Staff ReportItem #4B: Ten Mile Crossing (PP-11-010)
Application(s):
- Preliminary Plat consisting of 52 residential building lots, 53 non-residential building lots, and 4
common/other lots
Size of property, existing zoning, and location: This site consists of 115.26 acres, is currently zoned R-40, M-E,
C-C, and H-E, and is located on the north side of I-84, midway between S. Ten Mile & S. Black Cat Roads.
Adjacent Land Use & Zoning:
North: Agricultural land [approved for future residential uses (Baraya Sub.)], zoned R-8, R-15, and R-40; and
agricultural land, zoned RUT in Ada County
East: Agricultural land, zoned RUT in Ada County
South: Interstate 84
West: Rural residential/agricultural property, zoned RUT in Ada County
History: The subject property was annexed in 2009 with C-C (48.59 acres); H-E (27.27 acres); M-E (22.57 acres);
and R-40 (16.83 acres) zoning consistent with the FLUM designations of Medium High Density Residential (MHDR),
Mixed Use -Commercial (MUC), High Density Employment (HDE), and Mixed Employment (ME). The development
agreement approved with the annexation included a conceptual development plan that was designed to be
consistent with the Ten Mile Interchange Specific Area Plan.
Summary of Request: The proposed preliminary plat is consistent with the previously approved concept plan.
Access is proposed on the plat via Ten Mile & Black Cat Roads. Currently, access is not available to this property as
right-of--way has not been dedicated across adjacent properties to the east or west. Approval of a final plat for the
subject property is dependent on access being available and incompliance with Fire Department requirements. Stub
streets are proposed at the boundaries of the property in various locations to provide future connectivity with adjacent
properties.
A 75-foot wide easement exists across this site where the Northwest gas pipeline exists. A specific encroachment
permit will be required for any development/improvements within this easement. A large linear open space area is
proposed within the easement area.
Written Testimony: Daren Fluke, Applicant's Representative (response in agreement with the staff report)
Staff Recommendation: Approval
Notes:
STAFF REPORT Hearing Date: November 17, 2011
TO: Planning & Zoning Commission E IDIAN~---
FROM: Sonya Watters, Associate City Planner I D A H O
208-884-5533
SUBJECT: PP-11-010 -Ten Mile Crossing (fka Meridian Crossing)
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The property owner, Meridian 118, LLC, has applied for a preliminary plat (PP) consisting of 52
residential building lots, 53 non-residential building lots, and 4 common/other lots on 115.26 acres of
land in the R-40, M-E, C-C, and H-E zoning districts. See Section 10 of the staff report for more
information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed PP application as proposed by the applicant based on the
Findings of Fact and Conclusions of Law in Exhibit D.
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to recommend approval to the
City Council of File Number PP-11-010, as presented in the staff report for the hearing date of
November 17, 2011, with the following modifications: (Add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to recommend denial to the City
Council of File Number PP-11-010, as presented during the hearing on November 17, 2011, for the
following reasons: (You should state specific reasons for denial)
Continuance
I move to continue File Number PP-11-010 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 site is located on the north side of I-84, midway between S. Ten Mile Road & S. Black Cat
Road, in Section 15, Township 3 North, Range 1 West. (Ada County Assessor Parcel #'s:
51215244200 & 51215427850)
B. Owner(s):
Meridian 118, LLC
2200 Paseo Verde Parkway, Ste. 330
Henderson, NV 89052
C. Applicant:
Same as owner
Ten Mile Crossing PP-11-010 PAGE 1
D. Representative:
Daren Fluke, J-U-B Engineers, Inc.
250 S. Beechwood Avenue
Boise, ID 83709
E. 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: October 31, and November 14, 2011
C. Notices mailed to subject property owners on: October 20, 2011
D. Applicant posted notice on site(s) on: November 7, 2011
VI. LAND USE
A. Existing Land Use(s) and Zoning: This site consists of agricultural property currently zoned R-40,
M-E, C-C, and H-E.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
1. North: Agricultural land [approved for future residential uses (Baraya Sub.)], zoned R-8, R-
15, and R-40; and agricultural land, zoned RUT in Ada County.
2. East: Agricultural land, zoned RUT in Ada County.
3. South: Interstate 84
4. West: Rural residentiaUagricultural property, zoned RUT in Ada County
C. History of Previous Actions: None for the subject property.
• The subject 115.26 acre property was armexed (AZ-09-008) in 2009 with C-C (48.59 acres);
H-E (27.27 acres); M-E (22.57 acres); and R-40 (16.83 acres) zoning consistent with the
FLUM designations of MHDR, MUC, HDE, and ME. A development agreement was
required as a provision of annexation (Instrument No. 110115738).
D. Utilities:
1. Public Works:
a. Location of sewer: 36 inch sewer trunk main located near the Purdam Drain on the North
East side of the subject property.
b. Location of water: Ten Mile Rd. and W. Franklin Road.
c. Location of reuse: Ten Mile Rd.
d. Issues or concerns: Secondary water connection will need to be established
E. Physical Features:
1. Canals/Ditches Irrigation: The Marvin Canal bisects this property. Other smaller
ditches/canals traverse or lie adjacent to this property.
2. Hazards: Staff is not aware of any hazards that exist on this property.
Ten Mile Crossing PP-11-010 PAGE 2
3. Flood Plain: This property does not lie within a floodplain.
VII. COMPREHENSIVE PLAN POLICIES AND GOALS
Land Use Designations:
The subject property is located in the area subject to the Ten Mile Interchange Specific Area Plan
(TMISAP). The Future Land Use Map (FLUM) contained in the TMISAP designates the property as
Medium High Density Residential (MHDR), Mixed Use -Commercial (MUC), High Density
Employment (HDE), and Mixed Employment (ME).
MHDR areas are locations recommended primarily for relatively dense multi-family housing types
such as row houses, townhouses, condominiums, and apartment buildings and complexes. MHDR
areas should include a mix of housing types that achieve an overall average density target of 12
dwelling units per gross acre. Generally densities should range from 8-15 units per acre. (See pages 3-
6 & 3-7 in the TMISAP for more information.)
The FLUM designates approximately 28+ acres for MHDR uses; the approved concept plan depicts
16.83 acres for MHDR uses consisting of apartments, condos, and townhouses consistent with the
land uses planned for MFIDR designated areas. The residential development area is proposed to
consist of 64 townhomes and 171 apartments/condominiums with a density of approximately 13.9
dwelling units per acre, consistent with the desired range stated above. Higher density residential
development is proposed adjacent to the R-1 S zoned property at the north property boundary, and
proposed ME and MUC areas as a transition to commercial uses and lower density uses proposed
internally.
MUC are intended for the development of a mix of office, retail, recreational, employment and other
uses, including multi-family or single-family attached residential uses. The horizontal and vertical
integration of residential uses is also essential in this area. Traditional neighborhood design concepts
with a strong pedestrian-oriented focus are essential. The goal in these areas is to achieve a floor area
ratio (FAR) of 1.00-1.25 or more. The MUC designation calls for an overall target density of 8-12
dwelling units per acre, with higher densities allowed in individual projects. No more than 30% of the
ground level development within the MUC designation should be used for residences. (See page 3-9
in the TMISAP for more information.)
The FLUM designates approximately 19+ acres for MUC uses; the approved concept plan depicts
48.59 acres for MUC uses consisting of ground level retail with residential above and parking
structures. The area also includes a community park which will include water features, an
amphitheatre, pedestrian pathways and plazas, dining establishments and specialized retail services,
consistent with the land uses planned for MUC designated areas.
HDE areas are recommended as predominantly office, research and specialized employment areas;
and generally do not include retail and consumer service uses serving the wider community. Limited
retail and service establishments primarily serving employees and users of the HDE areas are
encouraged. HDE areas should provide a variety of flexible sites for small, local or start-up
businesses, as well as sites for large national or regional enterprises and should be designed to
encourage multimodal travel and convenient circulation to supporting services located within the
area. HDE areas could provide restaurants, lodging and other services in support of the employment
uses. It is anticipated that buildings will range in height from 1-6 stories, have total floor areas of
10,000-1,000,000 square feet, and that the FAR will exceed 1.0. Designs that promote open space and
parks are strongly encouraged. Structured parking is also allowed. (See page 3-11 of the TMIASP for
more information.)
The FLUM designates approximately 45+ acres for HDE uses; the approved concept plan depicts
30.31 acres for HDE uses consisting of retail ground level with offices above, and stand-alone office
Ten Mile Crossing PP-11-010 PAGE 3
uses with parking structures. Restaurants, retail uses, and parks are proposed within the MUC area
adjacent to the HDE area in support of the employment uses; however, no lodging uses are currently
proposed.
ME designated areas 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 ME areas or nearby industrial areas, are
allowed. ME areas should provide a variety of flexible sites for small, local or start-up businesses, as
well as sites for large national or regional enterprises. ME areas should be designed as lower density
suburban-style developments. While there are no fixed limits on size of establishment or development
intensity, it is anticipated that buildings will range in height from 1-4 stories, have total floor areas of
10,000-1,000,000 square feet, and that FAR will exceed .75.
The FLUM depicts approximately 20+ acres for ME uses; the approved concept plan depicts 22.70
acres of ME uses consisting of flex office, research and development, and parking structures
consistent with the land uses planned for ME designated areas.
Transportation: The transportation plan contained in the TMISAP identifies a unified network of
collectors and arterials. The plan depicts a major collector street traversing the site from the northwest
corner to the southeast corner and from the west boundary to an intersection; at the intersection the
street continues north to the east boundary as a residential collector. The plan also depicts a minor
collector street at the north boundary on the eastern portion of the site connecting to the major
collector street. Lastly, the plan depicts a 4-lane parkway at the east boundary connecting to the major
collector street at an intersection (see page 3-22).
The transportation plan for the Ten Mile area is intended to be somewhat flexible as it was adopted
without a specific development plan and is intended to be used to guide future development. The
proposed street alignment differs slightly from that of the Plan in the following manner: 1) the point
of entry to the property from Ten Mile Road has shifted further to the north due to an alignment
change made by ITD on the overpass project; 2) the roundabout depicted on the concept plan on the
east was relocated to the north property boundary; 3) the location of the Williams gas pipeline in
large part dictated the site layout due to restrictions on proximity and crossings imposed by Williams
Pipeline and the Fire Department; and 4) the configuration of the collector streets are such that they
do not provide a direct cut through between arterials. The proposed street network is consistent with
the planned connections to Ten Mile and Black Cat Roads. For these reasons, staff is of the opinion
that the proposed street network as depicted on the plat is consistent with the transportation plan
contained in the Plan and the previously approved concept plan.
Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to
the proposed use of this property (staff analysis in italics):
GOALS, OBJECTIVES, & ACTION ITEMS:
Staff finds the following Comprehensive Plan policies to be applicable to this application and apply to
the proposed use of this property (staff analysis in italics):
• Implement the City's Pathways Master Plan to provide a bike and pathways system between
neighborhoods, local collectors, and community destinations. (Chapter 6, pg. 83)
A section of the City's multi-use pathway system is designated on this property in the area
designated for PARK uses in the City's Master Pathways Plan. This pathway will provide
pedestrian and bicycle connectivity to and through this development.
Ten Mile Crossing PP-11-010 PAGE 4
• Permit new development only where urban services can be reasonably provided at the time of
final approval and development is contiguous to the City. (Chapter 3, pg. 45)
This property is contiguous to other properties already annexed into the City. Urban services
can be provided to this property upon development.
• Work with transportation agencies and private property owners to preserve transportation
corridors, future transit routes and infrastructure, road and highway extensions, and to
facilitate access management planning; use COMPASS' Access Management Toolkit.
The proposed plat identifies and will establish a street network system in this area to
facilitate development of the Ten Mile Interchange area. Staff has reviewed the proposed
street network in relation to the Transportation System Map contained in the TMISAP and
found it to be consistent with the plan.
• Require pedestrian access connectors in all new development to link subdivisions together to
promote neighborhood connectivity as part of a community pathway system. (Chapter 3, pg.
48).
The multi-use pathway planned through this property will link to a pathway northwest of this
site in Baraya subdivision which will contribute to the goal ofproviding neighborhood
connectivity through the City's pathway system.
• Support a variety of residential categories (low-, medium-, medium-high and high-density
single-family, multi-family, townhouses, duplexes, apartments, condominiums, etc.) for the
purpose ofproviding the City with a range of affordable housing opportunities.
A mix of residential uses is required to be provided in MHDR, MUR & MUC designated
areas. The existing zoning will allow for a variety of residential uses to be developed within
this site.
• Provide housing options close to employment and shopping centers. (Chapter 3, pg. 54)
The southern portion of this site is designated for HDE uses. In close proximity to the north,
a mix of residential uses is required within the MHDR, MUR, &MUC designated areas.
• Improve and protect creeks throughout commercial, industrial, and residential areas (Chapter
5, pg. 69)
Although not a creek, the Purdam Drain crosses the subject property and is a year round
waterway. This waterway will remain open but will be piped at vehicular crossings. The area
where the drain is located is designated to develop with PARK uses and will be improved as
an amenity.
VIII. UNIFIED DEVELOPMENT CODE (UDC)
A. Purpose Statement of Zone: Per UDC 11-2B-1, the purpose of the commercial districts is to
provide for the retail and service needs of the community in accordance 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.
Per UDC 11-2A-1, the purpose of the residential districts is to provide for a range of housing
opportunities consistent with the Meridian Comprehensive Plan. Connection to the City of
Meridian water and sewer systems is a requirement for all residential districts. Residential
districts are distinguished by the allowable density of dwelling units per acre and corresponding
housing types that can be accommodated within the density range.
Ten Mile Crossing PP-11-010 PAGE 5
B. Schedule of Use: Unified Development Code (UDC) Table 11-2A-21ists the principal permitted
(P), accessory (A), conditional (C), and prohibited (-) uses in the R-40 zoning district. UDC Table
11-2B-21ists the principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in
the C-C, M-E, and H-E zoning districts. Any use not explicitly listed, or listed as a prohibited use
is prohibited.
C. Dimensional Standards: The site shall comply with the dimensional standards listed in UDC
Table 11-2A-8 for the proposed R-40 district, and Table 11-2B-3 for the proposed C-C, M-E, and
H-E zoning districts.
D. Landscaping: Landscaping: Street buffer landscaping shall be installed in accordance with the
standards listed in UDC Table 11-2A-8 for the proposed R-40 district and 11-2B-3 for the
proposed C-C, M-E, and H-E zoning districts. Parking lot landscaping shall be installed in
accordance with the standards listed in UDC 11-3B-8C. Landscape buffers to adjoining
residential uses shall be installed in accordance with the standards listed in UDC 11-3B-9C and
Table 11-2B-3.
E. Off-Street Parking: For non-residential uses, one off-street parking space is required for every
500 square feet of gross floor area; parking areas shall be designed in accordance with the
standards listed in UDC 11-3C-5. Additionally, one bicycle parking space is required to be
provided for every 25 proposed vehicle parking spaces, or portion thereof, in accordance with the
standards listed in UDC 11-3C-SC.
For residential uses, the required number ofoff-street parking spaces varies according to the
number of bedrooms per unit (see UDC Table 11-3C-6 for more information).
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
The Applicant has applied for a preliminary plat (PP) consisting of 52 residential building lots, 53
non-residential building lots, and 4 common/other lots on 115.26 acres of land in the R-40, M-E,
C-C, and H-E zoning districts.
Concept Plan: A conceptual development plan was approved with the annexation and is included
in the development agreement for this property. Staff has reviewed this plan and found the
proposed plat is consistent with the plan.
Access: Access to this property is proposed on the plat via Ten Mile and Black Cat Roads.
Currently, access is not available to this property as right-of--way has not been dedicated across
the Janicek (Parcel #S 1215131200) or Viper Investments (Parcel #S 1215223400, preliminary
platted as Baraya Subdivision) properties. Approval of a final plat for the subject property is
dependent on access being available and in compliance with Fire Department requirements.
Comments have not yet been received from ACHD on this application.
Stub Streets: The proposed plat depicts stub streets at the boundaries of the site in various
locations to provide future connectivity with adjacent properties. Staff approves of the proposed
stub streets as they are consistent with the approved concept plan and provide for future
interconnectivity with adjacent parcels.
Northwest Pipeline: A 3,400-foot long section of the Northwest Pipeline bisects this site and
runs from the southeast corner to the northwest corner. The Northwest Pipeline is a natural gas
pipeline that serves as a primary artery for the transmission of natural gas to the Pacific
Northwest and Intermountain Region.
The proposed plat depicts a 75-foot wide right-of--way/easement for use by the pipeline company.
All development shall comply with the Northwest Pipeline Development Guidelines. An
Ten Mile Crossing PP-11-010 PAGE 6
encroachment permit is required for any development/improvements within the pipeline
easement. Northwest Pipeline suggests that uses such as daycares, schools, hospitals, assisted
living facilities, etc. where occupants are not able to leave the area quickly in case of an
emergency, are discouraged within 440 feet of the actual location of the pipeline. The specific
uses will be evaluated at the time of development and are not a platting issue or concern.
Multi-use Pathways: Ten-foot wide segment(s) of the City's adopted multi-use regional pathway
system are required to be constructed within the site in accordance with the Master Pathways
Plan. Exact location of the pathways shall be determined by the Planning Department and Parks
Department at the time of development. Said pathway shall be primarily located within the
pipeline easement and provide connectivity to the planned pathway in Baraya Subdivision at the
northwest corner of the site. Pathway stubs shall also be provided at the west boundary further to
the south and to the east boundary on the north end of the site for connectivity with future
segments of the pathway. The multi-use pathways shall be depicted on the landscape plans
submitted with future final plat applications. A public pedestrian easement shall be recorded for
these pathways.
Dimensional Standards: Staff has reviewed the proposed plat for conformance with the
dimensional standards of the applicable zoning district and found it to be in compliance with
those standards. Future development of the property shall comply with these standards.
Common Open Space & Site Amenities: All single-family, townhouse, two-family duplex,
and multi-family developments are required to comply with the open space and site amenity
requirements contained in UDC 11-3G-3. At a minimum, 10% open space is required to be
provided. The plat depicts 12.5% open space for the overall project. At a minimum, 10% open
space is required to be provided for the residential portion of the development that meets the
qualified open space requirements listed in UDC 11-3G-3B. Site amenities will be reviewed with
a specific development application.
Landscaping: Street buffer landscaping shall be provided as shown on the proposed landscape
plan.
In summary, Staff is supportive of the Applicant's proposed preliminary plat for this site with the
recommended conditions listed in Exhibit B of this report in accord with the findings contained in
Exhibit C.
X. EXHIBITS
A. Drawings/Other
1. Vicinity Map
2. Proposed Preliminary Plat
3. Proposed Phasing Plan
4. Proposed Landscape Plan
5. Approved Conceptual Development Plan
B. Agency & Department Comments
C. Required Findings from Unified Development Code
Ten Mile Crossing PP-11-010 PAGE 7
A. Drawings
1. Vicinity Map
Exhibit A Page 1
2. Proposed Preliminary Plat
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EX~llhlt B - 2 -
B. EXHIBIT B -AGENCY & DEPARTMENT COMMENTS
1. PLANNING DEPARTMENT
1.1 Site Specific Conditions of Approval
1.1.1 Prior to City Engineer signature on the final plat, the applicant shall remove or relocate any
existing structures that do not conform to setbacks and/or use in the zone.
1.1.2 The applicant shall construct all proposed fencing and/or any fencing required by the UDC,
consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B.
1.1.3 The multi-use pathways shall be depicted on the landscape plans submitted with future final plat
applications. A public pedestrian easement shall be recorded for these pathways.
1.1.4 The applicant shall revise the landscape plan to illuminate all pathways with afour-foot tall
bollard style or similar lighting source. Such lighting shall be shielded from adjoining residences.
1.1.5 The applicant shall design and construct the multi-use pathways consistent with the location and
specifications (Chapter 3) set forth in the Meridian Pathways Master Plan unless otherwise
approved by the Parks and Recreation Director.
1.1.6 Prior to City Engineer signature on the final plat, the applicant shall depict a public access
easement for the multi-use pathways on the final plat.
1.1.7 Where the multi-use pathway crosses streets or drive aisles, the applicant shall revise the
landscape plan to delineate a pathway surface different from that of the driving surface using
scored concrete, pavers, or similar treatment.
1.1.8 Prior to City Engineer signature on the fmal plat, the applicant shall depict across-access/ingress-
egress easement to adjoining properties on the final plat in accord with the provisions of UDC 11-
3A-3A2.
1.1.9 Approval of a final plat for the subject property is dependent on access being available and in
compliance with Fire Department requirements
1.1.10 All development shall comply with the Northwest Pipeline Development Guidelines and obtain a
specific encroachment permit for all work within the pipeline easement..
1.1.11 Development of the subject property shall comply with the provisions of the development
agreement (Instrument No. 110115738) recorded for this property as a provision of AZ-09-008.
1.2 General Conditions of Approval
1.2.1 Comply with all bulk, use, and development standards of the applicable district listed in UDC
Chapter 2 District regulations.
1.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets.
1.2.3 Construct on-street bikeways on all collector streets as set forth in UDC 11-3A-5.
1.2.4 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
1.2.5 Construct the pathway and adjoining fencing and landscaping consistent with the standards as set
forth in UDC 11-3A-7A7 and 11-3B-12C respectively.
1.2.6 Install lighting consistent with the provisions as set forth in UDC 11-3A-11.
1.2.7 Provide a pressurized irrigation system consistent with the standards as set forth in UDC 11-3A-
15, UDC 11-3B-6 and MCC 9-1-28.
Exhibit B - 3 -
1.2.8 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.2.9 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-SJ.
1.2.10 Construct all off-street parking areas consistent with the standards as set forth in UDC 11-3B-SI,
11-3B-8C, and Chapter 3 Article C.
1.2.11 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-
7C (streets) and 11-3B-9C (adjoining use).
1.2.12 Construct storm water integration facilities that meet the standards as set forth in UDC 11-3B-
11 C.
1.2.13 Construct all parkways consistent with the standards as set forth in UDC 11-3A-17E, 11-3G-3B5
and 11-3B-7C.
1.2.14 Comply with all subdivision design and improvement standards as set forth in UDC 11-6C-3,
including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements,
blocks, street buffers, and mailbox placement.
1.2.15 Protect any existing trees on the subject property that are greater than four-inch caliper and/or
mitigate for the loss of such trees as set forth in UDC 11-3B-10.
1.2.16 Comply with the off street loading space requirements as set forth in UDC 11-3C-8.
1.2.17 Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A-12.
12.18 Construct amulti-use pathway and install pedestrian lighting and landscaping consistent with
UDC 11-3H-4C3.
1.2.19 Construct amulti-use pathway consistent with standards in UDC 11-3H-4C.
1.2.20 Construct all required landscape areas used for storm water integration consistent with the
standards as set forth in UDC 11-3B-11C.
1.2.21 Comply with the structure and site design standards, as set forth in UDC 11-3A-19 and the
guidelines set forth in the City of Meridian Design Manual.
1.2.22 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
1.2.23 Comply with the outdoor storage as an accessory use standards as set forth in UDC 11-3A-14.
1.3 Ongoing Conditions of Approval
1.3.1 All common open space and site amenities shall be maintained by an owner's association as set
forth in UDC 11-3G-3F1.
1.3.2 The applicant and/or property owner shall have an ongoing obligation to prune all trees to a
minimum height of six feet above the ground or sidewalk surface to afford greater visibility of the
area.
1.3.3 The applicant shall have an ongoing obligation to maintain all pathways.
1.4 Process Conditions of Approval
1.4.1 No signs are approved with this application. Prior to installing any signs on the property, the
applicant shall submit a sign permit application consistent with the standards in UDC Chapter 3
Article D and receive approval for such signs.
1.4.2 The -final plat, and any phase thereof, shall substantially comply with the approved preliminary
plat as set forth in UDC 11-6B-3C2.
Exhibit B - 4 -
1.4.3 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the
City Engineer signature on a final plat within two years, or 2) gain approval of a time extension
as set forth in UDC 11-6B-7.
1.4.4 Unless specifically approved by Council through a Development Agreement, all non-conforming
uses shall cease prior to issuance of the CZC and/or final plat approval on the subject property.
1.4.5 At such time that the multi-use pathway connects from one major street to another and is greater
than one-half mile long, the applicant may petition the City to assume maintenance
responsibilities.
2. PUBLIC WORKS DEPARTMENT
2.1 Sanitary sewer service to this development is being proposed via extension of mains located near
the Purdam Drain on the North East side of the subject property. The applicant shall install mains
to and through this subdivision; applicant shall coordinate main size and routing with the Public
Works Department, and execute standard forms of easements for any mains that are required to
provide service. Minimum cover over sewer mains is three feet, if cover from top of pipe to sub-
grade is less than three feet than alternate materials shall be used in conformance of City of
Meridian Public Works Departments Standard Specifications.
2.2 Water service to this site is being proposed via extension of mains in Ten Mile Road. The
applicant shall be responsible to install water mains to and through this development, coordinate
main size and routing with Public Works. Due to requirements and fire flow the applicant will be
responsible to provide a second water connection to W Franklin Road.
2.3 The applicant shall provide a 20-foot common lot for all public water/sewer mains outside of
public right of way. The common lot shall be covered with a blanket easement to the City of
Meridian.
2.4 The applicant shall provide a 20-foot easement for all public water/sewer mains outside of public
right of way (include all water services and hydrants). The easements shall not be dedicated via
the plat, but rather dedicated outside the plat process using the City of Meridian's standard forms.
The easement shall be graphically depicted on the plat for reference purposes. Submit an
executed easement (on the form available from Public Works), a legal description, which must
include the area of the easement (marked EXHIBIT A) and an 81 /2" x 11" map with bearings and
distances (marked EXHIBIT B) for review. Both exhibits must be sealed, signed and dated by a
Professional Land Surveyor. DO NOT RECORD. Add a note to the plat referencing this
document.
2.5 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
obtaining certificates of occupancy.
2.6 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 final plat signature.
Exhibit B - 5 -
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 Street signs are to be in place, water system shall be approved and activated, fencing installed,
drainage lots constructed, road base approved by the Ada County Highway District and the Final
Plat for this subdivision shall be recorded, prior to applying for building permits.
2.9 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.
2.10 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.11 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.
2.12 The engineer shall be required to certify that the street centerline elevations are set a minimum of
3-feet above the highest established peak groundwater elevation. This is to ensure that the bottom
elevation of the crawl spaces is at least 1-foot above.
2.13 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.
2.14 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.
2.15 100 Watt and 250 Watt, high-pressure sodium street lights shall be required per the City of
Meridian Department of Public Works Improvement Standards for Street Lighting. All street
lights shall be installed at developer'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.
3. POLICE DEPARTMENT
3.1 Low pressure sodium lighting shall be prohibited as an exterior lighting source on the site.
4. FIRE DEPARTMENT
4.1 One and two family dwellings not exceeding 3,600 square feet require afire-flow of 1,000 gallons
per minute for a duration of 2 hours to service the entire project. One and two family dwellings in
excess of 3,600 square feet require a minimum fire flow as specified in Appendix B of the
International Fire Code. Fire Hydrant spacing shall be provided as required by Appendix C of the
International Fire Code.
4.2 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.
4.3 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:
Exhibit B - 6 -
a. Fire hydrants shall have the 4 %i" 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.
4.4 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.
4.5 All entrances, internal roads, drive aisles, and alleys shall have a turning radius of 28' inside and
48' outside, per International Fire Code Section 503.2.4.
4.6 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.
4.7 Private Alleys and Fire Lanes shall have a 20' wide improved surface capable of supporting an
imposed load of 75,000 lbs. All roadways shall be marked in accordance with Appendix D
Section D103.6 Signs.
4.8 Provide signage ("No Parking Fire Lane") for all fire lanes in accordance with International Fire
Code Sections 503.4 & D103.6.
4.9 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth
in International Fire Code Section 304.1.2.
4.10 Fire lanes, streets, and structures (including the canopy height of mature trees) shall have a
vertical clearance of 13'6 as set forth in International Fire Code Section 503.2.1.
4.11 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.
4.12 To increase emergency access to the site a minimum of two points of access will be required for
any portion of the project which serves more than 50 homes, as set forth in International Fire
Code Section D107.1. The two entrances should be separated by no less than'/ the diagonal
measurement of the full development as set forth in International Fire Code Section D104.3.
Any homes or buildings that would only have one access in and out and that route would
require exiting towards, near to, or past the pipeline easement will require a second access
opposite of the pipeline easement. Additionally, the rendition showing the placement of ponds
would require consultation of Williams Pipeline. Concerns would be excavation in close
proximity to the pipeline easement and potential future leaking of the water in the ponds
creating erosion issues around the pipeline.
4.13 Building setbacks shall be per the International Building Code for one and two story construction.
4.14 The roadways shall be built to Ada County Highway District cross section standards and have a
clear driving surface. Streets less than 26' in width shall have no on-street parking; streets less
than 32' in width shall have parking only on one side. These measurements shall be based on the
drivable surface dimension exclusive of shoulders. The overhead clearance shall be a minimum of
Exhibit B - 7 -
13' 6". The roadway shall be able to accommodate an imposed load of 75,000 GVW as set forth
in International Fire Code Section 503.2.1. and D103.6.1 and D103.6.2.
4.15 Commercial and office occupancies will require afire-flow consistent with International Fire
Code Appendix B to service the proposed project. Fire hydrants shall be placed per Appendix C.
4.16 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)
4.17 Emergency response routes and fire lanes shall not be allowed to have traffic calming devices
installed without prior approval of the Fire Code Official. National Fire Protection Standard 1141,
Section A5.2.18.
4.18 ALLEY - In all cases, right of ways shall be a minimum of 20' in width. The entrance to the alley
from the public street shall provide a minimum twenty-eight foot (28') inside and forty-eight foot
(48') outside turning radius. No parking shall be allowed on either side of the street. The minimum
distance for alley accessed properties shall be 20' from the face of a garage to the property line.
(International Fire Code Section 503.4)
4.19 As set forth in International Fire Code Section D 103.3, the Fire Department is opposed to any
landscape island in the middle of a cul de sac that may prevent a fire truck from turning around on
the end of the court.
5. SANITARY SERVICE COMPANY
5.1 SSC did not submit comments on this application.
6. PARKS DEPARTMENT
6.1 A 10-foot wide segment(s) of the City's multi-use regional pathway is required to be constructed on
this site in accord with the Master Pathways Plan and the provisions contained in the development
agreement for this property.
7. ADA COUNTY HIGHWAY DISTRICT
Comments have not yet been received from ACHD on this application.
Exhibit B - 8 -
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;
Staff finds that the proposed plat is in substantial compliance with the adopted
Comprehensive Plan in regard to land use, transportation, and circulation. Please see
Comprehensive Plan Policies and Goals, Section 7, of the Staff Report for more
information.
b. Public services are available or can be made available and are adequate to
accommodate the proposed development;
Staff finds that certain public services are currently provided and others will be provided
to the subject property upon development. (See Exhibit B of the Staff Report for more
details from public service providers.)
c. The plat is in conformance with scheduled public improvements in accord with the
City's capital improvement program;
Because City water and sewer and any other utilities will be provided by the development
at their own cost, Staff fmds 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
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, safety, or environmental problems associated with the
platting of this property that should be brought to the Council or Commission's attention.
ACHD considers road safety issues in their analysis. Staff recommends that the
Commission and Council consider any public testimony that may be presented to when
determining whether or not the proposed subdivision may cause health, safety or
environmental problems of which Staff is unaware.
Exhibit B - 9 -