Monica Subdivision PFP-10-001sc
CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS
OF LAW AND
DECISION & ORDER
~E IDIZ IAN,±--
~~
In the Matter of the Request for Combined Preliminary/Final Plat Approval for the
Monica Subdivision Consisting of Three Industrial Lots on Approximately 3.62 Acres in a
I-L Zone by B2 Investments, LLC.
Case No(s). PFP-10-001
For the City Council Hearing Date of: Apri127, 2010 (Findings on the May 11, 2010 City
Council agenda)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of Apri127, 2010
incorporated by reference)
2. Process Facts (see attached Staff Report for the hearing date of April 27, 2010
incorporated by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of April
27, 2010 incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the
hearing date of Apri127, 2010 incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title 67, Idaho Code (LC. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code
codified at Title 11 Meridian City Code, and all current zoning maps thereof. The City of
Meridian has, by ordinance, established the Impact Area and the Amended
Comprehensive Plan of the City of Meridian, which was adopted August 6, 2002,
Resolution No. 02-382 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code §
11-SA.
4. Due consideration has been given to the comment(s) received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). PFP-10-001
5. It is found public facilities and services required by the proposed development will not
impose expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision, which
shall be signed by the Mayor and City Clerk and then a copy served by the Clerk upon
the applicant, the Planning Department, the Public Works Department and any affected
party requesting notice.
7. That this approval is subject to the Preliminary Plat, Final Plat and the Conditions of
Approval all in the attached Staff Report for the hearing date of Apri127, 2010
incorporated by reference. The conditions are concluded to be reasonable and the
applicant shall meet such requirements as a condition of approval of the application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 11-SA and
based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
1. The applicant's Preliminary Plat as evidenced by having submitted the Preliminary Plat
dated December 22, 2009 is hereby conditionally approved;
2. The applicant's Final Plat as evidenced by having submitted the Final Plat dated
December 21, 2009 is hereby conditionally approved; and,
3. The site specific and standard conditions of approval are as shown in the attached Staff
Report for the hearing date of Apri127, 2010 incorporated by reference.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final
plat, or short plat shall become null and void if the applicant fails to obtain the city
engineer's signature on the final plat within two (2) years of the approval of the
preliminary plat or one (1) year of the combined preliminary and final plat or short plat.
In the event that the development of the preliminary plat is made in successive phases
in an orderly and reasonable manner, and conforms substantially to the approved
preliminary plat, such segments, if submitted within successive intervals of eighteen
(18) months, may be considered for final approval without resubmission for
preliminary plat approval. Upon written request and filed by the applicant prior to the
termination of the period in accord with 11-6B-7.A, the Director may authorize a single
extension of time to record the final plat not to exceed eighteen (18) months. Additional
time extensions up to eighteen (18) months as determined and approved by the City
Council may be granted. With all extensions, the Director or City Council may require
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). PFP-10-001
-2-
the preliminary plat, combined preliminary and final plat or short plat to comply with
the current provisions of Meridian City Code Title 11. If the above timetable is not met
and the applicant does not receive a time extension, the property shall be required to go
through the platting procedure again.
E. Notice of Final Action and Right to Regulatory Takings Analysis
I . The Applicant is hereby notified that pursuant to Idaho Code 67-8003, a denial of a plat
or conditional use permit entitles the Owner to request a regulatory taking analysis.
Such request must be in writing, and must be filed with the City Clerk not more than
twenty-eight (28) days after the final decision concerning the matter at issue. A request
for a regulatory takings analysis will toll the time period within which a Petition for
Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of
Meridian, pursuant to Idaho Code § 67-6521 an affected person being a person who has
an interest in real property which may be adversely affected by the issuance or denial of
the conditional use permit approval may within twenty-eight (28) days after the date of
this decision and order seek a judicial review as provided by Chapter 52, Title 67, Idaho
Code.
F. Attached: Staff Report for the hearing date of April 27, 2010.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). PFP-10-001
-3-
By action of the City Council at its regular meeting held on the ~ day of
2010.
COUNCIL MEMBER DAVID ZAREMBA VOTED
COUNCIL MEMBER BRAD HOAGLUN VOTED__
COUNCIL MEMBER CHARLIE ROUNTREE VOTED
COUNCIL MEMBER KEITH BIRD VOTED
.~-~-
MAYOR TAMMY de WEERD VOTED
(TIE BREAKER)
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Attest:
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aycee lman, City Clerk = -
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Copy served upon Applicant, ~.h~ ~ ~, Public Works Department and City
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Attorney. ~''~,, COUNTY ,,,~,,•~•
By: Dated: 5- I l- a c~ ~ n
Cit Cl s ice
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). PFP-10-001
-4-
STAFF REPORT
Hearing Date:
To:
FROM:
SUBJECT:
April 27, 2010
Mayor and City Council
Bill Parsons, Associate City Planner
(208) 884-5533
PFP-10-001 -Monica Subdivision
1. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
E IDIAN^--
1,a
The Applicant, B2 Investments, LLC, has applied for Preliminary and Final Plat approval for 3 buildable
lots on approximately 3.62 acres in an I-L zoning district.
2. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed development with the conditions listed in Exhibit B, based on
the Findings of Fact and Conclusions of Law in Exhibit C. The Meridian Planning & Zoning
Commission heard this item on March 4, 2010. At the public hearing the Commission moved to
recommend approval of the subject PFP request.
a. Summary of Commission Public Hearin:
i. In favor: Pat Menager
ii. In opposition: None
iii. Commenting: None
iv. Written testimonv: None
v. Staff presenting application: Bill Parsons
vi. Other staff commenting on application: None
b. Kev Issue(s) of Discussion by Commission:
i. None
c. Kev Commission Change(s) to Staff Recommendation:
i. None
d. Outstanding Issue(s) for City Council:
i. None
a.
L in ravor: rat ivienager
1i. In opposition: None
11L Commenting: None
lY. Written testimonv: None
~ Staff presenting annlication: Bill Parsons
yi. Other staff commenting on annlication: None
12. Key Issues of Discussion by Council:
is LYQne
~. Key Council Changes to Staff/Commission Recommendation
i< None
Monica Subdivision -PFP-10-001 PAGE 1
3. PROPOSED MOTIONS
Approval
After considering all Staff, Applicant, and public testimony, I move to approve File Number PFP-10-001,
as presented during the hearing on April 27, 2010, with the following modifications to the conditions of
approval: (add any proposed modifications)
Denial
After considering all Staff, Applicant, and public testimony, I move to deny File Number PFP-10-001, as
presented during the hearing on April 27, 2010, for the following reasons: (state specific reasons for
denial of the preliminary/final plat request)
Continuance
After considering all Staff, Applicant, and public testimony, I move to continue File Number PFP-10-001
to the hearing date of (insert continued hearing date here) for the following reason(s): (state specific
reason(s) for a continuance)
4. APPLICATION AND PROPERTY FACTS
a. Site Address/Location:
The site is located west side of Linder Road, approximately'/4 mile north of Franklin Road;
SW '/4 of Section 11, T.3N., R.1 W.
b. Owner/Applicant:
B2 Investments, LLC
327 N. Linder Road
Meridian, Idaho 83642
c. Representative:
Gary Lee, LD Management, Inc., (860-8981)
d. Applicant's Request: Please see applicant's narrative for this information.
5. PROCESS FACTS
a. The subject application is for a combined preliminary/final plat; a public hearing is on this matter,
consistent with Meridian City Unified Development Code Title 11, Chapter 5.
b. Newspaper notifications published on: February 15, and March 1, 2010 (Commission); April 5 and
19, 2010 (Gifu Council)
c. Radius notices mailed to properties within 300 feet on: February 1 1, 2010 (Commission); Aari12,
2010 (Gifu Council)
d. Applicant posted notice on site by: February 17, 2010 (Commission); March 15, 2010 (Gifu
Council
6. LAND USE
a. Existing Land Use(s): The subject is currently developed with an industrial building (A-1 Heating and
Air Conditioning). The remainder is vacant developable land.
b. Character of Surrounding Area and Adjacent Land Uses: A mix of commercial and industrial uses on
the west side of Linder Road and rural residences on the east side of Linder Road.
1. North: Self-Storage Facility, zoned I-L
2. East: Rural Residences, zoned R1 in Ada County
Monica Subdivision -PFP-10-001 PAGE 2
3. South: Industrial Buildings, zoned I-L
4. West: Marcon Industries, zoned I-L
c. History of Previous Actions:
An application for a combined preliminary and final plat for this site was approved by the
Meridian City Council on July 26, 2005 and has since expired.
• In 2005, a Certificate of Zoning Compliance was issued for the office and warehouse (A-1 Heating
and Air Conditioning) use currently operating on the site.
d. Utilities:
1. Public Works
a. Location of sewer: Sewer mains were installed with the 2006 A-1 Heating and Air
Conditioning project.
b.Location of water: Water mains were installed with the 2006 A-1 Heating and Air
Conditioning project.
c. Issues or concerns: No Concerns
e. Physical Features:
Canals/Ditches Irrigation: No major facilities exist on this site.
2. Hazards: Staff is not aware of any hazards that exist on this property.
Flood Plain: NA
4. Topography: NA
f. Summary of Proposed Streets and/or Access (private, public, common drive, etc.): Access to the
subject site will be from an existing access point adjacent to Linder Road. Cross access will be granted
across all lots within the Monica Subdivision graphically depicted on the submitted plats.
7. COMPREHENSIVE PLAN POLICIES AND GOALS
This site is designated as "Mixed Employment" on the Ten Mile Interchange Specific Area Plan Future
Land Use Map. Per the Specific Area Plan (page 3-11), "The purpose of the Mixed Employment areas is to
encourage a diversity of compatible land uses that may include a mixture of office, research and specialized
employment areas, light industrial including manufacturing and assembly, and other miscellaneous uses.
These areas generally do not include retail and consumer service uses serving the wider community.
However, a small amount of retail and service establishments, primarily serving employees and users of the
Mixed Employment areas or nearby industrial areas, are allowed. Such retail would be the exception and
not the rule. Buildings in this category are anticipated to range in height from 1-4 stories, have total floor
areas of 10,000-1,000,000 square feet, and floor to area ratios (FAR) will exceed 0.75."
Future development will be required to be consistent with the stated purpose, intent, and standards of the
Mixed Employment land use category within the Ten Mile Specific Area Plan. Staff finds the following
Comprehensive Plan policies to be applicable to this property and apply to the development of this property
(staff analysis in italics):
• Chapter VII, Goal III, Objective A, Action 1 -Require that development projects have planned for the
provision of all public services.
The City of Meridian plans to provide municipal services to the subject development in the following
manner:
Monica Subdivision - PFP-10-001 PAGE 3
- Sanitary sewer and water service will be extended to the project at the developer's expense.
- The subject lands currently lie within the jurisdiction of the Meridian City Fire Department,
who currently shares resources and personnel with the Meridian Rural Fire Department.
- The subject lands currently lie within the jurisdiction of the Meridian Police Department
(MPD).
- E Fairview Avenue and N. Stonehenge Way are currently owned and maintained by the Ada
County Highway District (ACHD). This service will not change.
- The subject lands are currently serviced by the Meridian School District No. 2. This service
will not change.
- The subject lands are currently serviced by the Meridian Library District. This service will not
change.
Municipal, fee-supported services will be provided by the Meridian Building Department, the Meridian
Public Works Department, the Meridian Water Department, the Meridian Wastewater Department, the
Meridian Planning Department, Meridian Utility Billing Services, and Sanitary Services Company
• Chapter V, Goal III, Objective D, Action 5 -Require all commercial businesses to install and maintain
landscaping.
The existing 25 foot landscape buffer adjacent to Linder Road is in compliance with the UDC. Internal
landscaping will be reviewed once development is proposed for the two additional lots.
• Encourage compatible uses to minimize conflicts and maximize use of land. (Chapter VII, Goal N)
Staff believes that the proposed use as a small scale industrial park should be compatible and not
conflict with existing industrial uses in the area. Further, the rural residences east of this site are
planned for a mix of uses and will more than likely redevelop in the future.
• Chapter IV, Goal I, Objective A, Action 6 (page 26) -Permit new residential, commercial, or industrial
developments only where urban services can be reasonably provided at the time of final approval and
development is contiguous to the City.
City water and sewer are currently provided on this site.
8. ZONING ORDINANCE
a. Purpose Statement of Zoning District: The purpose of the I-L district is to provide for convenient
employment centers of light manufacturing, research and development, warehousing, and distributing.
In accord with the Meridian comprehensive plan, the I-L district is intended to encourage the
development of industrial uses that are clean, quiet and free of hazardous or objectionable elements
and that are operated, entirely, or almost entirely, within enclosed structures. Accessibility to
transportation systems is a requirement of this district.
b. Allowed Uses: Industrial Districts: UDC Table 11-2C-2 lists the permitted, accessory, and
conditional uses in the I-L zoning district. Future development of these lots shall conform to the
permitted, accessory and conditional uses of the zoning district as outlined in the UDC.
c. Dimensional Standards: Development of the site shall comply with the dimensional standards listed in
UDC 11-2C-3 for the I-L zoning district.
d. Landscaping: (See section 9 below for further discussion)
• Width of street buffer(s): UDC 11-2C-3 requires a 25 foot wide landscape buffer adjacent to
Linder road, an arterial street.
• Internal landscaping will be reviewed at the time development is proposed for the vacant lots.
Monica Subdivision -PFP-10-001 PAGE 4
9. ANALYSIS
a. Analysis of Facts Leading to Staff Recommendation
PRELIMINARY/FINAL PLAT ANALYSIS:
Based on the policies and goals contained in the Comprehensive Plan and the general compliance of the
proposed development with the Unified Development Code, Staff believes that the subdivision is
appropriate on this site. This site is eligible for a combined preliminary/final plat application based on the
proposed subdivision not exceeding four lots, the development of the site does not require any new streets
to be dedicated or widened, nor is the development being granted any special development considerations
(UDC 11-6B-4A). Further, the proposed plats are identical to what was proposed and approved in 2005.
Staff is providing analysis on the subject application as follows:
1. Access: Access to the subject site will be from one existing access point adjacent to Linder Road. A
cross access easement is depicted on the submitted plat that grants access across to all lots within the
proposed Monica Subdivision.
2. Lots: The application proposes 3 buildable lots on 3.62 acres within the I-L zoning district. All lots
within the Monica Subdivision shall be in compliance with UDC 11-2C. Lot 1 has an existing
office/warehouse building (aka. A-1 Heating and Air Conditioning).
3. Landscaping: The applicant submitted a landscape plan with this application. The purpose of the
plan is only to illustrate the street buffer required for the proposed subdivision. The UDC requires a
25-foot wide landscape buffer adjacent to Linder Road. The existing 25-foot landscape buffer
complies with this requirement of the UDC.
4. Pressure Irrigation: The City of Meridian requires that pressurized irrigation systems be supplied by
a year-round source of water. The Applicant should be required to utilize any existing surface or well
water for the primary source. If a surface or well source is not available, asingle-point connection to
the culinary water system shall be required. An underground, pressurized irrigation system should be
installed to all properties per the approved specifications and in accordance with UDC 11-3A-15. The
applicant has stated the site is currently using domestic water for irrigation due to the lack of
irrigatable water available to the site. Therefore, staff is recommending the applicant submit a letter for
the Nampa Meridian Irrigation District verifying the water deficiency. The use of domestic water for
irrigation will be subject to City Engineers approval prior to signature on the final plat.
5. Certificate of Zoning Compliance (CZC) and Design review (DES): A CZC and design review
approval from the Planning Department is required for all new construction prior to issuance of
building permits.
6. Ditches, Laterals, and Canals: As per UDC 11-3A-6, all irrigation ditches, laterals or canals,
exclusive of natural waterways and waterways being used as amenities, which intersect, cross or lie
within the area being subdivided shall be covered. Staff is not aware of facilities that transverse the
site.
7. Tree Mitigation: The applicant is not proposing to remove any existing trees on this site. Any
existing, on-site tree over 4" in caliper that is removed from the property shall be replaced by
installing additional trees, being the equivalent number of caliper inches of those removed.
Fencing: Permanent fencing is not required for industrial subdivisions. If permanent fencing is not
provided, temporary construction fencing to contain debris should be installed around the perimeter
prior to issuance of a building permit for this site. The only fencing on the site was erected with the
construction of A-1 Heating and Air Conditioning site for the storage yard. Additional fencing is not
proposed with this application; however if future storage yards are proposed for the two other lots they
will be subject to the outdoor storage standards listed in UDC 11-3A-14.
Monica Subdivision -PFP-10-001 PAGE 5
9. Elevations: The applicant has submitted photos of the existing building located on Lot 1, Block 1.
Staff has not attached the elevations to staff report however the building is constructed of a mixture of
materials consisting of split face block wainscot, metal siding, stucco and combination of architectural
shingles and metal roofing. As mentioned earlier, future buildings are subject to design criteria
contained in Ten Mile Interchange Specific Area Plan and the Meridian Design Manual and UDC 11-
3A-19.
10. EXHIBITS
A. Drawings
1. Vicinity Map
2. Preliminary Plat
3. Final Plat
4. Landscape Plan
B. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Services Company
7. Ada County Highway District
C. Required Findings from Unified Development Code
Monica Subdivision - PFP-10-001 PAGE 6
A. Drawings
1. Vicinity Map
Exhibit A - I -
2. Preliminary Plat
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B. Conditions of Approval
On February 11, 2010, a joint agency and departments meeting was held with service providers in this
area. The agencies and departments submitted comments have been included below.
1. PLANNING DEPARTMENT
1.1 SITE SPECIFIC REQUIREMENTS-PRELIMINARY PLAT
1.1.1 The preliminary plat labeled as Sheet No. 1, prepared by Skinner Land Survey Company, Inc.,
dated December 22, 2009, is approved with the conditions listed herein.
1.1.2 Monica Subdivision shall be subject to the UDC standards of the I-L (Light Industrial) zoning
district.
1.2 SITE SPECIFIC REQUIREMENTS-FINAL PLAT
1.2.1 The final plat labeled as Sheet Nos. 1-2, prepared by Skinner Land Survey Company, Inc.,
STAMPED December 21, 2009, by Greg L. Skinner PLS, is approved with the conditions listed
herein.
1.2.2 The landscape plan prepared by Larry Knopp, dated September 2005, labeled Sheet L1.0 is
approved with no changes.
1.2.3 Per UDC 11-3A-6 all irrigation ditches, laterals or canals that intersect, cross or lie within the
area being subdivided shall be covered. Plans will need to be approved by the appropriate
irrigation/drainage district, or lateral users association (ditch owners), with written approval or
non-approval submitted to the Public Works Department prior to construction plan approval. If
lateral users association approval can not be obtained, alternate plans will be reviewed and
approved by the City Engineer.
1.2.4 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water. If a creek or well source is not available, asingle-point connection to the
domestic water system shall be required. If a single-point connection is utilized, the developer
shall be responsible for the payment of assessments for the irrigable landscape areas prior to
signature on the final plat by the Meridian City Engineer. This subdivision lies within the Nampa
& Meridian Irrigation District. The applicant has stated the site is currently using domestic water
for irrigation due to the lack of irrigatable water available to the site. The applicant shall submit a
letter from the Nampa Meridian Irrigation District verifying the water deficiency. The use of
domestic water for irrigation will be subject to City Engineers approval prior to signature on the
final plat.
1.2.5 All development improvements including water, sewer, fencing, landscaping and irrigation
systems shall be installed and approved prior to obtaining Certificates of Occupancy.
1.2.6 Applicant shall be required to pay Public Works development plan review and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat
per Resolution 02-374.
1.2.7 Prior to submittal for signature, have the Certificate of Owners and the accompanying
acknowledgement signed and notarized.
1.2.8 Across-access easement shall be recorded for all lots within the subdivision. All lots within the
subdivision shall have access to the access points approved in this application. This agreement
shall be recorded and a copy of said agreement submitted to the City prior to the City Engineer's
signature on the final plat OR a note shall be added to the face of the final plat granting said
cross-access.
Exhibit B
1.2.9 Prior to signature of the final plat by the City Engineer, the applicant shall provide a letter from
the United States Postal Service stating that the applicant has received approval for the location of
mailboxes. Contact the Meridian Postmaster, Richard Buttram, at 887-1620 for more information.
1.2.10 All future development of the subject property shall comply with City of Meridian ordinances in
effect at the time of development.
1.2.11 All future buildings within the Monica Subdivision shall be subject design criteria contained in
Ten Mile Interchange Specific Area Plan and the Design Review standards that are in effect at the
time of application submittal.
1.3 GENERAL REQUIREMENTS-PRELIMINARY /FINAL PLAT
1.3.1 Sidewalks/walkways shall be installed within the subdivision pursuant to UDC 11-3A-17.
1.3.2 All lot lines common to a public right-of--way shall reserve a 10' utility easement.
1.3.3 Compaction test results must be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
1.3.4 The Applicant shall comply with the outdoor lighting standards shown in UDC 11-3A-11.
1.3.5 Where permanent fencing is not proposed on-site, temporary fencing shall be installed around the
subdivision boundary perimeter to contain construction debris prior to issuance of a building
permit. All permanent fencing shall taper down to 3 feet maximum within 20 feet of all right-of-
way. All fencing should be installed in accordance with UDC 11-3A-7.
1.3.6 Any tree over 4" in caliper that is removed from the property shall be replaced by installing
additional trees, being the equivalent number of caliper inches of trees that were removed.
Required landscaping trees will not be considered as replacement trees for those trees that have to
be mitigated.
1.3.7 Staff s failure to cite specific ordinance provisions does not relieve the applicant of responsibility
for compliance.
1.3.8 All development shall comply with the Americans with Disabilities Act.
1.3.9 The combined Preliminary/Final plat approval shall be subject to the expiration provisions set
forth in UDC 11-6B-7.
1.3.10 The Applicant shall be responsible to obtain a Certificate of Zoning Compliance (CZC) permit
and administrative design review approval from the Planning Department prior to any building
construction on the subject property.
2. PUBLIC WORKS DEPARTMENT
2.1 Sewer mains were installed with the 2006 A-1 Heating and Air Condition project.
2.2 Water mains were installed with the 2006 A-1 Heating and Air Condition project.
2.3 The City of Meridian requires that pressurized irrigation systems be supplied by a year-round
source of water (MCC 12-13-8.3). The applicant should be required to use any existing surface or
well water for the primary source. If a surface or well source is not available, asingle-point
connection to the culinary water system shall be required. If a single-point connection is utilized,
the developer will be responsible for the payment of assessments for the common areas prior to
signature on the final plat by the City Engineer.
2.4 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, pressurized irrigation, sanitary sewer, water, etc., prior to
signature on the final plat.
Exhibit B - 2 -
2.5 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.6 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to signature on the final plat
per Resolution 02-374.
2.7 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
3. FIRE DEPARTMENT
3.1 The Fire Dept. has concerns about the ability to address the project and have the addresses visible
from the street on which the project is addressed, as set forth in International Fire Code Section 505.
Please contact the Addressing Specialist at 898-5500 to address this concern prior to the public
hearing.
3.2 In accordance with International Fire Code Section 503.2.5 and Appendix D, any roadway greater
than 150 feet in length that is not provided with an outlet shall be required to have an approved
turn around. Phasing of the project may require a temporary approved turn around on streets
greater than 150' in length with no outlet.
3.3 Commercial and office occupancies will require afire-flow consistent with the International Fire
Code to service the proposed project. Fire hydrants shall be placed per Appendix D.
3.4 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official. For buildings equipped
throughout with an approved automatic sprinkler system installed in accordance with Section
903.3.1.1 or 903.3.1.2 the distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183
m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed
in accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600
feet (183 m).
3.5 There shall be a fire hydrant within 100' of all fire department connections.
4. POLICE DEPARTMENT
4.1 The Police Department has no comments related to the application.
5. PARKS DEPARTMENT
5.1 The Parks Department has no comments related to the application.
6. SANITARY SERVICES DEPARTMENT
6.1 SSC has no comments related to the application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 SITE SPECIFIC CONDITIONS OF APPROVAL
7.1.1 Construct a 5-foot sidewalk on Linder Road abutting the site. The sidewalk should. be located a
minimum of 41 feet from the centerline of Linder Road.
Exhibit B - 3 -
7.1.2 Construct a 25-foot wide driveway that intersects Linder Road approximately 37 feet north of the
south property line to directly align with the driveway that is located on the east side of Linder
Road. Pave the driveway its full width and at least 30 feet into the site beyond the edge of
pavement of Linder Road and install pavement tapers with 15-foot radii abutting the existing
roadway edge.
7.1.3 Other than access that has been specifically approved with this application, direct lot access to
Linder Road is prohibited.
7.1.4 Comply with all standard conditions of approval.
7.2 STANDARD CONDITIONS OF APPROVAL
7.2.1 Any existing irrigation facilities shall be relocated outside of the right-of--way.
7.2.2 Private sewer or water systems are prohibited from being located within any ACHD roadway or
right-of--way.
7.2.3 All utility relocation costs associated with improving street frontages abutting the site shall be
borne by the developer.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged during the
construction of the proposed development. Contact Construction Services at 387-6280 (with file
number) for details.
7.2.5 Comply with the District's Tree Planter Width Policy.
7.2.6 Utility street cuts in pavement less than five years old are not allowed unless approved in writing
by the District. Contact the District's Utility Coordinator at 387-6258 (with file numbers) for
details.
7.2.7 All design and construction shall be in accordance with the Ada County Highway District Policy
Manual, ISPWC Standards and approved supplements, Construction Services procedures and all
applicable ACHD Ordinances unless specifically waived herein. An engineer registered in the
State of Idaho shall prepare and certify all improvement plans.
7.2.8 The applicant shall submit revised plans for staff approval, prior to issuance of building permit
(or other required permits), which incorporates any required design changes.
7.2.9 Construction, use and property development shall be in conformance with all applicable
requirements of the Ada County Highway District prior to District approval for occupancy.
7.2.10 Payment of applicable road impact fees are required prior to building construction. The assessed
impact fee will be based on the impact fee ordinance that is in effect at that time.
7.2.11 It is the responsibility of the applicant to verify all existing utilities within the right-of--way. The
applicant at no cost to ACHD shall repair existing utilities damaged by the applicant. The
applicant shall be required to call DIGLINE (1-811-342-1585) at least two full business days
prior to breaking ground within ACHD right-of--way. The applicant shall contact ACHD Traffic
Operations 387-6190 in the event any ACRD conduits (spare or filled) are compromised during
any phase of construction.
7.2.12 No change in the terms and conditions of this approval shall be valid unless they are in writing
and signed by the applicant or the applicant's authorized representative and an authorized
representative of the Ada County Highway District. The burden shall be upon the applicant to
obtain written confirmation of any change from the Ada County Highway District.
7.2.13 Any change by the applicant in the planned use of the property which is the subject of this
application, shall require the applicant to comply with all rules, regulations, ordinances, plans, or
Exhibit B - 4 -
other regulatory and legal restrictions in force at the time the applicant or its successors in interest
advises the Highway District of its intent to change the planned use of the subject property unless
a waiver/variance of said requirements or other legal relief is granted pursuant to the law in effect
at the time the change in use is sought.
Exhibit B - 5 -
C. Required Findings from Unified Development Code
1. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short plat, the
decision-making body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan;
The Council finds that the proposed application is compatible with the adopted Comprehensive
Plan. The Council supports the proposed plat layout as they comply with the provisions of the
Comprehensive Plan. Please see Comprehensive Plan Policies and Goals, Section 7, of the Staff
Report.
b. Public services are available or can be made available and are adequate to accommodate
the proposed development;
Utilities were installed to the subject properties at the time of development of Al Heating and Air
Conditioning site. Therefore, the Council finds that a majority of the public services are already
available, or can be made available, to accommodate the proposed development.
c. The plat is in conformance with scheduled public improvements in accord with the City's
capital improvement program;
All utilities are currently available to the subject property. Because any additional services will be
installed by the developer at their own cost, if needed, the Council finds that the subdivision will
not require the expenditure of capital improvement funds.
d. There is public financial capability of supporting services for the proposed development;
Staff recommends the Commission and Council rely upon comments from the public service
providers (i.e., police, fire, ACRD, etc.) to determine this finding. (See Exhibit B, Agency
Comments and Conditions, for more detail.)
e. The development will not be detrimental to the public health, safety or general welfare; and
Staff is not aware of any health or safety issues associated with the development of this
subdivision that should be brought to the Council or Commission's attention. ACRD considers
road safety issues in their analysis. Staff recommends that the Commission and Council reference
any public testimony that may be presented to determine whether or not the proposed subdivision
may cause health, safety or environmental problems of which Staff is unaware.
f. The development preserves significant natural, scenic or historic features.
The Council is unaware of any natural, scenic, or historic features on this site. Therefore, the
Council finds that the proposed development will not result in the destruction, loss or damage of
any natural, scenic or historic feature(s) of major importance. Staff recommends that the
Commission and Council reference any public testimony that may be presented to determine
whether or not the proposed development may destroy or damage a natural or scenic feature(s) of
major importance of which Staff is unaware.
Exhibit C - 1-