Ada County Linder Paramedics Station AZ-10-001CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW E IDIAN~-'
AND
IDAHO
DECISION & ORDER
In the Matter of the Request to Annex and Zone of 2.58 Acres from Rl (Ada County) to C-
C (Community Business District) Zoning District, by Ada County
Case No(s). AZ-10-001
For the City Council Hearing Date of: September 7, 2010 (Findings on the September 28,
2010 City Council agenda)
A. Findings of Fact
Hearing Facts (see attached Staff Report for the hearing date of September 7, 2010
incorporated by reference)
2. Process Facts (see attached Staff Report for the hearing date of September 7, 2010,
incorporated by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of
September 7, 2010, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the
hearing date of September 7, 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 (I.C. §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). AZ-10-001
-1-
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 Legal Description and Exhibit Map in the attached
Staff Report for the hearing date of September 7, 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 Annexation as evidenced by having submitted the legal description and
exhibit map stamped and dated July O1, 2010 by Patrick A. Tealey, PLS, is hereby
conditionally approved.
D. Attached: Staff Report for the hearing date of September 7, 2010.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-10-001
-2-
~ """`
B action of the City Council at its regular meeting held on the ~ ~ day of
2009.
COUNCIL MEMBER DAVID ZAREMBA VOTED~~
COUNCIL MEMBER BRAD HOAGLUN VOTED
COUNCIL MEMBER CHARLIE ROUNTREE VOTED__ ~0
COUNCIL MEMBER KEITH BIRD VOTED
_~
MAYOR TAMMY de WEERD VOTED
(TIE BREAKER)
~~
Mayor T ' y de Weerd
r
Attest: \\\\~~.~~`~ OF MER10~92~'///.
dRP~ TF~
~ '
aycee lman, City Clerk = SEAL -
9 ,~~°~
~~%~9Q ~~T 1ST • O\\;
Copy served upon Applicant, The Pl~}ni~ig, ~ne~~~blic Works Department and City
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Attorney.
By: Dated: ~ ~ a q' ' aol l~
City 1 k' f
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). AZ-10-001
-3-
STAFF REPORT e
Hearin Date: Se tember 7 2010 E IDIAN~---
g r IDAHO
TO: Mayor and City Council
FROM: Bill Parsons, Associate City Planner
208-884-5533
SUBJECT: AZ-10-001 -Ada County Paramedic Linder Station
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Ada County, has applied to annex and zone 2.58 acres from the Rl zoning district in
Ada County to the C-C (Community Business District) zoning district in the City. The applicant has
submitted a concept plan that depicts a future 3,400 square foot paramedic station.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed annexation based on the analysis provided below and the
Findings of Fact and Conclusions of Law listed in Exhibit D. The Meridian Planning & Zoning
Commission heard this item on August 5, 2010. At the public hearing the Commission moved to
recommend approval of the subiect AZ request.
a. Su__mmary of Commission Public Hearing:
i. In favor
ii. In opposition: None
iii. Commenting: Doug Cooper. Darby Weston
iv. Written testimony: None
v. Staff presenting application: Bill Parsons
vi. Other staff commenting on application: None
b. Key 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. The applicant is requesting a waiver from Council to reduce the 25-foot wide
landscape buffer width along the western property boundary per the requirements
of the UDC.
ii. Installation of a pressurized irrigation system.
~, ummarv of City Council Public Hearin:
1. In favor None
11. In opposition: None
iii. Commenting: Doug Cook
lY. Written testimony: None
~ f presenting application: Anna Canning
yi. Other staff commenting on application: None
lL ~
is None
Ada County Paramedics Linder Station AZ PAGE 1
~, Key Council Chang„gs to Staff/Commission Recommendation
is None
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number AZ-10-
001, as presented in the staff report for the hearing date of September 7, 2010 with the following
modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move deny File Number AZ-10-001,
as presented during the hearing on September 7, 2010, for the following reasons: (You should state
specific reasons for denial of the annexation and you must state specific reason(s) for the denial of
the plat.)
Continuance
I move to continue File Number AZ-10-001 to the hearing date of (insert continued hearing date
here) for the following reason(s): (You should state specific reason(s) for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The subject annexation area is located on the southwest corner of W. Ustick Road and N. Linder
Road in the NE '/ of Section 02, Township 3 North, Range 1 West.
B. Applicant/Owner(s):
Ada County
200 W. Front Street
Boise, ID 83702
C. Representative:
Mckibben & Cooper Architects
515 W. Hays Street
Boise, ID 83702
D. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject application is for annexation and zoning. A public hearing is required before the
Planning & Zoning Commission and City Council on this matter, consistent with Meridian City
Code Title 11, Chapter 5
B. Newspaper notifications published on: July 19, 2010 and August 2, 2010 (Commission); Au ust
16 and 30, 2010 (City Council)
C. Notices mailed to subject property owners on: July 15, 2010 (Commission); August 12, 2010
(City Council)
D. Applicant posted noticed site on: July 20, 2010 (Commission); August 26, 2010 (City Council)
VI. LAND USE
A. Existing Land Use(s) and Zoning: Currently the site is developed with a vacant residence and a
two car garage. The existing structures will be removed upon annexation in order to develop a
Ada County Paramedics Linder Station AZ PAGE 2
future paramedic station.
B. Character of Surrounding Area and Adjacent Land Use and Zoning: With the exception of the
vacant commercial property to the north; the subject site is surrounded by developed and
undeveloped residential uses. The City's future land use map designates the county property to
east as mixed-use community; Staff anticipates redevelopment of this property to include both
commercial and residential uses.
1. North: Undeveloped Commercial Property, zoned C-C
2. East: Rural residential property and Agricultural land, zoned RUT in Ada County
West/South: Single Family Residential; Tumble Creek Subdivision, zoned R-4
C. History of Previous Actions: In 2005, the parcel proposed for annexation was part of the City's
Comprehensive Map amendment for North Meridian (CPA-OS-004) which changed the land use
designation on the subject property medium density residential to Mixed Use-Community.
D. Utilities:
1. Public Works:
a. Location of sewer: W. Ustick Road
b. Location of water: 8 Inch water main is stubbed from N Linder Road to this site.
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: Both the Creason Lateral and the Five Mile Creek transverse the
subject property. The Creason Lateral was tiled as part of the Linder/Ustick Road intersection
improvements and bisects the northeast corner of the property. The Five Mile Creek is a
natural waterway and transverses the western boundary and is to remain un-tiled.
2. Hazards: Staff is not aware of any hazards that exist on this property.
3. Flood Plain: A majority of the property is encumbered by the flood plain.
F. Access: Two access points were constructed for this site with the Linder Road -Ustick Road
intersection project. One right-in/right-out only driveway exists along Ustick Road and one right-
in/right-out only driveway exists along Linder Road. Based on the anticipated future use
(emergency service), staff supports the two access points as proposed.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
The subject property is designated as "Mixed Use Community (MU-C)" on the Comprehensive Plan
Future Land Use Map. "Generally, the mixed-use designation will provide for a combination of
compatible land uses that are typically developed under a master or conceptual site plan. The purpose
of this designation is to identify key areas which are either infill in nature or situated in highly visible
or transitioning areas of the city where innovative and flexible design opportunities are encouraged.
The intent of this designation is to offer the developer a greater degree of design and use flexibility."
The intent of the MU-C designation is to allow up to 25 acres of non-residential uses, up to 200,000
square feet of non-residential building area, and residential densities of 3 to 15 units per acre. This
category includes uses such as grocery stores, drug stores, coffee/sandwich shops, dry
cleaner/Laundromat, professional offices, retaiUgift shops, clothing stores, garden centers, restaurants,
banks, drive-through facilities, auto service stations, department stores, medicaUdental clinics,
schools, parks, churches, public uses, clubhouses, hardware stores, salons and daycares.
Ada County Paramedics Linder Station AZ PAGE 3
The applicant's proposal is to zone the property C-C (Community Business District) and develop the
site with a paramedic station. Although the site will be developing with one primary use, both the
zoning and the public use are consistent with the stated purpose, intent, and standards of the MU-C
land use category in the Comprehensive Plan as described above.
Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to
the proposed commercial nature 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 lands proposed to be annexed in
the following manner:
- 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 Rural Fire District.
Once annexed the lands will be under the jurisdiction of the Meridian City Fire
Department, who currently shares resource and personnel with the Meridian Rural Fire
Department.
- The subject lands currently lie within the jurisdiction of the Ada County Sheriff's Office.
Once annexed the lands will be serviced by the Meridian Police Department (MPD).
- The roadways adjacent to the subject lands 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 and the Meridian Library District should suffer no revenue loss as a
result of the subject annexation.
Municipal, fee-supported, services will be provided by Meridian Building Services, Meridian Public
Works Department, Meridian Water Department, Meridian Wastewater Department, Meridian
Planning Department, Meridian Utility Billing Services, and Sanitary Services Company.
• Where the project is developed adjacent to low or medium density residential uses, a
transitional use is encouraged."
The site is located adjacent to land that is developed with medium-low density residential
uses, zoned R-4. The site will be developed with one primary use due to the shape of the lot,
the number of irrigation easements and the amount offlood plain that encumber the site.
Along the west side of the property is the Five Mile Creek. NMID has an existing 100 foot
wide easement between the subject site and adjacent properties. The physical separation
between the proposed building and the perimeter of the adjacent residential property is
approximately 120 feet. Staff is of the opinion that the low intensity of the planned use and
the width of the irrigation easement provide a reasonable transition between the planned
paramedic station and the residences.
• Chapter VII, Goal IV, Objective D, Action 2 - "Restrict curb cuts and access points on
collectors and arterial streets."
Two curb cuts provide access to the subject site. One access point is located on Ustick Road
and the other access point is located on Linder Road. Staff believes the future paramedic
station should have minimal impact to the adjacent roadways given the operational
characteristics of the proposed use. The applicant has stated in the narrative, the site is
anticipated to receive 6 to 8 calls per day from the facility.
Ada County Paramedics Linder Station AZ PAGE 4
• Chapter VII, Goal IV, Objective D, Action 4 - "Require appropriate landscape and buffers
along transportation corridors (setback, vegetation, low walls, berms, etc.)."
Linder Road and Ustick Road are classified as arterial roadways. The UDC requires a 25-
foot wide street landscape buffer adjacent to these roadways when development occurs. Staff
will evaluate the buffer widths and compliance with the unified development code (UDC) with
a future CZC and DES application.
Because the applicant is proposing a commercial district next to a residential district, the
UDC requires a 25 foot landscape buffer along the western property boundary. That portion
of the site is encumbered by a SO foot NMID irrigation easement.
Approximately 240 feet along the western boundary cannot meet the planting and width
requirements of the ordinance due to the easement. The applicant has proposed to plant the
landscape buffer on the eastern edge of the driveway (outside of the easement) adjacent to the
Five Mile Creek to comply with the UDC.
The landscaped area proposed along the west side of the building does not comply with the
25 foot wide landscape buffer. This area includes a planter area and patio space to mitigate
for the required buffer width. Staff is supportive of relocating the landscape outside of the
easement to comply with the UDC. However, the portion of landscaping adjacent to the west
side of the building will require a waiver from City Council to reduce the 25 foot buffer width
in accord with UDC I1-3B-9C2.
VIII. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of Zone: The purpose of the C-C district is to provide for the retail and service
needs of the community in accord with the Meridian Comprehensive Plan. Six (6) districts are
designated which differ in the size and scale of commercial structures accommodated in the
district, the scale and mix of allowed commercial uses, and the location of the district in
proximity to streets and highways.
B. Zoning Schedule of Use Control: UDC 11-2B-21ists uses that are principal permitted (P),
accessory (A), and conditional (C) or prohibited (-) uses within the proposed C-C district. The
proposed paramedic station is defined as a public/quasi public use and is a principal permitted
use in the C-C zoning district.
C. Dimensional Standards: Development of the site proposed to be zoned C-C shall comply with the
dimensional standards of the C-C district listed in UDC Table 11-2B-3.
D. Landscaping:
1. Width of street buffer(s): A 25-foot wide street landscape buffer will be required adjacent to
Ustick Road and Linder Road, designated arterial roadways, in compliance with the standards
listed in UDC 11-3B-7C.
2. Width of buffer(s) between land uses: A 25-foot wide landscape buffer will be required
adjacent to residential uses upon development of this site, in compliance with the standards
listed in UDC 11-3B-9C.
3. Percentage of site as open space: NA
4. Parking lot landscaping: All parking lot landscaping shall comply with the standards listed in
UDC 11-3B-8C.
5. Tree Preservation: Mitigation is required for all existing healthy trees 4-inch caliper or greater
that are removed from the site with equal replacement of the total calipers lost on site up to an
amount of 100% replacement. There are some existing trees on the site that are greater than
Ada County Paramedics Linder Station AZ PAGE 5
4-inch caliper that are proposed to be removed. The applicant shall contact Elroy Huff, City
Arborist, to verify the total caliper inches that need to be mitigated.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
The request is to annex and zone 2.58 acres of land from the Rl zoning district in Ada County to
the C-C zoning district in the City. A concept plan has been submitted with the subject
application and depicts a 3,400 square foot Ada County paramedic station and associated site
improvements. Staff has provided detail analysis of the project below.
The property is currently designated on the Comprehensive Plan Future Land Use Map as Mixed
Use-Community. The proposed C-C zoning district is consistent with the Mixed Use-Community
land use designation.
The annexation legal descriptions submitted with the application (stamped on July 1, 2010 by
Patrick A. Tealey, PLS) shows the property is contiguous to the existing corporate boundary of
the City of Meridian.
Dimensional Standards: The applicant is requesting a C-C zoning district for the site. Future
development of the site must comply with the dimensional standards for the C-C zoning district
listed in UDC Table 11-2B-3.
Access: As mentioned earlier, two access points were approved by ACHD for this site. One right-
in/right-out only driveway onto Ustick Road and one right-in/right-out only driveway onto Linder
Road was constructed with the intersection project. Per UDC 11-3A-3 the following standards
shall apply to any property that takes direct lot access to an arterial or collector roadway:
1) Where access to a local street is available, the site plan shall be reconfigured to take
access from such a local street. Local access is not available and the site is bordered by two
arterial streets thus, the site plan cannot be reconfigured to comply.
2) Where access is not available, the property owner shall grant cross access. The subject
property is one parcel and is not contiguous with another property to consolidate access
points. Therefore, cross access is not feasible.
3) All subdivisions must provide local street access to any use that takes access from an
arterial or collector street. The applicant is not proposing to subdivide the property. Thus,
this requirement is not applicable.
Staff believes the future paramedic station should have minimal impact to the adjacent roadways
given the operational characteristics of the proposed use. The applicant has stated in the narrative,
the site is anticipated to receive 6 to 8 calls per day from this facility. Based on the standards
above and the future use of the property, staff is supportive of the proposed access points.
Certificate of Zoning Compliance (CZC) and Design Review (DES): The applicant has
submitted a concept plan depicting the future development of the site. The applicant is requesting
annexation so the site can be developed with an Ada County paramedic station. The UDC
requires CZC and DES approval for the proposed development.
Building Design: The Applicant has submitted building elevations with this application that are
included in Exhibit A. The elevations are for illustrative purposes only. Staff has conducted a
preliminary review of the elevations. After reviewing the design standards of the UDC 11-3A-
19C, it appears the building form (articulation, modulation, and varied roofplanes) meets the
standards however; building materials are not indicated on the plan. Staff will evaluate the
proposed building elevations with the future CZC and DES application. The future building
Ada County Paramedics Linder Station AZ PAGE 6
proposed for this site is required to comply with the design standards listed in UDC 11-3A-19 and
Meridian Design Manual.
Landscaping: Linder Road and Ustick Road are classified as arterial roadways. The UDC
requires a 25-foot wide street landscape buffer adjacent to these roadways. Conformance with the
street landscape buffer standards listed in UDC 11-3B-7C will be evaluated with a future CZC
and DES submittal.
The property abuts residential property on the western boundary. The UDC requires a 25-foot
wide landscape buffer adjacent to the western boundary. Currently this portion of the site is
encumbered by a 50-foot NMH) irrigation easement. Staff has been informed by the
irrigation district that trees are not allowed in the easement. Further, the irrigation district
would prefer not to have any landscaping along the creek due to the weed abatement
requirements of the City. The irrigation district is required to spray the weeds along the
banks of the creek and if landscaped the overspray from the treatment of the banks may
kill the vegetation planted along the creek side. For these reasons, the applicant is unable to
provide a continuous 25-foot wide landscape buffer along the western boundary and has
provided an 18-foot wide gravel road per the requirements of NMID. However, 110 feet
along the southwest corner of the property depicts a 25-foot wide buffer, placed outside of
the easement, to meet the requirements of the UDC.
There is approximately 240 feet along the western boundary that cannot meet the planting
and width requirements of the ordinance due to the irrigation easement described above.
The applicant has proposed to plant the landscape buffer on the eastern edge of the
driveway (outside of the easement) adjacent to the Five Mile Creek to comply with the
UDC. Staff is supportive of relocating the landscape buffer outside of the easement to
comply with the UDC.
The landscaped area proposed along the west side of the building does not comply with the
25-foot wide landscape buffer. This area includes a planter area and patio space to mitigate
for the required buffer width. The applicant's narrative addresses the deficiency and
requests City Council waiver to reduce the 25-foot buffer width in accord with UDC 11-3B-
9C2.
Staff is supportive of relocating the landscape buffer outside of the easement and reducing
the landscaping width along the west side of the building to comply with the UDC. Staff
believes the reduced landscape area can accommodate the required plantings and the
proposed patio areas provide a nice amenity for the future employees who will be working
on site.
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 requirements for a pressurized irrigation system maybe waived if the property does not have
water rights in an existing irrigation district. The applicant has informed staff the site has
insufficient water rights to service the development; however documentation from the water
provider has not been submitted with the application. Staff recommends the applicant
submit a letter from the Nampa Meridian Irrigation District verifying the water deficiency.
If the water deficiency is not verified, the applicant shall provide a pressurized irrigation
system in accord with UDC 11-3A-15.
Ada County Paramedics Linder Station AZ PAGE 7
The city's domestic water system shall be the last option for providing irrigation water to a
proposed development. The use of domestic water for irrigation will be subject to the City
Engineer's approval.
Floodplain: A large portion of the site is within the flood plain and affects the future
development of the site. The applicant shall submit a Floodplain Development Permit and
secure approval before any construction can begin. The applicant shall coordinate with the
Floodplain Administrator to verify requirements.
Irrigation Easements: The subject site is encumbered by two Nampa Meridian Irrigation District
easements. A 50- foot easement for the Five Mile Creek encompasses the entire western
boundary and a 40-foot Creason Lateral bisects the northeast corner of the property per
discussions with the irrigation district. The applicant has depicted a 20-foot wide Creason Lateral
easement. After reviewing the submitted concept plan, it appears a portion of the vehicle bay area
located on the north side of the building encroaches into the irrigation easement. Further, multiple
site and landscape improvements are proposed in the easements. A license agreement will be
required by NMID before work can commence within their easements. Staff recommends the
applicant coordinate with NMID prior to submitting a CZC and DES applications to the Planning
Department.
Tree Mitigation: After conducting a site there are several existing trees on the site they may
need mitigation. Per UDC 11-3B-10, 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. Required landscaping trees will not be considered as
replacement trees for those that are removed. The Applicant should coordinate a mitigation plan
with Elroy Huff at the Meridian Parks Department, for any trees that will be removed.
Sidewalks: The concept plan depicts existing 7-foot wide attached sidewalks along Linder Road
and Ustick Road. The Comprehensive Plan (page 55) and UDC 11-3A-17C requires detached
sidewalks along all arterial streets within the City. Because the existing sidewalks along Ustick
Roan and Linder Road were recently constructed with adjacent road improvements, new detached
sidewalks are not required to be constructed at this time.
Development Agreement: UDC 11-SB-3D2 and Idaho Code § 65-6711 A provides the City the
authority to require a property owner to enter into a Development Agreement (DA) with the City
that may require some written commitment for all future uses. Since the applicant has
submitted a concept plan and the primary use proposed for this site is a principal permitted
use in the C-C zoning district, staff does not believe a development agreement is necessary.
If the Commission or Council feel that a development agreement is necessary, staff recommends
a clear outline of the commitments of the developer being required.
In summary, Staff is supportive of the Applicant's proposal to annex this site with a C-C zoning
designation per the comments listed in Exhibit B of this report.
X. EXHIBITS
A. Drawings
1. Vicinity Map (Zoning & Aerial)
2. Concept Plan
3. Proposed Elevations
B. Comments/Conditions of Approval
1. Planning Department
2. Public Works Department
Ada County Paramedics Linder Station AZ PAGE 8
3. Fire Department
4. Police Department
5. Parks Department
6. Sanitary Service Company
7. Ada County Highway District
C. Annexation Legal Description & Exhibit Map
D. Required Findings from Unified Development Code
Ada County Paramedics Linder Station AZ PAGE 9
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Date: 06.21 JO
Exhibit A - 3 -
3. Proposed Building Elevations
B. Comments/Conditions of Approval
On July 15, 2010, Planning Staff held an agency comments meeting. The agencies and departments
present include: Meridian Fire Department, Meridian Public Works Department, Meridian Parks
Department and Meridian Police Department. Staff has included all comments and recommended actions
in the attached Exhibit B.
1. PLANNING DEPARTMENT
1.1 The legal description for the proposed annexation submitted with the application (prepared on
July O1, 2010, by Patrick A. Tealey, PLS) shows the property within the existing corporate
boundary of the City of Meridian (see Exhibit C).
1.2 The applicant shall submit a Certificate of Zoning Compliance and Design Review applications
for the proposed paramedic station that complies with the comments listed herein, prior to
issuance of building permits.
1.3 All future development of the subject property shall comply with City of Meridian ordinances in
effect at the time of development.
1.4 The applicant shall be responsible for obtaining a Floodplain Development Permit and secure
approval prior to any construction beginning on the site.
1.5 Future construction and development of the site shall comply with the standards listed in UDC
11-3A-19 and the objectives and guidelines of the Meridian Design Manual in effect at the time
of development.
1.6 Written verification from the Nampa Meridian Irrigation District for proposed site and landscape
improvements shall submitted with a CZC and DES application.
1.7 The applicant shall provide a 25-foot wide landscape buffer adjacent to Linder Road and Ustick
Road in accord with the standards in UDC 11-3B-7.
1.8 Per UDC 11-3B-10, the applicant shall work with the City Arborist, Elroy Huff, on designing,
adopting, and implementing a protection and mitigation plan for the existing trees on site that
maybe removed.
1.9 Development of the subject property shall comply with the C-C standards listed in UDC 11-2B-3
and the allowed uses in Table 11-2B-2.
1.10 The applicant shall be responsible for all costs associated with sewer and water service
installation.
1.11 The applicant shall provide a 25-foot wide landscape buffer in the northwest corner (east side of
the driveway) and southwest corner (west side of the driveway) as proposed. The applicant shall
seek a council waiver to reduce the 25-foot wide landscape buffer adjacent to the west side of the
proposed building in accord with UDC 11-3B-9C2. Said buffer shall meet the standards in accord
with UDC 11-3B-9C.
1.12 The applicant shall submit a letter for the Nampa Meridian Irrigation District verifying the
property has insufficient water rights. If the water deficiency is not verified, the applicant shall
provide a pressurized irrigation system in accord with UDC 11-3A-15. The use of domestic water
for irrigation will be subject to City Engineers approval. The city's domestic water system shall
be the last option for providing irrigation water to the proposed development.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains in W Ustick
Road. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-grade is
Exhibit B
less than three feet than alternate materials shall be used in conformance of City of Meridian
Public Works Departments Standard Specifications.
2.2 Water service to this site is being proposed via extension of mains in N Linder Road.
2.3 All irrigation ditches, laterals or canals, exclusive of natural waterways, intersecting, crossing or
lying adjacent and contiguous to the area being subdivided shall be tiled per UDC 11-3A-6.
Plans shall 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.
If lateral users association approval can't be obtained, alternate plans shall be reviewed and
approved by the Meridian City Engineer prior to the issuance of an occupancy permit.
2.4 Any existing domestic well system within this project shall be removed from domestic service per
City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering Department at
(208)898-5500 for inspections of disconnection of services. Wells may be used for non-domestic
purposes such as landscape irrigation if approved by Idaho Department of Water Resources
Contact Robert B. Whitney at (208)334-2190.
2.5 Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment procedures
and inspections (208)375-5211.
2.6 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.
2.7 Applicant shall be required to pay Public Works development plan review, and construction
inspection fees, as determined during the plan review process, prior to the issuance of a plan
approval letter.
2.8 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.9 Compaction test results shall be submitted to the Meridian Building Department for all building
pads receiving engineered backfill, where footing would sit atop fill material.
2.10 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
2.11 At the completion of the project, the applicant shall be responsible to submit record drawings
per the City of Meridian AutoCAD standards. These record drawings must be received and
approved prior to the issuance of a certification of occupancy for any structures within the
project.
2.12 100 Watt and 250 Watt, high-pressure sodium streetlights shall be required per the City of
Meridian Department of Public Works, Improvement Standards for Street Lighting. All
streetlights shall be installed at sub divider's expense. Final design shall be submitted to the
Public Works Department for approved. The street light contractor shall obtain the approved
design on file and an electrical permit from the Public Works Department prior to commencing
installations. The contractor's work and materials shall conform to the ISPWC and the City of
Meridian Supplemental Specifications to the ISPWC.
Exhibit B - 2 -
3. FIRE DEPARTMENT
3.1 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and water
quality by the Meridian Water Department for bacteria testing.
3.2 Final Approval of the fire hydrant locations shall be by the Meridian Fire Department in
accordance with International Fire Code Section (IFC) 508.5.4 as follows:
a. Fire hydrants shall have the 4 %" outlet face the main street or parking lot drive aisle.
b. Fire hydrants shall not face a street which does not have addresses on it.
c. Fire hydrant markers shall be provided per Public Works specifications.
d. Fire Hydrants shall be placed on corners when spacing permits.
e. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
£ Fire hydrants shall be placed 18" above finished grade to the center of the 4 ''/z" outlets.
g. Fire hydrants shall be provided to meet the requirements of IFC Section 509.5.
h. Show all proposed or existing hydrants for all new construction or additions to
existing buildings within 1,000 feet of the project.
3.3 All common driveways shall be straight or have a turning radius of 28' inside and 48' outside and
have a clear driving surface of 20' in width capable of supporting an imposed weight of 75,000
GVW, per International Fire Code Section 503.2.
3.4 Operational fire hydrants, temporary or permanent street signs, and access roads with an all weather
surface are required to be installed before combustible construction material is brought onto the site,
as set forth in International Fire Code Section (IFC) 501.4 and Meridian amendment to IFC 10-4-2J.
3.5 Commercial and office occupancies will require afire-flow consistent with the International Fire
Code Appendix B to service the proposed project. Fire hydrants shall be placed per Appendix C.
3.6 The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom sensors to ensure a safe and efficient
response by fire and emergency medical service vehicles. The cost of this installation is to be
borne by the developer. (National Fire Protection Std 1141 Section 5.2.11.1)
3.7 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 as set forth in International Fire
Code Section 508.5.1. 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).
3.8 There shall be a fire hydrant within 100' of all fire department connections as set forth in local
amendment to the International Fire Code 10-4-2L.
3.9 The applicant shall work with Public Works and Planning Department staff to provide an address
identification plan and a sign which meets the requirements of the City of Meridian sign ordinance
and is placed in a position that is plainly legible and visible from the street or road fronting the
property, as set forth in International Fire Code Section 505.1.
Exhibit B - 3 -
3.10 Provide a Knox box entry system for the complex prior to occupancy as set forth in International Fire
Code Section 506.
4. POLICE DEPARTMENT
4.1 The Police Department has no concerns related to the site design submitted with the application.
6. SANITARY SERVICES COMPANY
6.1 SSC has no comments related to this application.
7. AnA COUNTY HIGHWAY DISTRICT (NO COMMENTS RECEIVED)
Exhibit B _ q _
C. Legal Description & Exhibit Map
TEALEY'S LAND 187 E. 50th Street "carom city, Nano t337t4
SURVEYING tie) ~~~
Fax (208) 38rr0886
Project. No.: 3408
Date: July 1, 2010
DESCRIPTION
OF
ANNEXATION FOR ADA COUNTY EMS
A parcel of land lying in the NE 1l4, NE 1!4 (Government Lot 1) of Section 2,
T.3N., R.1W., B.M., Ada County, Idaho, and more particularly described as follows:
BEGINNING at the Northeast comer of said Section 2, marked by a tx'ass cap;
thence along the East line of said Section 2
South 00°01'00" East 480.89 feet to a point; thence at right angles
South 89°59'00" West 45.00 feet to a point on the West right-of-way line of North
Linder Road; thence
South 56°34'23"' West 25.38 feet to a point on the Northeasterly line of Tumble
Greek No. 4 Subdivision as on file fn Book 81 of Plats at Pagas 8722 8 8723 in the
Office of tie Recorder for Ada Courrty, Idaho; thence along said Northeasterly line
North 33°2537" West 530.05 feet to a point on the South right-of-way Ilne of
West Ustick Road; thence
North 00°45'05" East 57.00 feet to a point on the North line of sald Section 2;
thence along said North line
South 89°14'55" East 357.30 feet to the POINT ~ BEGINNING,
Said parcel of land contains 2.58 Acres (112,598 square feet), more or less.
REV! _...~ROVAL
BY
-,_
JUL 01 ZOq
MERIDIAN PUBL{C
WORKS DEPT.
-~.
Exhibit C _ i _
ANNEXATION EXHIBIT
ADA COUNTY EMS
A PORnON Of THE ~ 1/4 NE 1/4 (GOVERNMENT LOT 1j,
T.3P1.. R.1W., B.M., ADA COUNTY, IDAHO
FOR
sECnoly z,
i/4 CORNER
35 WEST USTICK ROAD
S 89'14'55' E 357.30' ~ ~
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~~` S'~i~ ~~ S 44.37'57• E
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~~ ~qj,\~ AREA IN ANNEXATION
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3408-Dnnax.dwg 07-Ot-10 12:4&39 JWargo
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TEALEY'81.AND 8URVEYMIO
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Exhibit C - 2 -
I/16 CORNER
D. Required Findings from Unified Development Code
1. Annexation Findings:
Upon recommendation from the Commission, the Council shall make a full investigation
and shall, at the public hearing, review the application. In order to grant an annexation
and/or rezone, the Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive
Plan;
The applicant is proposing to annex and zone the subject property with a C-C zoning district.
The Council finds that the proposed zoning map amendment complies with the applicable
provisions of the Comprehensive Plan for the Mixed Use-Community designation. Please see
Comprehensive Plan Policies and Goals, Section VII, of the Staff Report.
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The Council finds that the proposed map amendment to C-C will provide a service to the
residents in this area of the city, consistent with the purpose statement for the commercial
districts.
c. The map amendment shall not be materially detrimental to the public health, safety,
and welfare;
The Council finds that the proposed zoning amendment will not be detrimental to the public
health, safety, or welfare. Staff recommends that the Commission and Council rely on any
oral or written testimony that maybe provided when determining this finding.
d. The map amendment shall not result in an adverse impact upon the delivery of services
by any political subdivision providing public services within the City including, but not
limited to, school districts; and,
The Council finds that the proposed zoning amendment will not result in any adverse impact
upon the delivery of services by any political subdivision providing services to this site.
e. The annexation is in the best of interest of the City (UDC 11-SB-3.E).
The Council finds that Annexation and Zoning of this property to a C-C zoning district is in
the best interest of the City based on the site developing in accord with the comments
attached in Exhibit B of the staff report.
Exhibit D - 1 -