 2 members from each body to be on that committee
and work up a proposal to submit of those that ought to be in particular zone and
those that should not.
Johnson: That would get us off dead center.
Kingsford: Set up a time frame (inaudible)
Johnson: Well, who would you like to work (inaudible) if you are going to speak up
(inaudible).
Morrow: Was it Bob Corrie that originated this?
Kingsford: I think Bob Corrie would be one that I would involve.
Kingsford: Okay, then the City Council it ought to be Bob Corrie because he has
some of the agenda here and somebody else on the Planning and Zoning side it
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February 22, 1994
Page 31
probably ought to be Charlie Rountree and Jim Johnson.
Johnson: I was thinking more in terms of Tim and Charlie.
Morrow: Don't delegate, I've got to protect at least one of us (inaudible)
Hepper: Yes, Charlie and Jim
Kingsford: There ought to be somebody from the building trade on that whether it be
you or Tim.
Morrow: The committee (inaudible) obviously ought to be Bob Corrie there ought to
be one of the 2 of us's.
Johnson: I think it ought to be Tim and Charlie seriously.
Morrow: Well, that is fine, we've got transportation next (inaudible)
Johnson: Charlie, are you agreeable to that? Its an appointment Charlie but are you
agreeable?
Rountree: (Inaudible)
Johnson: So we have 4 bodies, let's move on.
ITEM #4: DEVELOPMENT AGREEMENT:
Johnson: Which in difference to Wayne Forrey I thought we wouldn't spend too
much time on it tonight or any time. I thought we would just touch on it. We, at the
P & Z level we are somewhat confused to what we mean when we put in our findings
of fact that we (inaudible) a development agreement (inaudible). We do have a
sample one, (inaudible). The overview on a development agreement, Wayne Forrey
would you like to tell us why and what enforcement part would you as, why we are
(inaudible).
Forrey: The Idaho Planning Act gives cities and counties the authority for a
development agreement. Actually most cities don't have it but Meridian does.
(Inaudible) its page 77 and I will summarize. Basically, it (inaudible) annexation. The
city has the authority to go out and require a development agreement. It basically
says that (inaudible) landscaping (inaudible). It goes on to say that it has to be
recorded at the Ada County Recorders Office, it doesn't necessarily have to be
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Joint Meeting/Workshop
February 22, 1994
Page 32
recorded but (inaudible). The city can say (inaudible) and the City Council is hereby
authorized to adopt (inaudible). Which shall address the City Engineer's comments,
City Planner comments, ACHD comments, all agency comments or public testimony
as noted. If Don Bryan gets up (inaudible) 15 inch pipe (inaudible).
Kingsford: Those would be things you would have that you would (inaudible) a
school site, well site, park.
Forrey: Right, (inaudible)
Johnson: So this gives us a tool of enforcement.
Forrey: Yes
Johnson: Do we have any in place?
Forrey: No, we have probably a dozen projects (inaudible). We have 2 or 3 final plats
that are about ready for signature and they do require a development agreement.
Johnson: Now, who initiates the development agreement? What wording do you
use?
Forrey: In the past we have relied on the developers to provide this, we were getting
one page, (inaudible) so the Council decided that (inaudible). (Inaudible) this condition
you will be annexed and sign your plat. If they don't sign that development
agreement we don't sign the plat. It is a very important document.
Crookston: The problem is (inaudible) have that development agreement before they
are annexed.
Morrow: If I may through this out, this is strictly my observation since being on the
Council and having been away from it for awhile. It appears to me that part of what
is going on here is that it really bothers me this constant tabling of stuff at the
Council whether for lack of this or lack of that. The other thing that bother me is that
they make a presentation to the P & Z guys and at the 3 Council meetings that I have
been at so far, we had a presentation that is remarkable different than what they
presented to Jim and his boys there. And then also there is something else, 2 or 3
things in the case of, we started out the other night with one variance deal and what
it boiled down to the person was actually asking for 4 variances that Gary and his
boys and his shop had never heard or seen about. And so then what begins to
happen it looks like Jim's guys aren't talking to the City Council, the City Council isn't
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Joint Meeting/Workshop
February 22, 1994
Page 33
talking to Gary and our staff and all of that kind of stuff. And then we are going to
interject in this development agreement that we as the Mayor and the City Council
are supposed to enact and review but we are subcontracting the responsibility of
reviewing for reviewing that to somebody else at the time of signing the final plat.
And as a representative of the taxpayer I am not comfortable with that development
agreement or at least a prototype of that agreement not going through Jim and his
guys to begin with so that they have a feel of what they are passing on. And then
as it comes through the City Council so that the 5 of us sit there and say okay fine
we can sign of on this with good conscious and have, and somebody comes up and
they are adding 4 deals and say wait that is bologna, Gary hasn't seen it. So, if you
are bringing it to us Gary has to see it before it comes to us. Or, if there are 3 more
variances being added on, it really ought to go back to Jim's and start the process
over. It seems to me this whole thing, just as an outside observation, we have 3 or
4 departments going in 4 or 5 different directions. And we are relying on somebody,
somewhere to pull it together and it doesn't get pulled together.
Johnson: The Valeri Heights presentation was substantially different than what we
saw atP&Z.
Morrow: Those are just observations, and I think it applies to this development
agreement.
Forrey: Mr. Chairman, one of the things we could do to alleviate Walt's concern is
to have a public hearing (inaudible) attached to that (inaudible).
Johnson: Do that at the time of the preparation of findings of fact, that is the very
earliest you could do it.
Forrey: (Inaudible)
Kingsford: But, that legitimately could be added on to City Council.
Crookston: I think it is going to need a change of the requirement that the P & Z
Commission and or the City Council have to take action, P & Z has to take action in
45 days,
Kingsford: Well, taking action, tabling is taking action.
Crookston: I don't disagree with that, that is the problem (inaudible) we are going to
need some more time after the public hearing to do the findings of fact and the
development agreement.
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Kingsford: Well, I think you could have the prototype in there Wayne, that
development agreement essentially spelling out the same things you put in the
findings of fact.
Crookston: It does very much, but they are going to change from application to
application.
Kingsford: All I am saying is that it shouldn't take you more than (inaudible) to if you
have that on disk to kick that around. Already in your findings you have most of that
prepared. You would have the same thing with the development agreement, all you
have to do is insert the peculiarities of that proposal. I don't see that taking longer
than 45 days.
Crookston: Where it takes longer is (inaudible). We can hand them a development
agreement and say you sign this or you don't go any further.
Kingsford: Well, that is taking action. That has the 45 days (inaudible). I would
assume that there is going to be give and take at P & Z. (Inaudible) that is going to
be taking place up to including the hearing.
Morrow: I think Wayne, part of the other deal is that I don't disagree with the 45 day
deal. I think part of what is going on here is we have gotten sloppy in the
development community and (inaudible). I think it is totally unreasonable for the
development community and us being part of that to come up here and play Gary
against the P & Z, and play Shari against somebody else and then show up to City
Council or P & Z level and say well so and so said this and we ought to be able to do
that and maybe what happens is a couple of instances we say take your thing back
to P & Z and don't bring us all these changes and go on from there. Sooner or later
there is a standard that is developed and those folks know (inaudible) to Jim and his
guys that they have to steps 1 to 10 done. (Inaudible) part of the stuff is on the
development agreement, most of those presentations are made by engineering
companies or representatives and so those people.
Crookston: I agree, you get applications from engineers, I can tell (inaudible) they
don't even have a proper legal description.
Kingsford: By the time it gets to Council
Crookston: And (inaudible) until their application is complete, which is what our
ordinances says.
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Joint Meeting [Workshop
February 22, 1994
Page 35
Johnson: They don't give vicinity maps which are required on most of the
applications.
Morrow: So, why are they put on the schedule?
Forrey; (Inaudible) this last cut off date, 3 made it and 3 were rejected. (Inaudible)
but also it is very hard to turn down something like (inaudible) I know there is 5
Commissioners and 5 Council members that need (inaudible). We are not Boise,
(inaudible). We tried to carry your mission forward (inaudible). Maybe a few times we
have let some stuff through, (inaudible).
Morrow: I don't disagree with what you are saying, I don't disagree with providing
the service, 1 support that.
Johnson: I think we can do a lot better than that in screening these applications.
Forrey: We are trying
Morrow: I am not asking for all that, what I am simply saying is somewhere there is
some medium ground here to get away from where we are at.
Smith: Mr. Chairman, I don't whether this is the appropriate place or time to through
this out, but I seem to see a pattern causing us problems and it comes from the
Highway District. In that most generally a preliminary plat was turned into us and has
been in the past everything goes from here out to the agencies for comments. When
that comes back from comments from the Highway District we have some big time
changes. So much so that when presentations show up at Planning and Zoning the
night of the Planning and Zoning meeting they may or may not vaguely resemble
what was submitted in the application because the engineer has changed his
presentation to conform to what the Highway District has requested. And the same
things happens by the time it gets to City Council. What I am wondering is in order
to calm that effect at the time it comes to City Council if we can have a step in this
process that involves the Highway District before the City of Meridian or at least a
preliminary step once the City gets it. If it is only sent to the Highway District for
their comments because they seem to be raising so much problem with our
processing steps and our comments and just our review and the publics perception
of what is going to happen. I am just wondering if there can be a preliminary.
Alidjani: So what you are saying have them approve first than come to us.
Smith: Right, kind of a preliminary step to submitting to the City of Meridian that
Joint Meeting/Workshop
February 22, 1994
Page 36
they have already gone through the highway district.
Johnson: How do you get the (inaudible). The whole process of the application is
supposed to go through the City of Meridian.
Smith: Right, I understand that.
Rountree: Do it before you schedule a hearing, the City is in control. Instead of
getting the applications in and sent out.
Johnson: What kind of delay are you looking at (inaudible)
Kingsford: They could have the same deadline we all get those things for comments,
same thing to the Highway District. So, we need to coordinate that (inaudible).
Alidjani: I agree with Charlie, this might be (inaudible) after you are done (inaudible).
I think the same thing, the first part (inaudible) regardless if it is one month, 2 months
until all the steps are taken then it could be heard.
Kingsford: One of the things that Jim is saying is we want to have some control put
on the (inaudible).
Rountree: Well, I'm saying you can coordinate the (inaudible). (Inaudible)
Johnson: In practice, are we going to get response from and the cooperation from
ACHD that makes it work?
Rountree: I think the reason that we don't now is that our cut off date doesn't
correspond with their cut off date, so we are always 10 days off of their schedule.
So, their comments are usually coming the day of the hearing.
Kingsford: That is something that we could coordinate with our liaison Larry or
whoever.
Johnson: I think it could be improved. I don't want to be sitting around waiting for
the County to get off (inaudible).
Tolsma: Who changes the names? I think we should have the final name of the darn
thing. The other night we had one
Alidjani: The subdivision School Plaza we had 6 different names and every time for
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Joint Meeting/Workshop
February 22, 1994
Page 37
whatever reason they would have us rejected.
Tolsma: That is confusing, you get a map for one, and another one and another one.
Johnson: Will keeps them all straight. What is Landfall or don't you remember?
Kingsford: You don't keep me up to date on those what is the deal?
Johnson: Wayne, closing comment.
Forrey: Boise does this and I hate to bring it up but (inaudible). In Boise it is
(inaudible) so it is very impersonal.
Crookston: They can call it whatever they want, like Krystal Springs, it is still Krystal
Springs to them, but when they recorded it, it was One Subdivision.
Johnson: Anything else on that?
Kingsford: I would just like to comment that it is a good thing that they change
names of street otherwise there wouldn't be probably the finest street in Meridian out
(inaudible) Kingsford Drive.
Yerrington: Is that going to expand in the future?
Kingsford: No, I quit expanding.
Crookston: I went through the Idaho Falls development agreement, (inaudible) put
together the form and see what happens.
Johnson: We have to start somewhere. Anything else on development agreements
before we all get rummy here.
ITEM #5: LANDSCAPE ORDINANCE:
Johnson: 1 guess the body is pretty much in agreement that we need a landscape
ordinance, is there anyone that doesn't think that we need something. What we have
now is relatively weak.
Morrow: Would you give me some background on that please.
Johnson: Well, we are not specific in what we require in terms of, well as a
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February 22, 1994
Page 38
background overview. The landscape ordinances comes into play in may areas, one
that is very common is screen. We don't specify what we expect in terms of
shrubbery, plants, size, maintenance, etc. A landscape ordinance can be very specific
or it can be broad and general. We have samples of about 9 cities in Idaho, some
of which are extremely detailed like the one in Coeur d'Alene others bairly progress
from one paragraph. What we have now we have found to be pretty inadequate and
came to life most recently in my mind with the paintball thing. It calls for a one 2
inch tree or something. The guy has a suckling growing up through the concrete that
happens to be a 2 inch diameter, he has met our landscaping. That is an example of
what we are talking about. But, in this landscape ordinance is enforcement
procedures, maintenance procedures, choice of trees. Some require a sign off of the
landscape architect which might be going a little too far. We need something a lot
more refined than what we have got. We have in our packet here a sample of
Central Valley Corporate Park , they did that on their own, their requirements, which
are quite detailed. I've got a book that I ordered called planning and preparing a
landscape ordinance, which has some really good ideas in it but not necessarily
anything that we want to adopt totally. After reading through it (inaudible) specific
too. I think what we need to do is to find out generally what the feeling is of the 2
bodies as to what we need and what we are trying to accomplish with he landscape
ordinance.
Morrow: One or 2 questions in my mind is where would the enforcement come from,
what level would that be done. Second thing is what level would the analysis of the
proposal be done?
Johnson: Well, the enforcement procedure is outlined here (inaudible) area of fines.
They have a fine or penalty system set up. What was your other question?
Morrow: What level do you do the check off to make sure the system is in
compliance. We don't have anybody within our system that has any expertise.
Johnson: Jim Shearer maybe has some, probably more than most.
Morrow: But, I meant in City Hall when the proposal comes in and we require 7 trees
1 1/2 (inaudible) certain type do we have anybody with expertise?
Johnson: Maybe Gary has access to that material I don't know. Right now we don't
have anybody on staff that I am aware of.
Kingsford: Well, I think probably Shari or Wayne either one of them.
Joint Meeting/Workshop
February 22, 1994
Page 39
Johnson: You put together a set of standards that depending on what it is and those
can be real specific whether islands, shopping center, screening residential etc. A
very wide range of what is required in terms of maintenance and sprinkling and that
sort of thing. I think we can glean from what material we've got something to work
from . It is kind of like starting the development agreement, we put together
something I think that we can refine better. Right now what we have got is real
weak. Basically, we no enforcement, we don't have enough standards to prevent
certain events.
Kingsford: Mr. Chairman, I would suggest that maybe the 2 Council and P & Z
members that were not on the other committee be involved in preparing some sort of
a document. We can spend the night discussing this.
Johnson: We can on this, there is no question about it. There is an awful lot of
material.
Morrow: I would second that proposal because there does seem to be, and it makes
a lot of sense from the standpoint (inaudible) that falls right into the (inaudible). And
we have the enforcement power right here, so that is done.
Kingsford: Police Commissioner
Johnson: I agree with that, I would like to be part of that, I think Gary should be part
of it. I think we can put (inaudible). (End of Tape)
Kingsford: Or whether they need to live or (inaudible)
Tolsma: How big it is going to be, how far off the ground.
Forrey: (Inaudible)
Johnson: Do you have anything you have to say on that?
Forrey: (Inaudible) if you have a frontage project next to a residential (inaudible).
You have to have one tree 3 inch diameter size (inaudible).
Johnson: Anyone else have anything else on that? Does anybody have anything
else.
Smith: Mr. Chairman, I have talked kind of feciously about this in the past, but I
would like everybody, Council, Mayor and Planning and Zoning to think about a
Joint Meeting/Workshop
February 22, 1994
Page 40
requirement of having subdivisions completed before building permits are issued. I
mean completed, pavement, street signs, done.
Johnson: Are you talking about phases?
Smith: A final plat subdivision that is being developed that all the off site
improvements, that is everything off the boundaries of the lots themselves is done.
Morrow: (Inaudible)
Smith: We have people living in homes that we don't have street signs up, we send
a police or fire or QRU out and then they need to know. They need to count blocks
from major streets that are already known like Linder and Franklin, they go of their
map and count 5 blocks over and turn right. No street lights are there, the berms are
not landscaped, the fences are not built, and of course this comes back to the
development agreement as a way to get this done.
Tolsma: We had that one last year, there wasn't any pavement out there and a truck
got stuck.
Smith: We have tried to improve on this situation by requiring a road base material,
a stable road base material being installed that would support our fire trucks. But the
Highway district backs away from that and say to me that we can't test pit run
material and we won't test the pit run material. We will test the 3/4- when it is put
down, but the developer won't do that until such time they can follow right behind
with pavement. Otherwise they will contaminate that 3/4 and will lose and have to
replace it.
Morrow: My response to that is why are we issuing occupancy certificates to a
house without those things being done?
Smith: Well, we won't issue occupancy permits.
Morrow: Well, how do people get in the house? Somebody is living in a house
without an occupancy permit that is illegal.
Smith: Oh no, the occupancy permit is not issued pursuant open street lights being
installed and street signs.
Morrow: But it should be, the subdivision should be completed. I mean the house
in the subdivision ought to be completed before anyone gets to live there for the very
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Joint Meeting/Workshop
February 22, 1994
Page 41
things that you are talking about. The fire boys have a heck of a time finding most
street signs, so the deal is that we are going to give an occupancy permit why do we
do that.
Crookston: When it is under construction, isn't there greater danger of an accident
when it is under construction or when somebody is living there.
Morrow: Well that is kind of an 8 to 5 deal and we all assume that anyway. 1 have
built in lots of subdivisions (inaudible) streets signs and everything else and doing so
today. That is not a major issue, typically when you have a situation there in today
world we all have mobile phones and everything else. It is a construction site, but
1 am certainly sensitive to the fact that there is somebody living. That changes the
rules of the game a whole bunch. And normally our problems are in the daytime not
at night. It is the nighttime problems that a fire is fairly visible.
Smith: We don't have the problem so much, well we do in a way. But while they
are building the streets and building homes we've concrete trucks, gravel trucks, and
they are trying to build curb and gutter and sidewalks and so forth that is not our
problem that is the developers problem. Plus, our inspectors being out there and
traveling through the roads trying to get from one house to the other for inspections.
It is just some food for thought because they have been battling it for some time now.
We did have a terrible mess last spring in Parkside Creek which I think we helped
remedy by Council decision to not allow building permits until the road base was
installed. I think that was an absolute necessity and the Council did a great job in
requiring that happen. But, anyway it has been an item that is discussed I would say
daily but probably weekly on the other side of the building, in the building
department. We also suffer damage to manholes from concrete trucks, again it is not
our problem at the moment, it is not our system it belongs to the developer, but the
water valves being hit because they are not very stable at that stage of road
construction. Concrete truck or lumber truck smashing into that breaking valve
boxes, pushing manholes off the center of the sewer. Filling the sewer line with
gravel. These sorts of things continue to happen and there not totally unavoidable but
I don't know how you avoid them without finishing the roadway first.
Morrow: Why don't we sit down in our department meeting (inaudible). Now that we
are aware of the problem we can come up with a solution. (Inaudible)
Smith: Believe me I appreciate that Walt and there is a lot of pressure on us to issue
building permits at the earliest stage of the process.
Kingsford: Well the big problem is we are an area where you do asphalt (inaudible)
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Joint Meeting/Workshop
February 22, 1994
Page 42
May 15 and October 18, people who want to do the division and particularly have a
parade home well they are up against the wire on those.
Hepper: Could the City accept the building permit but not issue a building permit,
because I know some of these (inaudible)
Kingsford: In other words review the building so it is ready to go.
Hepper: It takes like 3 1/2 to 4 weeks to get a building permit. The City won't
accept an application for building permit until the final plat has been approved or until
the final is recorded. Then from there the subdivision is basically finished. I know I
have had a couple of developers ask me about (inaudible).
Smith: Well, we issue building permits as soon as the plat is recorded, the plat has
to be approved by the City Council, and then
Hepper: Do you issue building permits or do you accept the application?
Smith: Well, as soon as the plat is recorded, we accept the application, as soon as
the application goes through the building department and is approved it is issued.
The only thing we tie that to is the stable road base is installed before we issue any
building permits. That was the other item that the City Council placed as a
requirement. It has to be recorded and it has to have a stable road base.
Kingsford: Well, a developer is not going to have water and sewer during that month
anyway, between final plat.
Morrow: Say that to me again?
Kingsford: By the time we sign off on a final plat that builder then goes to work on
the subdivision in terms of cutting streets and putting in sewer and water and so on.
He is going to take that 4 weeks of (inaudible) before they are ever ready to start
building.
Morrow: I'm confused are we talking about 2 different issues, we get when we turn
in a permit to build a house the subdivision by and large already has their water and
sewer (inaudible).
Kingsford: What Gary is saying is as soon as that final plat is issued they take
applications for building permit subject only on that road base. We are way out in
front of where you are thinking we are.
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Joint Meeting/Workshop
February 22, 1994
Page 43
Hepper: I was under the impression the road had to be in and the subdivision signed
off before taking applications.
Smith: The gravel road does, it has to be in, they won't put sewer and water in. But,
there final plat is approved by the City Council, then the developer can hold a pre -
construction meeting and they go to work almost immediately on sewer and water.
And like Grant said generally in 4 weeks they will have sewer and water in and that
road (inaudible) So by the time, if building permits were turned in the day after we
couldn't issue anything until the road is complete.
Morrow: We are talking about 2 different things, final plat approval and sign off of
the final plat. The final plat approval occurs at City Council and then they go in and
start making sewer and those kinds of things. Typically we can't buy lots until the
final plat has been signed off.
Smith: Right, and can't enforce it until it is recorded.
Kingsford: It is recorded before they are even out there cutting their streets.
Morrow: Where does the bonding process come into this where the bonding of
streets that are unfinished and the improvements that are unfinished.
Smith: The Highway district requires that before they will sign the plat. Before they
Highway district will sign the plat they have to have the bonding in place to guarantee
the construction of the streets.
Freckleton: (Inaudible)
Morrow: That is the point that Tim is making. Then the thing sits there for 30 days
until it gets (inaudible) before any construction will start. What he is asking is if they
can accept the prior to (inaudible) the processing so that when it is ready to go they
can start construction.
Smith: We don't have a recorded subdivision, we don't have any street addresses
and we can't put anything on the application until that is done.
Kingsford: One of the problems we get into there is coordination with the Highway
district and so on. We had one subdivision in the second phase the Highway district
decided to change the name of the street. We hadn't yet recorded that plat and
fortunately caught it at that point and said not you go back and change the name
back to what we approved. Because that would cause 20 or 30 people on the first
Joint Meeting/Workshop
February 22, 1994
Page 44
phase to have to change their addresses, we do have to have a plat with those
assigned addresses.
Johnson: But, you guys can work that out right. Anybody else have anything they
want to add before we get a motion to adjourn? Motion
Alidjani: I make the motion to adjourn.
Rountree: Second
Johnson: We have a motion to adjourn, all those in favor? Opposed?
MOTION CARRIED: All yea
1 JOH S , CHAIRMAN
ATTEST:
WILLIAM G. BERG, JR., CITY CLERK
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NAME:
PUBLIC MEETING SIGN-UP SHEET
PHONE NUMBER:
-(0015-
E
January 31, 1994
To Whom It May Concern:
Subject : Suggestions for standards for Pressurized Irrigation Systems.
The contractor members of the Turf Division of the Idaho Irrigation Equipment
Association have encountered problems installing sprinkler systems on existing
pressure irrigation systems. Most of these problems revolve around pressure and
volume inadequacies. Most often the home owner is not aware of any potential
problems.
Our membership voted to undertake the project of trying to bring together the
engineers, contractors, irrigation districts and the city and county zoning
departments to establish some standards that would be workable among all
concerned. Our goal is to provide input into the process so that designers and
engineers will understand the criteria required by the people who are purchasing
subdivided land and planting lawn and landscape material and watering within a
limited time frame. The change in land use changes the watering use and that is
the basic issue that needs to be addressed.
Representatives of our group are available to help establish criteria to bring about
satisfactory standards. The enclosed information contains considerations which
we have developed up to this date. Pages 1- 4 are general in nature with more
specific definitions and criteria on pages 5-8. The document can be separated at
page four or used in its entirety.
We respectfully submit these ideas toward a more workable solution for
pressurized irrigation systems.
Very truly yours,
Jim Moyer
Chairman
Turf Division
Idaho Irrigation Equipment Association
Pressurized Irrigation Distribution System Standards.
Proposal by the Turf Division of the
Idaho Irrigation Equipment Association
January, 1994
Criteria:
The transfer of land use from agriculture to residential, changes the way land is
managed. Agricultural land has full time crop and water management because the
farmer or rancher makes his living from the land. Residential use shifts the
vegetation and water managment to part time. The owner or owners(husband and
wife) are absent from their residence during the day earning a salary only to return
part time to care for the residence. This change in the population of the land,
changes the watering practice and the watering schedule. Pressurized irrigation
distribution systems are being demanded by the population and the trend of potable
water purveyors is to separate irrigation water and potable water into separate
systems.
Irrigation water is seasonal and available in normal precipitation years from
approximately April 15 to mid October. Water provided on either end of the irrigation
season must be provided by other methods. Irrigation companies deliver water to the
land at the rate of 5 gallons per minute more or less. That rate is adequate in most
cases to water the land at a constant application over 24 hours. However, the shift
in the land use to residential reduces the watering application time from 24 hours to
12 hours or less and doubles the flow rate. Where the irrigation company cannot
manage the flutuation in their system, storage structures or ponds need to be
provided by the developer to accommodate the change. This is already being done
successfully in many systems. It needs to be addressed universally in order for the
home owner to have the assurances of adequate available water.
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The pumping plants for these system should be energy efficient, automatic, capable
of supplying water free of debris larger than 1/32" particale size, and deliver water
to each lot at a pressure range of 50 to 75 psi over a full range of flows to meet the
demand of the population of homeowners.
The homeowner should be priveleged with a watering schedule form based on the
capacity of the system at the time of earnest money. This schedule could be devised
by the the design engineer for use by the developer. The homeowner should in turn
furnish the landscape/sprinkler contractor this information so that the lot installed
systems stay within the parameters of the delivery system. The maximim interval
irrigation cycle should not exceed every other day or odd even day watering as now
employed by many municipalites.
All system components should comply with the governing agencies and meet local
and state health requirements for open and enclosed water systems. Irrigation water
is considered nonpotable water and warning signs, standard color coded apparatus
as established by the industry should be used where appropriate.
The following guidelines are the minimum requirements acceptable in the landscape
industry. Any requirements by the irrigation districts or the canal company delivering
water to the subdivision that exceed the minimums set forth in this standard should
be followed.
Agricultural irrigation practices. Lots greater than two acres in size are generrally a
mix of residential and agricultural with the home occupying part of the lot and some
area for pasture. Acreages of more than five acres should follow agriculturally
accepted methods of irrigation unless petitioned to be watered by turf standards
such as large estate type subdivided lots. As the lot size increases the managment
of the watering moves from turf/landscape to agricultural.
Turf/Landscape irrigation practices. Five acres lots have the home area to consider
as a turf/landscape water managment situation and the balance an agricultural water
managment situation. Lots two acres and less should be considered residential. The
trend for underground sprinkler systems is ever increasing. It is recommended that
the irrigation system designer assumes 100% of the homes will have an underground
irrigation system in the future.
Recommended pressure delivered to each lot is from 50-75 psi(fifty to seventy five
pounds per square inch). Adequate water volume and water pressure to employ turf
and landscape methods of watering (underground irrigation systems) as accepted in
the landscape industry should be provided. The following standards of delivery
should be provided to each lot in the proposed subdivision.
I. Lot size under 7000 sq. ft. 10 gpm at 60 psi and 3/4" individual service*
II. Lot size up to 10,000 sq. ft. 14 gpm at 60 psi and 3/4" individual service*
III. Lot size up to 22,000 sq.ft. 20 gpm at 60 psi and 1" individual service*
IV. Lot size up to 43,560 sq.ft. 30 gpm at 60 psi and 1 1/4" ind. service*
V. Lot size up to 2 acres 40 gpm at 60 psi and 1 1/2" ind. service*
*Service - the supply pipe within the lot leading from the main supply line to
the delivery valve.
Formula to determine capacity of the delivery system: The standard formula used by
the sprinkler irrigation industry shall be used to determine the quantity of water
required to irrigate the subdivision acreage within the time envelope of the population
of the subdivision. The requirement of an efficient irrigation system is to replace
.25" water per day(evapotranspiration rate for the Boise area) during the peak of the
3
irrigation season. Working habits of the population and the accepted practice of the
turf industry requires a watering time of twelve hours or less, for example, from
6:00 P.M. to 6:00 A.M. Common areas in the subdivision may be watered during the
daytime hours of 6:00 A.M. to 6:00 P.M. and deducted from the subdivision irrigable
acreage as defined below.
STANDARD EQUATION
27154 x I x A = gpm (flow rate required)
HxDx60
Where: 27,154 = number gallons in 1 in. of water covering 1 acre
I = inches of water to be applied. Boise area average
peak requirement for turf is .25 inches /day.
A = acres to be covered.
H = hours in the watering period per day.
Turf/Landscape standard - 12 hours.
D = Days required to cover. Turf/landscape - 1 day.
60 = minutes per hour
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Definitions:
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Irrigable land. Total land to be developed under all present and future phases of a
subdivision development, less area covered by roads, streets and sidewalks.
Pumping plant. A system including but not limited to a pressure pump or series of
pumps in a single location including the intake screen, pump intake piping or
manifold, pump control panels, discharge piping, filters, and control valves. Pumping
plants shall be sized(or provide expansion) to accommodate a fully developed
subdivision including future phases or additions. The pumping plant shall be capable
of supplying water efficiently at the constant recommended pressure over a full range
of low demand periods as well as high periods of demand. Multiple small pumps or
a larger pump with a variable speed drive and a pressure induced speed control are
considered to be more energy efficient. A small "jockey pump" may be required for
small or single lot usage. Large single pump installations with pressure and or flow
regulating valves are considered inefficient.
1. Pumps shall be suitable for the installation with automatic controls and
safeguard protection for both motor and pump. General rules are as follows:
a. Centrifugal pumps may be used where elevation of the pump is
below the surface elevation of the water and allows a flooded suction.
b. Vertical turbine type pumps shall be used where the elevation of the
pump is above the surface elevation of the water being pumped.
c. Submersible pumps may be used where adequate submersion is
allowed and manufactures recommendations are followed.
2. Intake screens shall be self cleaning to divert moss and sized to allow no
debris smaller than one sixteenth inch to enter the system. Components of
5
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the screen that rotate shall have brass to brass bearing surfaces. Metal
components shall be galvanized, epoxy coated or stainless steel. Screens shall
be perforated stainless steel or galvanized screen. The screen surface shall be
continuously washed with water sprayed through a nozzle or series of nozzles
onto the screen surface from a pressure line from the discharge side of the
pump. Filters with 30 mesh equivalent screens shall be installed on the
discharge side of the pumps. Screens shall be easily removed for maintenance
and service. The filters shall have isolation valves to permit maintenance.
3. Intake (suction end) piping shall be welded steel, flanged to allow for pump
removal and serviceability. Discharge piping, larger than two inches, shall be
welded steel with flanged fittings to allow serviceability of all components. All
steel piping components shall be epoxy coated or cold tar enameled to prevent
rusting. All components shall be properly thrust blocked and supported. No
PVC pipe shall be allowed above ground in the pumping plant as defined
above. By pass valving is recommended for future maintenance.
4. Pump Motor Control Panels shall conform to the NEC(National Electrical
Code). Conventional Pump motor control panels may be substituted with
Variable Frequency Drives to control motor speed which are approved by the
motor manufacturer and do not void the pump motor warranty. Pumps shall
be capable of both manual and automatic starts with proper devices to prevent
cycling. The controls shall include safety devices to shut the system down
upon loss of intake water.
5. Control valves i.e.. pressure regulating valves, pressure relief valves, check
valves etc. shall be metal and not plastic and sized according to the
manufacture's recommendations. Pumping plants shall have a minimum of
51
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one pressure relief valve of adequate size to prevent over pressurization of the
system in the event of a control failure.
6.In subdivisions built on rolling terrain, booster pumps shall be installed to
provide required pressure to higher elevation lots. Pressure reducing valves
shall be installed to control pressure at elevations lower than the pumping
plant to insure uniform pressure throughout the system.
Intake Structure. A concrete box or vault designed to support or enclose the
pumping plant as defined above.
Storage Pond or Reservoir. An excavated or constructed water holding basin of
sufficient capacity to serve the irrigation distribution system during peak watering
hours. Where water for the irrigation system is supplied and regulated by a canal
company or irrigation district the flow of water allocated to a project may not be
sufficient to supply water during peak periods. A storage pond may be necessary to
compensate the high demand times of the irrigation system based on the water
requirement formula.
1. Ponds that are not aesthetically designed as part of the landscape shall be
fenced with 6 feet high woven wire fence and screened to insure safety.
2. Pond banks shall be sodded or seeded to grass so that regular mowing and
maintenance can occur to prevent weeds and unsightly growth.
3. The banks of the pond shall be sloped 1 foot for every 4 feet of horizontal
distance to allow maintenance. Recommended depth of water is a minimum
of four feet to prevent weed propagation.
7
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4. Provision for overflow back into the canal system shall be incorporated in
the design to prevent flooding of adjacent property of damage of the pumping
plant equipment.
5. The pond bottom and sides shall be sealed with natural material (sufficient
clay or bentonite) when available to prevent seepage and loss of stored water.
Where natural material is unavailable, a 30 -mil PVC plastic liner shall be used
and installed as per manufacturer's recommendations.
6. Ponds in the project, where surface runoff collects from the subdivision or
adjacent subdivisions and streets, have the potential for collecting hazardous
materials. Designs that have this potential shall be equipped with filtering
equipment certified by the manufacture to remove hazardous chemicals from
entering the pumping plant or the distribution system or returning to the
irrigation district's system via overflow.
Distribution System. The piping system, leading from the pumping plant to the
individual subdivision lots, that is capable of delivering adequate water per the
parameters set forth in these standards. The standards for installation as set forth
by the Nampa Meridian Irrigation District dated February 23,1993 shall be followed
where not exceded by these requirements.
1. Distribution piping shall be sized to the future capacity of the fully
developed subdivision and additional phases that may be served by the
proposed pumping plant.
2. Distribution piping shall be Type II Class 200 SDR 21 PVC sized such that
flows at full capacity do not exceed 5 feet per second.
3
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3. All distribution piping 3 inch and larger shall be gasketed pipe.
4. Air release valves sized according to manufacturers' recommendations shall
be installed at the ends of all lines and at high points in the system.
5. Thrust blocks shall be installed at all 45 and 90 degree bends, tees and
ends of lines.
E
1.1 Character of Central Valley Corporate Park
CVCP should be contemporary at its foundation, with a
touch of elegance and an accent of traditional.
Aesthetically balanced in proportion, high quality and
completely integrated into a cleanly landscaped
background. This requires landscaping of varying
heights and color which enhances and frames the detail
features of the architecture.
1.2 Architecture - Exciting and New
We encourage innovative design but discourage the flam-
boyant. What is built in CVCP will outlast its
creators. Therefore, it must age well both in material
and design.
1.3 Views from Streets and Neighbors
The design and construction of each building will have
an impact on its neighbors as well as the access
highways and therefore the entire park. It is critical
that the street scape have flow and continuity as well
as being consistently maintained. Since the building
structures will be the largest element of the street
scape, there must be flow from structure to structure.
This mandates that each new design take into account
the affected neighbors' buildings and landscaping.
Attention to the impact on neighboring parcels will
minimize future misunderstandings.
1.4 Exteriors, Windows and Openings
This area of design will be covered in more detail in
Section 5.1. The exteriors of the structures in both
form and color should be complimentary to the setting.
Bright colors should be used only to highlight and
accent. Windows and other openings should be
incorporated into the design and not added later as
needed. We strongly encourage the designers to develop
a central entry for each structure that can be seen
from the street and that would create a sense of
arrival for customers and business associates.
2
1.5 Site Work - Hardscave
CVCP encourages buyers to experiment with design
features in their landscaping.Details such as brick
or cement pavers, plazas, walking paths with
connections to adjacent pedestrian paths, artwork,
fountains, stone dividers, etc. All of these features
add to the uniqueness of the landscape design and
create a better working and visiting environment.
1.6 Landscaping
Landscaping design can be as varied as building
design. The good impression created by a unique
building design can be spoiled by a poor landscape
design and vice versa. We highly recommend the hiring
of a landscape designer with experience in both the
environment of the Valley and the concept of the Park.
Create visual richness through the use of special
plantings, flowering trees, and a variety of furni-
ture elements such as bollards, benches, pots and trash
receptacles. Special urban landscape details, such as
tree grates, tree guards, sculpture, banners and water
features can also be used to add visual richness.
3
I� 2.0 Technical Information
2.1 Weather
The average elevation of the Treasure Valley floor is
2700; CVCP's elevation runs 80 to 90 feet below this
average. The mean temperature in the Valley ranges
from 750 F. in the summer to 300 F. in the winter.
The average rainfall is 11.7 inches and the majority of
the inclement weather comes from the northwest.
2.2 Permitted/Prohibited Uses
(See Declaration of Covenants, Conditions and
Restrictions for Central Valley Corporate Park.
2.3 Grading, Paving and Hard Surfaces
2.3.1 Grading
CVCP is generally level with the exception of
the rear of the property which drops off approximately
ten feet and the irrigation canal which is raised eight
feet and runs diagonally through the middle of the
property. The Park generally surface drains to the
irrigation canal, then from the irrigation canal to a
drainage canal in the rear of the Park. The owner is
required to hire a soils engineer to provide recom-
mendations for percolation, compaction, parking and
road section, and foundations.
is
Grading will be necessary- to meet they drainage
requirements, to establish landscaping features and to
properly place structures.
2.3.2 Paving and Hard Surface
Due to the freezing and thawing character-
istics of the Treasure Valley winter and the use of ice
cutting chemicals on walking surfaces, poured -in-place
concrete walks and driveways is discouraged. Brick
pavers and other such materials are encouraged where
feature strips are desired or walks are exposed to
weather. Asphalt is recommended for driveways, parking
and long pathways used for access to off-site
amenities.
2.4 Foundations
The design of foundations should conform to the
recommendations of the lot owner's soils report.
9
2.5 Landswe Materials •
Due to the overall design criteria of the Park and the
weather conditions in the Treasure Valley, CVCP has
developed a list of plant materials which are
indigenous or thrive in this environment, Appendix A.
The landscape designer is not limited to this list so
long as he can provide evidence to the A.C. that the
alternate plant material he wishes to use are
compatible in color, size, shape and adaptability to
those recommended.
The CVCP property has been used for farming for many
years. Even though it is rich, it may lack essential
elements necessary for the plant materials desired.
CVCP recommends that soil samples be tested and
recommendations be made by a soil scientist as to how
the soil should be prepared.
Due to the freezing weather in the Treasure Valley,
CVCP recommends that all irrigation main lines (pipes
that contain water under pressure all year round) be
buried to a depth of 30" and distribution lines be set
to drain for winter preparations.
2.6 Permitting Authorities (Code Compliance)
All construction, alteration, moving, demolition,
repair and use of any building or structure within CVCP
will be subject to the provisions of the appropriate
Meridian City Building Code and any other applicable
code or ordinance.
5
• 0
3.0. Approval Procedures
3.1 Procedure
A three-step procedure leading to Architectural
Committee approval of working drawings is outlined on
the following pages. Hopefully, this procedure will
eliminate lost time and motion in the preparation of
final working drawings and aid in communicating the
CVCP concept.
The absence of Architectural Committee action within
thirty (30) days following a complete submittal of all
documents required (as stated in Section 3.2)shall
constitute Committee approval.
The applicant shall notify the Architectural Committee,
in writing, when construction work is completed. The
Architectural Committee must notify the applicant, in
writing, of non-compliance of the work within sixty
(60) days of notification of completion of the building
or the work will be considered approved.
If work is not begun within three (3) years of the
final approval, a new application for approval is
required.
3.1.1 Orientation Meeting
The Orientation meeting is a discussion between
Owner/Buyer, Marketing Director, Landscape Architect,
Architect/Designer and Architectural Committee. Allow
two (2) hours. The owner/Buyer and Architect/Designer
will have been given a copy of the CVCP Design
Standards, Plan Review and Approval Procedures, shown a
sample submission file and given the general guidelines
for the preparation of preliminary design submission.
A discussion of the proposed building design and
landscape concept will take place. Following this
meeting, the Architect/Designer will prepare all
preliminary drawings.
3.1.2 Approval of Preliminary Drawings
The Architectural Committee meeting for
approval of preliminary plans is to be attended by
Architect/Designer, contractor if selected, and members
of the Architectural Committee. Allow one hour.
Note A: The Owner/Buyer may attend this
meeting if he desires.
Note B: working drawings should not be started
until preliminary drawings are approved.
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3.1.3 Approval of Working Drawings
The purpose of this meeting is to review
working drawings to ensure their conformity with the
approved preliminary submissions. All copies of
working drawings must be stamped with the CVCP
Architectural Committee approval prior to submission
to the Permitting Authorities. Allow one hour.
A minimum of one week's notice, and preferably
two weeks' notice, is necessary for scheduling
meetings.
The best time to commence construction at CVCP
is in the spring or early summer in order to be
enclosed by winter. Therefore, design work should be
undertaken in the late fall and winter. Please allow
sufficient time.
Application for Architectural
approval shall be made to:
CVCP Architectural Committee
c/o R. T. Nahas Company
102 South 17th Street, Suite 300
Boise, Idaho 83702
3.2 Submissions
3.2.1 Preliminary - 3 copies - All
drawings will be drawn at:
Floor Plan - 1/4" = 1' or 1/8" = 1'
Elevation - 1/4" = 1' or 1/8" = 1'
Plot Plan - 1" = 20'
Sign Plan - 1/2" = 1'
3.2.1.1 Plot Plan
Committee
preliminary
To show: north arrow, property
lines, building pads, parking areas,
improvements in adjacent side lots and lots
which view over the site, placement of all
structures, fencing, screens, walks, tanks,
signs, auxiliary buildings, etc.
3.2.1.2 Grading Plan
To include existing and proposed
contours, grades, drainage, utility trench
locations.
7
03.2.1.3 Roof Plan •
To show pitch, valleys, hips,
materials, etc. May be drawn at 1/8" = 11.
3.2.1.4 Floor Plan
To include balconies, decks, patios,
atriums, carports, utility meter locations,
garbage container location, garages, storage
buildings, square footage of each area and
overall size.
3.2.1.5 Exterior Elevations
To include all exterior elevations
of main walls, etc. with heights and
materials clearly indicated. Exterior
elevations to show finished floor elevation
above grade.
3.2.1.6 Sign Plan
To depict the size, location, design
and wording of the sign, all in accordance
with Section 5.6.
3.2.1.7 Landscape or Revegetation Concept
The preliminary submittal is to
include, on a separate sheet or overlay, the
general landscaping and revegetation
suggested by the Architect/Designer.
3.2.1.8 Proposed construction schedule
Preliminary approval is effective
for 180 days.
ALL "PRELIMINARY" SUBMISSIONS WILL
REQUIRE ARCHITECTURAL COMMITTEE APPROVAL
PRIOR TO THE COMMENCEMENT OF WORKING
DRAWINGS.
3.2.2 Working Drawings - 3 copies
3.2.2.1 Working Drawings
To include all of the drawings and
exhibits noted in the Preliminary above, with
any revisions noted by the Architectural
Committee approval letter for preliminary
drawings.
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3.2.2.2 Construction 'Sail
Drawings to be in completed form as
required for construction purposes.
3.2.2.3 Exterior Colors and Finishes
Submission to include material color
sample board, including sample of finished
roofing material and colored elevation sheets
depicting each side of the building. Colored
elevation sheets should be rendered to show all
relations between landscaping, buildings and
natural features.
3.2.2.4 Specifications
Specifications for all proposed work
must be submitted, with working drawings.
3.2.2.5 Landscape Plan
To include fences, walls, trellises,
arbors, gazebos, patios, decks, signs, trees,
ground covers, shrubs, exterior walkways,
sprinkler systems, slope stabilization,
grading, drainage, and plant material list.
Tree, shrub and plant selection is subject to
review.
3.2.2.6 Additions, Remodels, Refinishings
Pursuant to the provisions of
the Covenants and Restrictions, no additions,
remodeling, changes of exterior finish,
landscaping, decks, fences, balconies or other
structures shall be constructed on any lot
without the approval of the Architectural
Committee. The submittal procedure shall be as
outlined above except that only the working
drawings need be submitted for review and
approval.
GENERAL NOTES
Working drawings will be reviewed by the Architectural
Committee within thirty (30) days after the submission. Committee
findings will be reported to applicant within one week after
Committee review.
All architectural drawings shall be prepared and signed by a
licensed building designer or licensed architect.
Review and approval of the Architectural Committee is
necessary before additions or alterations are made to any portion
of the approved plans. Such additions or alterations should be in
furtherance of and consistent with the Statement of Intent in
Section 1.0.
The Architectural Committee may add further requirements not
covered in the foregoing outline, or modify the standards set
forth if, in its opinion, such modifications are in the best
interest of CVCP.
If the Committee finds it necessary to disapprove a plan,
the restrictions make no provision for appeal to any other body.
The Committee will attempt to be specific in indicating the
reasons for disapproval. The applicant may attempt to revise
those areas noted as unacceptable or submit a completely new
plan. More than one meeting may be required for preliminary
approval.
The Town of Meridian will not issue a building permit unless
the final drawings bear the approval of the Chairman of the
Architectural Committee.
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4.0 Site Development Standards
4.1 Heights
All buildings should be limited to a maximum height of
45 feet to the top of parapets, stair enclosures or
mechanical penthouses or screens. The maximum height
is measured from the mean ground elevation to the
highest point on roof parapet or mean height on sloping
roof.
4.2 Set -backs
CVCP setbacks are established to provide sufficient
space between buildings to provide adequate light and
privacy for building occupants as well as to provide
room for parking, landscaping and to minimize
interference between parcel owners (Appendix B).
4.2.1 Front yard
The building structure should be no less than 25' nor
more than 100' as measured from the most forward
portion of the building to the rear of the 20'
landscaped buffer at the road.
4.2.2 Side and Rear setbacks for structures are as
noted in Appendix B.
4.2.3 Parking setbacks for the front of the parcel
should be 20' from the rear of the curb. Parking
setbacks from side and rear yards should be 5' minimum
unless two owners are sharing parking, in which case no
setback is required.
X 4.3 Hardscape and Barriers
Appendix C contains several site planning concepts that
may be followed by the parcel owner. In each case, the
site design must provide for separate pedestrian and
bicycle access to the site and building from the front
I street and to the path system through CVCP. Walks and
paths must be a minimum of five feet wide, constructed
of an all-weather surface, and designed into the flow
I� of the landscape onsite and offsite. An area
convenient to the building should be provided for the
storage of bicycles.
Plazas should be located near spaces between buildings
and/or near building entrances.
No fence or wall of any kind shall be constructed
unless specifically approved by the Architectural
Committee after review of complete plans.
11
in
Minimize single row parking, maximize parking
in blocks or multiple rows. Avoid parking along
building frontages. Where layout exceeds two rows in
depth, align rows in direction of pedestrian movement
whenever possible.
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Hardscape and Barriers (Continued)
Fences or walks between parcels will not be
permitted.
Structures such as water towers, storage tanks,
processing equipment, cooling towers, communication
towers, ventilators and any other structures or
equipment should be architecturally compatible or
effectively shielded from view from any street and
should be approved, in writing, by the Architectural
Committee before construction or placement.
Screening and buffers should be of a height at least
equal to that of the materials or equipment being
stored behind them.
Hardscape walls and retaining walls should not exceed
4 feet unless they are an integral part of a building
structure. Materials and color must also be com-
patible with the primary building structures and
within the overall design of CVCP.
4.4 Parking and Service Access
4.4.1 Parking (Appendix C for details)
The number of parking spaces required, the
widths of drive lanes, the dimensions of stalls, the
atio between parking surface and landscaping shall be
consistent with the City of Meridian standards.
Parking should not be permitted in any space
other than those paved and designated as parking
areas. Each owner and occupant should be responsible
for compliance with the parking restrictions by his
respective employees and visitors.
Parking will not be permitted on any street
or in parking setback areas. Visitor drop-off zones
and visitor parking should be provided near visitor
entrances. Employee parking should be separated from
visitor parking and front entrance traffic.
Minimize single row parking, maximize parking
in blocks or multiple rows. Avoid parking along
building frontages. Where layout exceeds two rows in
depth, align rows in direction of pedestrian movement
whenever possible.
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4.4.1 Parking (Continued)
Concrete curbs should be provided at the
perimeter of all planted areas within parking lots to
prevent wheel damage to landscaping. Curbs should be
6" high and continuous, using curves at turns rather
than sharp edges. Access driveways should be provided
and maintained between each parking area and the
street. If at all possible, main entry drives should
direct visitors to the building entry first, then to
the parking areas.
The maximum elevation of on-site surface
parking should not exceed the highest top of curb
elevation of the immediately adjacent street curb.
Parking spaces should be designated as spaces
for the handicapped and located near building entrances
in conformance with the current federal, state and
local codes in effect at the time of construction for
each parcel.
Any ramp driveway exit rising from underground
parking should end a minimum of forty (40) feet inside
the property line. All parking spaces should be
properly delineated by painted lines or other approved
methods.
4.4.2 Service Access
Parcels two acres or larger in size may
provide a second entrance for access to service areas
of the building.
All loading and unloading of vehicles should be
conducted on site away from the view of the street or
neighboring parcels. Loading and service area parking
should be planned so that they do not interfere with
visitor and employee parking.
Loading docks should be so positioned that
delivery vehicles will not have to back onto or off of
streets or neighboring parcels or common area. Trash
containers should be concealed within the walls of the
building structure or properly screened from view.
4.5 Utility Service
All utility lines shall be underground. No pipe,
conduit, cable, including lines for water, gas, sewage,
storm drain, electricity or any other energy or service
shall be installed or maintained upon any lot above the
surface of the ground. Movable pipes used for irriga-
tion or other purposes during construction are
excepted.
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4.5 Utility Service (Continued)
No utility lines may be exposed on the face of any
building. Transformers may be surface mounted as long
as they are properly screened. Group transformers and
grouped utility meters are encouraged wherever
possible.
4.6 Landscaping
4.6.1 A landscape and irrigation plan prepared by a
registered architect or landscape architect, licensed
in the State of Idaho, covering the overall site must
be submitted to the Architectural Committee.
4.6.2 Landscaping should be completed within sixty
(60) days of completion of the building and parking
areas.
4.6.3 Plants shall be selected from the recommended
list in Appendix A or as approved by the Architectural
Committee.
4.6.4 Areas of the parcel held for future expansion
shall be landscaped, irrigated and maintained.
4.6.5 A landscape buffer, with a minimum of 20 feet
in width, shall be required along all frontage roads.
Side yards shall have landscaped planters of not less
than five feet in width. (See Appendices C and F).
4.6.6 All parking areas which front on a street
shall be screened by a landscaped berm of a minimum
height of 310" as measured from the parking area
surface. Retaining walls may be used on the parking
area side of the street frontage berm where, due to
sidewalks, less than 20 feet of berm is possible. Berm
slopes must not exceed 2:1 with a minimum two feet wide
flat crown. Retaining walls shall be constructed of
permanent materials such as concrete block and of a
design approved by the A.C. (Appendix F).
4.6.7 Topsoil shall be placed on all of the
landscapable areas to a minimum depth of six inches.
Excess top soil stripped from the site must be removed
from the park.
4.6.8 Soil Preparation.
Soil to be used in planter areas should be
tested to determine compatibility with plant types
specified.
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4.6.9 Size of Materials.
Larger, more mature plant materials are
encouraged to ensure that some immediate effect on the
project's appearance will be attained within two years
of planting. The following minimum sizes and spacing
are recommended for plant materials at time of
installation. The Architectural Committee can make
exceptions to these standards when areas are not
visible to the general public and installation and
maintenance specifications insure successful estab-
lishment of introduced plantings (Appendix A).
4.6.10 Grasses.
Unless otherwise approved by the A.C., all
turf areas shall be sodded using locally grown and
acclimated sod.
4.6.11 Irrigation Systems.
All irrigation systems shall be of commercial
quality, fully automatic and below ground. Control
devices shall be screened from view.
4.6.12 Expansion Areas
All areas purchased by each lot owner but held
for future expansion shall be landscaped and kept free
of debris and weeds during the period of time it is
vacant.
4.7. Drainage
One overflow storm drain pipe is provided to each
parcel. This pipe has been sized to accommodate the
quantity of overflow storm water as described in
Article 2.3.
Storm water systems onsite must be designed to return
water to the ground and only the excess allowed to flow
to the provided drain. To accomplish this, a system of
dripline trenches or landscaping around the buildings,
infiltration trenches around parking areas and
pedestrian paths and an unobtrusive overflow basin must
be provided.
How the storm drainage will be handled must be shown on
the Grading and Site plan for the A. C. review and
approval.
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5.0 Architectural Standards
5.1 Architectural Features of Exterior Walls and Openings
The A. C. of CVCP encourages innovative design within
the limits of reasonableness. The building design must
be compatible with the surrounding area and existing
M structures within the Park. The architect is
encouraged to study and understand the Park theme.
Photographs of acceptable building designs are shown in
Appendix D.
The following are the minimum requirements for exterior
design:
5.1.1 All sides of a building should receive
appropriate design consideration.
5.1.2 Exterior materials and colors are listed in
Appendix E. They are provided as a guideline for
architects designing projects for CVCP. Exterior
building materials and colors can be selected from this
list. Materials not listed which are compatible with
the concept should be submitted to the Architectural
Committee for approval.
5.2 Roofline and Rooftop Equipment
Roofs should be an integral part of the building
design. No highly reflective vertical or sloped roofs
will be allowed. Built up roofs must be hidden with
parapet or mansard. Shingles or shakes made of wood
are discouraged for both fire and maintenance reasons.
Large exposures of sloping roofs will be discouraged.
The designer is requested to break up roof elements,
thus creating a more aesthetically pleasing ridgeline.
All mechanical rooms or mechanical equipment on
rooftops shall be screened from a horizontal line of
sight in all directions. Screening must be a part of
the building design, not just "chicken coops" placed as
an afterthought.
Air handling equipment on parapet roofs must be below
parapet or kept back 20 feet from the roof edge. In no
event will this equipment be allowed to be seen from
neighboring parcels or streets.
5.3 Entry Plazas
Appendix D shows an entry plaza that could be utilized
in the building design. Entry plazas should be visible
through the main entrance driveway wherever possible.
Entry plazas should be eye-catching and give the
visitor a feeling of arrival.
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5.4
5.5
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Service Areas and Structures (See C.C.&R.'s)
5.4.1 Exterior storage of waste materials is not per-
mitted except in covered containers and must be in an
area enclosed by a wall of sufficient height to
visually screen any refuse from pedestrian or vehicular
views. Exterior display of products is permitted in
areas designed specifically for such display and so
long as it is reviewed and approved by the
Architectural Committee.
5.4.2 Exterior service areas shall be screened by
landscaping and by masonry or concrete walls or
architectural fencing designed to be in character with
the building design.
5.4.3 No articles, goods, materials, machinery, equip-
ment, plants, animals or similar items should be stored
or kept in the open or exposed to public view within
the area between building setback line and property
line along a street.
5.4.4 No outside storage or operations of any kind
shall be permitted on any lot, unless such activity is
visually screened from all streets in a manner approved
by the Architectural Committee. No outside storage
shall extend above the top of such screening.
5.4.5 No storage shed, mini -storage or peripheral
buildings other than the main building on each lot
shall be permitted except during construction.
5.4.6 All ground -mounted mechanical equipment,
including transformers, will be screened from view by
landscaping, masonry fence or other structure in
keeping with the overall building design.
5.4.7 Each business must be supplied with a trash
container of appropriate size to hold all refuse
generated by said business during the period between
trash collection days. Trash container storage areas
must be designed into the building in such a way as to
be hidden from the street or neighboring parcels.
Telecommunication Equipment (See C.C.&R.'s)
No antenna shall be visible from streets or
neighborhood parcels. Microwave dishes and satellite
dishes shall be placed in the middle of parapet roofs
or valleys or on the ground behind buildings but in no
case may they be visible from the streets or highways.
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5.6 Lighting and Signage
5.6.1 Lighting
The parcel owner and architect are requested to
create a functional, pleasing and coordinated
relationship of lighting, signs and plant material for
aesthetics, security and safety.
Lights shall not be placed to cause glare or
excessive light spillage on neighboring sites or to the
streets.
All parking lot and driveway lighting should
provide relatively uniform illumunation. Accent
illumination is recommended at key points such as
entrances, exits, loading zones and drives.
Concealed light sources are recommended.
5.6.2 Signage
Each parcel is required to have a permanent
sign, as shown in Appendix C, located at or near the
main entrance to the parcel.
Each parcel may have one wall -mounted sign
consisting of individual letters of a size and design
to be approved by the Architectural Committee. It may
be internally lit, halo lit, or back lit.
Retail signs must be canopy -mounted individual
letters.
No other signs that are visible from the
streets are permitted within the Park common area.
Temporary construction signs are allowed if they are no
greater than 3' high by 4' long, are put up at the
commencement of construction and removed upon
completion.
Parcels used for commercial or retail tenants,
or that face Highway 55, are allowed more flexibility
in their signage program. The size, design and
materials of retail signs shall be consistent with the
design of the retail buildings, in conformance with the
City of Meridian standards and approved by the
Architectural Committee.
6.0 Construction Procedures
6.1 Plan Approval
All plans for new construction and remodels to all
buildings and site improvements shall be submitted to
the Architectural Committee and receive plan approvals,
as specified in Article VI of the Declaration of
Covenants and Restrictions for the Central Valley
Corporate Park, Phase 1. No work shall be commenced
unless all of the approvals, as specified in Article
i VI, have been obtained.
6.2 Excavation
All excavation shall be confined to the parcel or
parcels owned by the applicant. No materials shall be
stored on surrounding parcels. CVCP shall have the
right to authorize the movement of dirt and plant
materials from one parcel to another and in no event
shall this occur without the approval of the Archi-
tectural Committee. No excavation shall be performed
within 100 feet of the irrigation canal that runs
diagonally through CVCP. If excavation is to occur
within ten feet of the property line between parcels,
shoring must be used in order to minimize potential
damage to neighboring parcels.
All excavation shall be done in conformance with city,
state and federal regulations for health and safety.
In preparation for grading, top soil should be removed
with vegetative matter, an adequate quantity of this
top soil stored on site for re -use in plant areas, with
the excess hauled from the Park to an authorized
disposal area. All fills shall be compacted in levels
no thicker than 12" to a density of 90%, both in the
parking areas and under the structures. Base rock in
parking areas shall be compacted to a minimum of 95%
and must slope a minimum of 1% to infiltration areas.
6.3 Environmental Control
At all times during construction, the applicant shall
maintain dust control, litter control, noxious odor
control and sound control. It is recommended that the
smallest amount of ground be disturbed at any one time
and that exposed soil be sprinklered for dust control
and drained properly to avoid erosion during winter and
spring construction. Should it be necessary, due to
the influence of housing close to CVCP, the Architec-
tural Committee may restrict construction noise to six
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days a week --Monday through Saturday --between the hours
of 7:30 AM and 6:00 PM. In no event shall any site be
left without winterization if the ground has been
stripped of vegetation. All lots left vacant for three
months or more shall be kept tilled or mowed to keep
grass down, and kept free of trash and other unsightly
materials.
6.4 Storage of Buildina Materials
All building materials delivered but not installed
shall be stored on site behind the "right of way"
berms, out of sight of the street and, wherever
possible, out of view from neighboring parcels. All
such material shall be stored in such a way as to not
be affected by rain or wind or vandalism. CVCP will
not be responsible for any materials stolen from the
site or damaged on the site.
6.5 Construction Vehicles
All construction vehicles, including tradesmen's
vehicles and personal cars, as well as delivery trucks,
etc., shall be parked on site in such a way as to not
interfere with the neighboring parcels or be unsightly
from the street. In no event shall construction
vehicles be parked on the street. Should the applicant
require more parking space, he should make arrangements
either outside of the Park or with a neighbor to handle
such overflow. All construction vehicles shall enter
and leave at the northernmost exit to Highway 55. All
construction vehicles shall be driven no faster than
25 mph and in a safe manner.
6.6 Temporary Buildings and Toilets
All temporary construction buildings and chemical
toilets shall be placed in such a way as to not be seen
from the street, wherever possible. Temporary
structures and toilets shall be maintained in a neat,
sanitary manner and the Architectural Committee
recommends that some temporary landscaping be put
around these facilities during construction so that
they will not be unsightly to neighbors, visitors and
sales prospects.
6.7 Cleanup
The applicant shall maintain the construction site in a
clean, sanitary and orderly manner. All wind-blown
debris shall be secured every evening so it will not be
blown from the property during the nighttime or on the
weekends. The applicant shall pick up any debris that
has blown to surrounding parcels or open space and
shall do so immediately upon request of the Architec-
20
tural Committee. The applicant shall maintain adequate
dumpsters or garbage cans for the use of the trades-
men. Upon completion of the structures and site work,
the applicant shall promptly remove all remaining
construction materials, concrete rubble, unused plant
materials and asphalt slag, etc. from the site within
fifteen days.
6.8 Connection to Utilities
All utility services to the site or to buildings on the
site shall be underground. None of the utilities
servicing the buildings shall be installed on the walls
of the buildings or within visibility of surrounding
parcels or the street. The only exception to this
would be construction power which may be strung
overhead but must be removed immediately upon the
setting of the final electrical meter.
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APPENDIX TO DESIGN STANDARDS
A. Landscape Standards, Planting Details, and Plant Materials
B. Setbacks
C. Site Planning Standards
D. Park Theme
E. Exterior Building Materials
F. Special Area Standards
April, 1989
owm�emu menarn
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List of Figures
Tree Guying Detail for Balled and Burlapped Trees (No Scale)
Setbacks without Parking in Front Yard
Setbacks with Parking in Front Yard
Setbacks with Parking in Side and Rear Yards
Setbacks without Parking in Side and Rear Yards
Typical Corner Parcel
Typical Interior Parcel
Plan of Parcel Entry, Typical Treatment
Entry Signage
Curb Cuts at Intersections
Single Driveway
Double Driveway
Common Access Entry Road
Common Access Driveway with Adjacent Parking
Location of On -Site Parking
Alignment of Aisles for Pedestrian Movement
Parking Area Landscaping for Shade and Visual Interest
Parking Lot Lights
Service Areas Located to Avoid Conflicts and Visual Impacts
Corner Parcel Service Area
Interior Parcel Service Area
Typical Parcel Hardscape and Planting Concept
Landscape Plan
Landscape Planting
Vehicular Circulation
Pedestrian Circulation
Signage and Lighting
Plan at Freeway Edge, Typical Treatment
Section at Freeway Edge, Typical Treatment
Plan at Central Park Edge, Typical Treatment
Section at Central Park Edge, Typical Treatment
Plan at Streetscape, Typical
Section at Streetscape, Typical
Plan at Canal Edge, Typical Treatment
Section at Canal Edge, Typical Treatment
Appendix A.
0
Landsca a Standards, Planting Details, and Plant
Materials
The objectives of the landscape standards are to provide an attractive setting for
development and to:
o Screen unsightly uses and buffer or link various uses.
o Soften hard building contours and mitigate building height.
o Establish tree -canopied streets and paths, enhancing the human scale
of the park.
o Shade parking areas and other large expanses of pavement through
the use of properly placed trees.
Repeated use should be made of business park elements (such as canopy trees,
flowering shrubs, annual flower beds, perennial ground cover beds, and lawn areas)
to create a strong sense of the 'campus' theme.
1. PLANT MATERIAL STANDARDS
Larger, more mature plant materials are encouraged to ensure that some
immediate effect on the project's appearance will be attained within two
years of planting. The following minimum sizes and spacing are
recommended for plant materials at the time of installation except as noted
in Appendix F. Special Areas. The Architectural Committee can make
exceptions to these standards when areas are not visible to the general
public. Installation and maintenance specifications insure successful
establishment of introduced plants at the time of planting.
o Balled, burlapped canopy trees should have a minimum height of 10-
12 feet and a minimum two-inch (2') caliper size.
o Balled, burlapped screening trees should have a minimum height of 8-
10 feet and and a minimum one-half inch (1-1/2') caliper size.
o Balled, burlapped accent trees should have a minimum height of 8-10
feet and a minimum one -inch (1') caliper size.
o At planting. trees should have a minimum branching height of 10'
above a road or parking surface and 6' above paths. Trees should be
located so as not to restrict movement along paths.
o Shrubs should be a minimum 5 -gallon pot size with a minimum spread
of 12 inches (smaller shrub sizes maN be approved by the
Architectural Committee where it is felt to be more appropriate in the
particular landscape plan).
o Groundcovers may be planted from flats. 4 -inch pots, or one -gallon
cans.
A-1
o Groundcovers planted from flats should have a maximum spacing of
12 inches on center. Those planted from 4 -inch pots should have a
maximum spacing of 18 inches on center, and those planted from one -
gallon cans, a maximum spacing of 24 inches on center.
- 2. PLANTING DETAILS
All planting details and specifications should conform, as a minimum, to the
City of Meridian's design standards. Plant materials should be staked and
guyed adequately at the time of installation. The addition of a deep root
barrier is recommended in expansive soils.
All landscaped areas should be irrigated and maintained on a regular basis
by a qualified contractor to insure the quality of the landscape.
The following is a typical recommended plant material installation detail for
trees.
Wherever Possible, locale
�o guys 2'-0 min. from edge
of paving and place
to avoid hazard
t0 Pedestrians.
PLAN
'
Reinforced rubber tree tie.
l 10 3 strand wire with turnbuckle,
3 per tree.
1/2' PVC sleeve in lawn only.
C 2' layer rkl cn�
4' nigh Derm for Omit at lawn areas
watering basin
Fertilizer tablets -Sea Spec.
Instal 3'-0' long 1/2' m pipe.
Sol top ofpipe 6' below
\ fin. grade 5.5%.
—Tamped soil mix.
Plant crown shall be V above
$� fin. grade after watering & settling.
Remove lacings from around the base
of the trunk. Pull burlap down the
football to 1/2 the depth Of the ball.
Tree Guying Detail for Balled and Burlapped Trees (No Scale)
3. PLANT MATERIALS
Plant materials listed in the following pages are recommended for their
performance in the Boise area.
Canopy trees, that is, large shade trees with round -headed or spreading form,
are appropriate for planting in lawn or patio areas. Those identified as good
near paved areas are the recommended selections for parking areas.
Screening trees are narrow, columnar, or pyramidal, useful at building
perimeters and near fencing or property lines. Accent trees and shrubs
should be used to identify entries to a parcel, a building, or special areas such
as a plaza.
A-2
E
TREES
Botanical Name
Common Name
Acer platanoides
Norway Maple
Acer ginnala
Amur Maple
Aesculus hippocastum
Horse Chestnut
Betula nigra
River Birch
Celtis occidentalis
Common Hackberry
Cercis canadensis
Redbud
Cornus florida
Dogwood
Crataegus oxycantha
English Hawthorne
(C. laevigata)
Crataegus
Autumn Glory Hawthorne
Crataegus lavallei
Carriere Hawthorn
Crataegus phaenopyrum
Washington Thorn
Fagus sylvatica
European Beech
Fruinus americana
White Ash
Fruinus pennsylvanica
Green Ash
Gleditsia lriacanthos
Honey Locust
Koelreureria paniculata
Goldenrain Tree
Liquidambar styraciflua
American Sweet Gum
Malus sp.
Flowering Crabapple
Picea abies
Norway Spruce
Picea glauca densata
Black Hills Spruce
- Picea pungens
Colorado Spruce
Pinus nigra
Austrian Black Pine
Pinus sylvestris
Scorch Pine
Platanus acerifolia
Sycamore
Prunus sp. Flowering Cherry
Prunus sp. Flowering Plum
Pyms calleryana Flowering Pear
Quercus rubra English Oak
Quercus robur Red Oak
Quercus palustris Pin Oak
Sophora japonica Japanese Pagoda Tree
Tilia cordata Little Leaf Linden
11
9
Use cultivars'Emerald Queen' and'Jade Glen'
Use'Heritage'
Good near paved areas
• In protected areas
• Select blight -resistant variety
S Use 'Auto= Glory'
Good near paved areas - use seedless varieties
Good near paved areas - use seedless varieties
'Inermis'
Use 'Bechtel', 'Snowdrift', 'Cloud' or
other disease resistant varieties
Good near paved areas - select
blight -resistant varieties
Good near paved areas -
Use'Aristocrat' &'Redspire'
Good near paved areas
Good near paved areas -
Use'Skymaster'
Good near paved areas-Use'Regent'
Good near paved areas - Use'Greenspire'
DEE
MM
mm
13■■
rim
-
Good near paved areas - use seedless varieties
Good near paved areas - use seedless varieties
'Inermis'
Use 'Bechtel', 'Snowdrift', 'Cloud' or
other disease resistant varieties
Good near paved areas - select
blight -resistant varieties
Good near paved areas -
Use'Aristocrat' &'Redspire'
Good near paved areas
Good near paved areas -
Use'Skymaster'
Good near paved areas-Use'Regent'
Good near paved areas - Use'Greenspire'
SHRUBS
Botanical Name
Amelanchier spp.
Berberis thunbergii
Berberis thunbergii
Cgrnus stolonifera
Chaenomeles sp.
Cotoncaster apiculatus
COloneastcr divaricatus
Euonymus kiautschovica
Euonymus fortunei
Ilex meserveae
Juniperus chinensis
Juniperus chinensis
Juniper chinensis
Juniperus Sabina
Juniperus scopularum
Ugustrum ibolium
Ligustrum
Ligustrum vulgare
Mahonia aquifolium
Mahonia repens
Pinus mugo mugo
Potentilla fruticosa
Spiraea bumalda
Spiraea prunifolia
Sympluricarpos sp.
Viburnum rhylidophyllum
CROUNDCOVERS
Botanical Name
Ajuga reptans
Cerastium tomentosum
Cotoneaster horizontalis
Duchesnea indica
Hypericum calycinum
Iberis sempervirens
Juniperus species
Lysimachia nummularia
Pachysandra terminalis
Vinca minor
9
Common Name
Serviceberry
Red -Leaf Japanese Barberry
Crimson Pygmy Barberry
Red Twig Dogwood
Flowering Quince
Cranberry Cotoneaster
Spreading Cotonetuter
Spreading Euonymus
Euonymus
Meserve Ilolly
Chinese Juniper
Old Gold Juniper
Hollywood Juniper
Savin Juniper
Gray Gleam Juniper
Ibolium Privet
Vicary, Golden Privet
Common Privet
Compact Oregon Grape
Creeping Mahonia
Mugho Pine
Cinquefoil
Bumaida Spiraea ..
Bridal Wreath Spiraea
Snosvberry,
Leatherleaf Viburnum
Common Name
Ajuga, Carpet Bugle
Snow -in -Summer
Rock Cotoneaster
Indian Mock Strawberry
Creeping St. Johnswort
Evergreen Candyluft
Juniper
Moneywort
Japanese Spurge
Periwinkle
lb
F : Remarks
�a e
VINES
Botanical Name
Akebia quinata
Campsis sp.
Hedera sp.
Parthenocimus
quinquefolia
LAWNS
Use'Atropurpurea'
Use'Crimson Pygmy'
In protected areas
Use'Manhattan'
In protected areas
Use 'Blue Boy'
Use 'Hetes Colunn aris'
Use 'Old Gold'
Use Tomlosa'
Use 'Buffalo' or'Scandia
Use 'Gray Gleam'
Use'Vicaryi' ,
'Compacta'
Use 'Klondike'or'Mount Everest'
Use 'Anthony Waterer'
Use'Plena'
Common Name
Five Leaf Akebia
Trumpet Creeper
Ivy
Virginia Creeper
Lawn Seed M1F< % Weiaht
Tall Fescue:
Festuca elatior'Olympic' 407o
Festuca elatior'Falcon' 30010
A-4 Festuca elatic:'Mustang' 3070
a�0
C
C
VINES
Botanical Name
Akebia quinata
Campsis sp.
Hedera sp.
Parthenocimus
quinquefolia
LAWNS
Use'Atropurpurea'
Use'Crimson Pygmy'
In protected areas
Use'Manhattan'
In protected areas
Use 'Blue Boy'
Use 'Hetes Colunn aris'
Use 'Old Gold'
Use Tomlosa'
Use 'Buffalo' or'Scandia
Use 'Gray Gleam'
Use'Vicaryi' ,
'Compacta'
Use 'Klondike'or'Mount Everest'
Use 'Anthony Waterer'
Use'Plena'
Common Name
Five Leaf Akebia
Trumpet Creeper
Ivy
Virginia Creeper
Lawn Seed M1F< % Weiaht
Tall Fescue:
Festuca elatior'Olympic' 407o
Festuca elatior'Falcon' 30010
A-4 Festuca elatic:'Mustang' 3070
0 0
Appendix B. Setbacks
The minimum required setback dimensions from property lines to buildings and
parking, and the required depths of landscaping are summarized below for typical
front, side and rear yard conditions. Setback requirements may be greater than
these dimensions in special areas adjacent to Interstate Freeway 84, the central
park, and the Eight -Mile -Lateral Canal. (See also Section IV. B and Appendix F,
Special Area Standards).
1. FRONT YARD SETBACKS
Buildings should provide a sense of spatial enclosure in relation to the street.
At least one building within a building complex, or a portion of the building
closest to the street, must be within the maximum building setback standard.
The minimum building setback from streets and the amount of front yard
that must be dedicated to landscaping varies depending upon the location
and extent of parking, as illustrated. Landscaping standards for front yards
will apply to both street frontages on comer sites.
(BUFFER
I
L
1 10' 1 10' 1 90' MAX 1 5' J 10MIN.
R.O. W
6
LANDSCAPE '
BUFFER r - 100MAXMA
BUILDING SETBACK
Setbacks with Parking in Front Yard
UA
OPTIONAL
SI
2. SIDE YARD SETBACKS
Side yard building setbacks shall be a minimum of 15 feet. A joint 10 foot
minimum landscaped buffer strip (5 foot minimum for each parcel) shall be
required from interior property lines, except where shared driveways or
parking areas straddle the property line. Side yards facing a street will follow
frontage standards.
Where a building is located at the minimum required side or rear yard
setback the entire area between the building and property line shall be
landscaped.
3. REAR YARD SETBACKS
A minimum rear yard building setback of 10 feet shall be required from rear
property lines. The entire setback should be landscaped to help screen the
rear wall and parking areas and to mitigate building height.
F
7 W FR4G'ti6 ?G�@ ! ILS M'n
Setbacks with Parking in Side and Rear Yards
>A(i
i
Setbacks without Parking in Side and Rear Yards
IS' MINDING AND -
LANDSCA E SETBACKS
WITHOUT PARKING
S' MIN INTERIORODSCAPE
SETBACK WITH PARKING
10' MIN BUILDING SETBACK
(ALSO MIN. LANDSCAPE
SETBACK WITHOUT PARKING)
10'LANDSCAPE SETBACK
AROUND BUILDING
T-74 - 100MAX. BUILDINGSETBACK
-- 20' MIN. LANDSCAPE SETBACK
10' MIN, LANDSCAPE
SETBACK TO PARKING
W* LANDSCAPE SETBACK
01.0. W.)
100' MAX. BUILDING SETBACK
20' MIN. TOTAL
LANDSCAPE SETBACK
Typical Corner Parcel
15 MIN BUILDING AND LANDS(
SETBACKS WITHOUT PARKING
S' MIN NTE ROR LANDSCAPE
SETBACK WITH PARKING
SIDE YARD
FRONT
10' MIN BUILDING SETBACK
(ALSO MIN. LANDSCAPE
SETBACK WITHOUT PARKING
10' MIN LANDSCAPE SETBACKS
AROUND BUILDING
7
100' MAX. BUILDING SETBACK
20' MIN. LANDSCAPE SETBACK
STREET
10' MIN LANDSCAPE SETBACK
TO PARKING
10 LANDSCAPE SETBACK
(R.O.W.)
5' MIN. LANDSCAPE SETBACK
WITH PARKING
Typical Interior
Parcel
B-3
0 9
Appendix C. Site Planning Standards
Site design of entries and circulation patterns, parking, and service areas should
guide visitors clearly to building entries, loading areas, and other points with the
parcel.
1. ENTRIES
Parcel entry areas should be clear, attractive, and inviting; circulation should
direct day-to-day and visitor traffic clearly through the site, to main building
entries and drop-off points, and to parking and service areas. Accent trees
and special planting should be used to identify parcel entries.
PROVIDE PEDESTRIAN
ACCESS ONTO SITE '
IDENTIFY ENTRY
W/ SPECIAL ACCENT
TREE
JJSE SPECIAL PLANTINGS
TO HIGHLIGHT ENTRY
SCREEN VIEW OF
CARS FROM ENTRY DRIVE
AND PROVIDE LANDSCAPE
MEDIANS AT END OF
ALL PARKING AISLES
LOCATE SIGN SO IT IS VISIBLE
FROM STREETSCAPE WITHOUT
DISRUPTING LINE OF SIGHT
Plan of Parcel Entry, Tpical Treatment
C-1
0
Entry Paving
0
The streetscape lawn strip between the curb and walk should end a minimum 20'-0"
from either side of the parcel entry drive. The walk should realign to be flush with
the street curb. A pedestrian path should directly link at least one building entrance
to the walk on the street.
Landscaping adjacent to a common access drive shall be coordinated so that both
sides of the drive feature the same plant materials and include small to medium
shrubs and trees to screen adjacent parking.
Entry Signage
Permanent signage for the business should be located at the entry drive.
"-'1 1f COMPUTROL
50 SO, PT. MAX
SANDSTONE BLOCK
300 CORPORATE DRIVE
7 1/3' MIN,
Entry Signage
C-2
11/4' REVEALS
2. CIRCULATION
Design objectives for circulation are to:
o Provide attractive, efficient entries.
o Provide smooth and safe vehicular and pedestrian circulation.
o De-emphasize the presence of automobiles in the landscape.
Driveways
Spacing of driveways should be coordinated both within the site and with adjacent
sites. Multiple curb cuts along a single property may not be located less than 100'
apart. There shall be 10' minimum between driveways of adjacent parcels.
Measurements are taken from the point of tangency where the curve meets the
street. Whenever possible, driveways should be located no less than 150 feet from
the nearest intersection. Locate main entrance driveway so that building entry plaza
is visible from the drive.
DRIVE AISLE
l I 4
POINT
OF TANGENCY
150' MINIMUM
Curb Cuts at Intersections
STREET
INTERSECTION
I I
Main entrance drives shall range from 24'-0" to 42'-0" in width and may, include a
' median of 6' in width. All driveways shall include a concrete apron. Within the site,
access drive should provide sufficient length to permit vehicle stacking during hours
of peak use.
C-3
For a single parcel entry, two types of driveways may be provided, as illustrated by
the following diagrams.
24'-0' - 36'-0'
DRIVE AISLE
T7
Single Driveway
36'-0' - 42'-0'
DRIVE AISLE
15'-18'
ENTRY AISLE i ENTRY AISLE
8PIC R -BCUT
Double Driveway
C-4
Common (i.e. shared) access driveways are encouraged for adjacent lots to reduce
the number of access points onto the main roadway. The two types of common
vehicular access drives and side yard conditions illustrated below are permitted for
all driveway types except the single driveway.
Common Access Entry Road
Common Access Driveway with Adjacent Parking
C-5
3. PARKING
The design objectives for parking areas are to:
o Provide safe, convenient parking and access to buildings.
o Reduce the scale of parking areas.
Parking Layout
Parking may be permitted in front, side, and rear yards as long as the minimum
landscape and setback requirements are met. To reduce adverse effects on public
views, the bulk of the parking should be located away from the street. All outdoor
parking areas should be divided into smaller units to decrease visual impacts
associated with large expanses of pavement and vehicles, and to facilitate safe and
convenient pedestrian movement between parking and structures. A maximum
distance of 300 feet from parking to building entry is the normal standard.
LOCATE
SPACES
PUBLIC
BULK OF PARKING
AWAY FROM
VIEW
DIVIDE PARKING AREA
INTO SMALLER UNITS
Location of On -Site Parking
PLACE PARKING SPACES
CLOSE TO BUILDING
ENTRANCES
PARKING PERMITTED IN
FRONT, SIDE AND REAR
YARDS
If parking areas exceed two rows in depth, the alignment of the aisles should be in
the direction of the pedestrian movement. Employee parking shall be separated
from visitor parking and front entrance traffic. A landscaped median shall be
located at the end of all parking aisles.
I I
I� L�
41
Alignment of Aisles for Pedestrian Movement
C-6
9 0
Bicycle racks shall be located in a convenient, secure location and shall preferably
be sheltered from the sun and rain. Each parcel may determine the type of system
to be installed.
Parking spaces shall be designated as spaces for the handicapped and located near
building entrances in conformance with the current federal, state and local codes in
effect at the time of approval for each parcel.
Parking Lot Lighting
Light standards in parking lots should be 4" -square aluminum poles with a 'hard
coat' anodized finish of dark bronze. Lamps should be in single or paired square
aluminum housings of the same finish as the poles. The height of lighting standards,
between 20 and 30 feet, should be consistent throughout the project.
Parking Lot lights
C-7
0 0
Parking Area Landscaping
A minimum of one tree is required for each five parking stalls to be placed at the
intersections between or immediately adjacent to the stalls. Tree wells and 5' wide
planters (medians) within paved parking areas shall provide a minimum 4' clear
planting space. Tree wells and planting edge curbs along parking areas should be
used in lieu of wheel stops.
A single species tree is to be used for each parking unit, but the tree species may
differ in separate parking units within one parcel's parking area. Additionally, a
soils test is recommended for selecting the correct plant species.
Trees in parking areas should generally have a high -branching, broad -headed form
(i.e. canopy trees) that provides shading for the parking. Low -branching conifers
should be avoided. As they mature, trees should be pruned to remove branches
lower than 6 feet above ground.
LANDSCAPE PARKING AREAS
AT 1 TREE PER 5 SPACES
MINIMUM
CURBED PLANTER STRIP
LANDSCAPED DIVIDER
STRIP EVERY TEN —
SPACES MINIMUM
CURBED PLANTER AREAS
ALONG LANES
Parking Area Landscaping for Shade and Visual Interest
C -S
I
I
n
U
n
L-A
4. LANDSCAPE SETBACK ZONES AND FOUNDATION PLANTING
Landscape Setback Zones
Landscaping along street frontages is described in Appendices C (Entries) and F,
Special Area Standards. Landscaping on the interior of the site should be
complementary to that along street frontages.
All required landscape setbacks must be planted. To achieve proper screening,
where two parcels adjoin, shrub planting is required on one side of the property line
and tree planting is required on the other. The first property owner to receive plan
approval may plant a combination of trees and/or shrubs. The second property
owner then must plant the required complement of trees and/or shrubs.
Foundation Planting
A 10 -foot minimum landscaped planting strip is required adjacent to building
facades. The depth of the landscape area may be varied to provide visual interest or
to accommodate specific site needs as long as the total area is equal to or greater
than a continuous uniform 10 -foot depth, not including entry area paving, and that
the minimum depth is not less than 5 -feet. Walls and fences that extend out from
the main structure for purposes of screening service, storage, loading or mechanical
areas shall also have a 10 -foot minimum landscape strip adjacent to the exterior -
facing side of the wall.
C-9
0 0
5. SERVICE AREAS
Design objectives for service areas are to:
o Plan for smooth, efficient circulation of service vehicles.
o De-emphasize the presence of service vehicles and service equipment.
Layout and Screening
Main entrance drives should be distinguished from any additional service drives in
signage and landscape treatment.
The layout of utilities such as storm drainage pipes, irrigation equipment, and power
lines should be coordinated with the layout of entry drives, paved areas, and planted
areas within parcel.
Service and storage areas should be located so that trucks which are being loaded or
unloaded do not disrupt the smooth flow of traffic within the project. Trucks should
not block travel lanes. Space for stacking vehicles waiting to unload should be
provided as necessary.
The width of service areas in side yards is recommended to be 25'-0" with a
maximum of 40'-0". Service area screens shall be of architecturally suitable
materials, no higher than the line of the roof eave, and may extend from the
building to the drive aisle. In addition to the required screening structure, a
combination of trees, shrubs, vines, and berms should be used to aid in eye level
screening of service areas and should be planted at a size to achieve this function
within a 3 -year period from the date of installation.
INTEGRATE LOADING, STORAGE AND
REFUSE AREAS INTO STRUCTURE
AND ___.. ... _...
LOCATE LOADIN'
AT REAR OF LO
FROM PUBLIC V
LOADING DOCK
PROVIDE SPACE FOR
VEHICLE STACKING
ENCLOSED SERVICE
AREA
Service Areas Located to Avoid Conflicts and Visual Impacts
Corner Parcel •
0
The service area shall not extend beyond the rear two-thirds of building length on
one side yard nor the rear one-third of the other side yard.
33.3%
/`-- 25'-0" – 40'-0"
17
LU
LU
i
i
L—�
STREET
Interior Parcel
-SIDE YARD
ARCHITECTURAL SCREEN
25'-0' – 40'-0'
66.6%
'SERVICE AREA
ARCHITECTURAL SCREEN
SIDE YARD
The service area is restricted to rear yards and no more than the rear one-third of
building length of one side yard.
STREET
C-11
5'-0 – 40'-0'
iM; MUS
1RCHITECTURAL
iCREEN
5'-0" - 40'-0"
3.3%
;ERVICE AREA
,RCHITECTURAL
CREEN
IDE YARD
0 0
Appendix D. Business Park Theme
1. "CAMPUS" THEME
Central Valley Corporate Park promotes a unique business environment and
ensures the design harmony of the project by establishing a unifying design
theme. At Central Valley Corporate Park, overall design is based on a
"campus" theme.
The continuous flow of attractive landscaping through the common areas and
buffer zones will express this theme. The design standards direct further
expression of the "campus" theme in the detailed design of each parcel.
2. OUTDOOR USE SPACES
Outdoor use spaces in each parcel provide an opportunity to express the
'campus' theme. The general planting character of parcels should be lush
and color -splashed, with shade trees as often seen in large urban parks or
college campuses. The planting character should be trim and neat.
Site and building plans should achieve the following objectives
o Create an environment which provides pleasant, well -landscaped
approaches and entries to buildings.
o Establish attractive open and sheltered outdoor spaces for pedestrian
activity.
o Link open spaces and architecture, visually and physically, with the
use of landscaping, walkways, and site furnishings.
In order to create a dynamic, attractive setting within each parcel, attention
should be paid to including some of the following features in the site,
landscaping, and building plans:
o Enriched visitor parking areas
o Highlighted entrances and entry plazas
o Decorative pedestrian plazas and walkways
o Focal site sculptures
o Enriched employee lunch areas
o Atriums and interior courts
o Accent landscaping and water features
o Dynamic building forms
o Striking window patterns
o Light and shadow patterns
o Terracing of building
D-1
SETBACK
TO CREAT
PLAZA
PLAZA TC
VISIBLE FI
AUTO ENI
SPECIAL F
AT ENTRY
10'
LANDSCAI�t LUNt
0
BUILDING
ENTRY PLAZA SHOULD
-IAVE SPECIAL PAVING,
_IGHTING AND OTHER
JNIQUE ELEMENTS
4RTICULATE BUILDING
=DGE ALONG STREET
=RONTAGE FOR
✓ISUAL INTEREST
IPECIAL
+RCHITECTURAL
'EATURE
ANDSCAPE BUFFER
ETWEEN SITES
CREEN
DADI N G ZONE
Typical Parcel Hardscape and Planting Concept
D-2
0 0
3. DESIGN AND FURNISHINGS FOR OUTDOOR USE AREAS
Site furnishings should be used in a way that will underline the unified, high-
quality character of the park and the campus" theme. Outdoor use areas
should provide a diversity of seating areas, with low walls, benches, and lawn
areas.
Visual richness should be created through the use of special plantings,
flowering trees, and a variety of furniture elements such as bollards, benches,
pots, and trash receptacles. Special urban landscape details, such as tree
grates, tree guards, sculpture, banners, and water features can also be used to
add visual richness.
Selection, design and siting of the site furnishings should depend upon their
function and aesthetic contribution to their surroundings. Site furnishing
designs should be integrated with other site elements (i.e. walls, lighting,
signage, paving, etc.). The color, texture, form, material and detailing of
furnishings should reinforce the design themes of each area as well as those
of the project as a whole. Furnishings should be designed or selected for
safety, durability, ease of maintenance and ease of replacement.
4. ARTWORK
Central Valley Corporate Park would like to promote expression of the
"campus" theme by encouraging publicly accessible and permanently affixed
artwork as a component of the site, landscape and building designs.
Artworks should be durable and basically compatible with the architecture.
Site, landscaping and building plans should provide suitable settings for
viewing artwork.
The placement of artwork will enrich visitors' experiences and will identify
major user sites. The location of the artwork can invite public interaction
along pedestrian and vehicular circulation routes. Such locations could be at
plazas, arcades, lobbies, walkways, gardens, or along the exterior surfaces of
buildings. Artwork can serve as a visual link between open space corridors,
attracting visitors into and through these spaces.
D-3
0 0
Works can range in scale from an element large enough to be easily
perceived as a focal point in an entry plaza, to a small element which can be
suddenly "discovered" by the viewer entering a smaller space. The
relationship of artwork to buildings, landscaping and environmental features
will be reviewed by the Architectural Committee.
Art selections may celebrate the "campus" theme, as well as the company,
local and/or the regional experience.
Artwork may include sculptures, murals, paintings, fountains, mosaics,
weavings, earth art, environmental installations, and specific architectural or
landscape elements (such as gates, doors, lighting fixtures and seating) which
are ornamented or enriched beyond utilitarian function.
Art should vary in materials, form, scale, and character - murals or mosaics
might be designed into walls and paving. Fountains, lighting, planters, and
other site furnishings can be designed in inventive, fanciful ways; sculpture
can be abstract, symbolic, or even express a "story." Artwork can invite
viewers' interaction with it by being sittable, climbable, readable, audible, or
even mobile.
Ram-
0
•
CANAL
LOT 1 LOT 2
2.5 AC. 2 AC.
LOT3 LOT4 LOT5 LOT6 LOT 7
L'lAC.I 1 AC. I1 AC. I 1 AC. I 5.6 AC.
At
BLOCK '
LOT 1
to AC. O LOT 9
LOT 2 10 AC.
2 AC.
LOT 3
2 AC.
D LOT 1 -
2.5 AC. letO
LOT 4
2 AC. OPEN SPACE
LOT 2 [� 2 5 AOT C. /LOT 6 LOT 7
5 AC. �. / 2.5 AC. 3 AC.
BLOCKj3
/ LOT 3
4.6 AC.
LOT 4
4.6 AC.
BLOCK 4
NTE RSTATE e•
D-5
LOT 6
5.6 AC.
LOT 6 LOT 7
5 AC.
\. LOT 6
s 6.9 AC.
LOT 5 �'
i 6.5
AC .
CENTRAL VALLEY
CORPORATE PARK
LANDSCAPE PLAN
SCHEMATIC ONLY
IOT[fl o e .o ma
_ L7
0 0
LEGEND
JAA
Entry Accent Planting
��
.Intersection Accent Planting
C:�
Street Tree Planting
Open Space Planting
Road Planting
MOM
Freeway/ Property Line Planting
D-6
CENTRAL VALLEY
CORPORATE PARK
LANDSCAPE PLANTING
SCHEMATIC ONLY
• . u.o.. o
L71
0 •
LEGEND
Interstates
� Arterial/Loop Road
Secondary Road
Local Streets
vPrimary Entry/Intersection
Secondary Entry/Intersection
Note: ail parcels to be accessed from loop road
D-7
CENTRAL VALLEY
CORPORATE PARK
VEHICULAR CIRCULATION
SCHEMATIC ONLY
fGAT[S:
a fa my xve
.. • ..
__
wu s..
®
L7
0
LEGEND
Primary Walk
606.00.. Jogging Path
* Access Point for
Jogging Path
CENTRAL VALLEY
CORPORATE PARK
PEDESTRIAN CIRCULATION
SCHEMATIC ONLY
:GAT [ S 0 >4 sae Seo
CANAL
I
w+ carvne .eve
lRE(6TATE M
LEGEND
c Monument Sign
Major Entry/Intersection Lighting
• Secondary Entry/Intersection
Lighting/ Signing
••••••••. Roadway Lighting
Lot Entry Lighting/Signing
• Pedestrian Path Lighting
D-9
wr cl. w
L
CENTRAL VALLEY
CORPORATE PARK
SIGNAGE & LIGHTING
SCHEMATIC ONLY
I G A T(S a fe gee rva
■ Urn
0 0
Appendix E Architectural Design and Materials
OBJECTIVES
1. PROVIDE ORDERLY AND AESTHETICALLY PLEASING DEVELOPMENTS OF
HIGH QUALITY CONTEMPORARY AND TRADITIONAL ARCHITECTURE IN
HARMONY WITH THE ENVIRONMENT.
2. ENCOURAGE INNOVATIVE ARCHITECTURAL DESIGN.
3. ARCHITECTURAL VIGNETTES ATTACHED ARE SHOWN FOR ILLUSTRATIVE
PURPOSES CONSISTENT WITH THESE OBJECTIVES.
REQUIREMENTS
1. ALL BUILDINGS WILL BE LIMITED TO A MAXIMUM HEIGHT OF 45 FEET
TO THE TOP OF PARAPETS, STAIR ENCLOSURES OR MECHANICAL
PENTHOUSES OR SCREENS.
2. ALL SIDES OF A BUILDING WITH PEDESTRIAN OR VEHICULAR
VISIBILITY SHOULD RECEIVE APPROPRIATE DESIGN CONSIDERATION
AND MINIMIZE MASS BY DIFFERING HEIGHTS AND SURFACE DEPTHS.
3. ALL MECHANICAL ROOMS OR MECHANICAL EQUIPMENT, INCLUDING
UNITS ON ROOFTOP, SHALL BE SCREENED FROM A HORIZONTAL LINE
OF SIGHT IN ALL VISIBLE DIRECTIONS.
4. EXTERIOR STORAGE OF WASTE MATERIALS IS NOT PERMITTED EXCEPT
IN COVERED CONTAINERS AND MUST BE IN AN AREA ENCLOSED BY A
WALL OF SUFFICIENT HEIGHT TO VISUALLY SCREEN ANY REFUSE FROM
PEDESTRIAN, OTHER BUILDING SITES, OR VEHICULAR VIEWS.
5. EXTERIOR SERVICE AREAS SHALL BE SCREENED BY LANDSCAPING AND
BY MASONRY OR CONCRETE WALLS OR ARCHITECTURAL FENCING
DESIGNED TO BE IN CHARACTER WITH THE BUILDING DESIGN. NO
CHAIN LINK FENCING.
6. EXTERIOR MATERIALS AND COLORS LIST. THE FOLLOWING LIST IS
PROVIDED AS A GUIDELINE FOR ARCHITECTS DESIGNING PROJECTS
FOR CVCC. EXTERIOR BUILDING MATERIALS AND COLORS SHOULD BE
SELECTED FROM THIS LIST; MATERIALS NOT LISTED WHICH ARE
COMPATIBLE WITH THE CONCEPT SHOULD BE SUBMITTED TO THE
DESIGN COMMITTEE FOR APPROVAL PRIOR TO DESIGN PHASE.
TEXTURE
MINIMUM OF 20% OF ALL VISIBLE BUILDING SURFACE SHALL
HAVE A TEXTURED FINISH.
COLOR
COLOR PALETTE TO BE CONSISTENT WITH GOOD AESTHETIC
DESIGN FEATURING WARM OR COOL COLORS WITH APPROPRIATE
HUE ACCENTS.
E-1
1 ;
CONCRETE
TYPE, TEXTURE, COLOR, RANGE AND PATTERN AS APPROVED BY
THE DESIGN COMMITTEE. NO EXPOSED AGGREGATE FINISHES OF
GREATER THAN 1" ALLOWED (GRAVEL 1" UNDER). COLOR PER
EXHIBIT "E".
MASONRY
BRICK OR CMU
SIZE - NO LIMITATIONS
TEXTURE - NO LIMITATIONS FOR BLOCKS OR BRICK.
COLOR - BEIGE, TAN, GREY OR REDDISH.
JOINTS - STRUCK FLUSH OR RAKED.
STONE
TYPE, TEXTURE, COLOR, RANGE AND PATTERN AS APPROVED BY
THE DESIGN COMMITTEE.
TILE
TYPE, TEXTURE, COLOR, RANGE AND PATTERN AS APPROVED BY
THE DESIGN COMMITTEE.
STUCCO E.I.F.S.
TYPE, TEXTURE, COLOR, RANGE AND PATTERN AS APPROVED BY
THE DESIGN COMMITTEE.
WOOD
NOT ALLOWED AS EXTERIOR MATERIAL.
GLASS
- TEXTURE
NO LIMITATIONS
- REFLECTIVITY
NO LIMITATIONS
- COLOR - ENCOURAGED
- NO CLEAR GLAZING
METALS FOR MISCELLANEOUS USES
STAINLESS STEEL
NO LIMITATIONS
ALUMINUM
FINISH - ANODIZED COATING OR POWDER PAINTED AS APPROVED
BY THE DESIGN COMMITTEE
COLOR - AS APPROVED BY THE DESIGN COMMITTEE.
COPPER
ANY FINISH THAT IS INHERENT TO THE MATERIAL.
BRASS
ANY FINISH THAT IS INHERENT TO THE MATERIAL.
ROOFING MATERIALS
FLAT ROOFS - AS REQUIRED.
SLOPED ROOFS - ANODIZED ALUMINUM, GLASS, PRE -COLORED
STANDING SEAM METAL AND COLORED VINYL, AS APPROVED BY
THE DESIGN COMMITTEE.
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Appendix F. Special Area Standards
This appendix contains design standards for four special areas or zones in the
Central Valley Corporate Park: the freeway edge, the streetscape, the central park
edge, and the canal edge.
Design criteria are developed for these edges as a whole since each special area is
visually or physically accessible to the public, and provides important aesthetic
and/or recreational functions for the entire Central Valley Corporate Park. The
standards provide for pedestrian access to the special areas from adjoining parcels.
While specific design objectives apply to each zone, an overall objective is to
provide within each special area a unifying rhythm and continuity in the forms and
patterns of landscape design and planting.
Standards for the park edge along Interstate Freeway 84 are intended to establish
an attractive, coherent first impression of Central Valley Corporate Park as a whole.
The standards for the streetscape set the "campus" character for the tree shaded
arterial road which loops through the project. At the terminus of the main entrance
to CVCP, the central park, with an axial tree -lined walk and informal pond, serves
as a main passive recreation area. Standards establish appropriate edges to frame
and buffer the park and adjacent parcels. Lastly, the Eight -Mile -Lateral Canal
standards provide for a unified visual image along the length of the canal levee,
buffer the maintenance access road and the jogging trail, and screen parking areas
from view from the canal trail.
F-1
0 0
1. FREEWAY EDGE
Design Objective
The control of views of the Central Valley
Corporate Park from Interstate 84 is critical for the
establishment of the quality "campus" theme. The
landscape guidelines provide for the development of
continuous landscape treatment along this edge
while continuing to provide attractive views into the
park.
Setbacks
o Maintain 10' - 0" minimum landscape setback
from property line to parking area.
o Maintain 35' - 0" minimum setback from
property line to building.
General
o Provide a 6'- 0" high brown vinyl -clad chain
link fence along property line.
o Locate service and storage areas on west side
of buildings to minimize visibility from
Interstate 84.
F-2
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2. STREETSCAPE
Design Objectives
The design standards are intended to provide an
attractive, tree -lined streetscape which gives a
human scale, rhythm, and sense of continuity to
Central Valley Corporate Park. The "streetscape" is
comprised of 20 feet of landscape area beyond the
loop road on each side. The first 10 feet on each
side is within the right-of-way, while the remaining
10 feet is the landscape buffer area required within
each parcel.
Setbacks
Maintain 20'-0" minimum landscape setback
between street curb and parcel parking area.
General
Provide a 5'-0" wide walk along the outer side
of the loop road as shown on the Pedestrian
Circulation Plan, Appendix D. Maintain
walk 5'-0" from face of curb.
o Coordinate the connection of any utilities,
such as storm drainage pipes, irrigation
equipment, and power lines, with the
placement of utilities on adjacent parcels.
Landscape Treatment
o Screen all parking areas near street with
landscaped berm of minimum height Y-0"
above parking surface.
o Maximum slope facing parking - 2:1
o Maximum slope facing street - 4:1
o Minimum flat crown width - 2'-0"
o Use retaining wall where the berm faces
parking, or lower parking area, if necessary to
achieve the Y-0" minimum height.
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CORPORATE PARK
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F-5
3. CENTRAL PARK EDGE
Design Objectives
Parcel edges at the central park should partially
screen nearby cars and buildings from view and
should accentuate the enclosure and lush character
of the park. Clear and easy access should be
provided between the park and the individual
parcels to encourage use of the park.
Setbacks
o Maintain a 10'-0" minimum landscape
setback from property line at central park to
parcel parking area.
o Maintain 35'-0" minimum setback from
property line at park to building.
General
o For those parcels adjoining the park, provide
a lighted pedestrian path to directly connect
at least one exit in the parcel building, or
buildings, and an entrance to the park from
the parcel.
o Locate the building and path to enable a
strong, direct relationship between building
exits, the access path, and the central park.
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CENTRAL PARK EDGE
F-7
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4. 'EIGHT MILE LATERAL' CANAL EDGE
Design Objectives
Parking areas near the Eight -Mile -Lateral Canal levee
should be screened to create a pleasant, lush
environment for recreational use of the levee trail. To
encourage use of the jogging trail, clear and easy access
should be provided between the jogging trail on the
west side of the canal and individual parcels.
Setbacks
o Maintain a 15'-0" minimum landscape setback
between top of levee slope and parking area
under typical conditions.
o Maintain an approximately 20'-0" minimum
landscape setback between the Y-0" jogging trail
on the levee, and parking area.
o Maintain a 10'-0" minimum landscape setback
between the toe of the west bank levee slope
near the jogging trail, and the parking area.
o Maintain a 25'-0" minimum setback from
property line at canal levee to building.
General
o Provide a lighted concrete pedestrian path,
minimum X-0" wide, to link building exits with
the canal levee jogging trail.
o Locate the building and path to enable a strong,
direct relationship between building exits, the
access path, and the jogging trail.
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