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Staff Report
Changes to Agenda: None Item #4A: CenterCal Subdivision (PP-11-012) Application(s): - Preliminary Plat Size of property, existing zoning, and location: This site consists of 80.1 acres, is currently zoned C-G, and is located on the northeast corner of E, Fairview Ave. & N. Eagle Rd. Adjacent Land Use & Zoning: North: Rural residential property zoned RUT in Ada County & vacant land approved for apartments (Regency at River Valley), zoned R-40 East: Vacant property conceptually approved for multi-family residential & office uses, zoned C-G; and Kleiner Memorial Park in the development process, zoned C-G South: Retail uses in Meridian Crossroads shopping center, zoned C-G West: Eagle Road & vacant land conceptually approved for office & retail uses, zoned C-G History: • The subject property was annexed with a development agreement in 2007 as part of the Meridian Town Center project. • A variance was approved in 2008 that allows (2) right-in/right-out & (1) right-in/right-out/left-in access points to/from the site via SH 55/Eagle Road. • A modification to the development agreement was approved in 2011 that included a revised conceptual development plan & changes to the text of the agreement. Summary of Request: The proposed preliminary plat consists of 15 building lots on 80.1 acres of land in the C-G zoning district. A conceptual development plan was previously approved for this property & is included in the DA. Access to the site is proposed via (2) right-in/right-out accesses & (1) right-in/right-out/left-in access to/from N. Eagle Road, as approved with VAR-07-017, and (1) right-in/right-out access to/from E. Fairview Avenue. All of these access points have been approved by ACHD & ITD. Right-of-way is in the process of being dedicated for E. River Valley Street, Records Road, the'/4 mile access road & Eagle Road. The applicant states this should be done prior to recordation of the final plat. A 10-foot wide multi-use pathway is required to be constructed along N. Eagle Road within a public use easement in & pedestrian lighting and landscaping consistent with the Eagle Road corridor study and the lighting specifications listed in the UDC is also required. Comprehensive Plan Designation/Compliance w/Comp Plan? Mixed Use Regional -yes Compliance with UDC? yes Written Testimony: John Gordon, Applicant (in agreement w/staff report) Staff Recommendation: Approval w/conditions Notes: STAFF REPORT Hearing Date: January 19, 2012 ee~T TO: Planning & Zoning Commission E IDII~N~",, FROM: Sonya Watters, Associate City Planner I D A H O 208-884-5533 SUBJECT: PP-11-012 - CenterCal Subdivision I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST The property owner, Meridian CenterCal, LLC, has applied for a preliminary plat (PP) consisting of 15 building lots on 80.1 +/- acres of land in the C-G zoning district for CenterCal Subdivision. See Section IX 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-11-012, as presented in the staff report for the hearing date of January 19, 2012, 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-11-012, as presented during the hearing on January 19, 2012, for the following reasons: (You should state specific reasons for denial) Continuance I move to continue File Number PP-11-012 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 northeast corner of E. Fairview Avenue & N. Eagle Road, in Section 4, Township 3 North, Range 1 East. (Ada County Assessor Parcel #'s: S 1104325505 & 51104336005) B. Owner(s): Meridian CenterCal, LLC 7455 SW Bridgeport Rd., Ste. 205 Tigard, OR 97224 C. Applicant: Same as owner CenterCal Subdivision PP-11-012 PAGE 1 D. Representative: Jason Densmer, The Land Group, Inc. 462 E. Shore Drive, Ste. 100 Eagle, ID 83616 E. Applicant's Statement/Justification: Please see applicant's narrative for this information. V. PROCESS FACTS A. The subject application is for a preliminary plat. 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: January 2 and 16, 2012 C. Notices mailed to subject property owners on: December 22, 2011 D. Applicant posted notice on site(s) on: January 9, 2012 VI. LAND USE A. Existing Land Use(s) and Zoning: This site is zoned C-G and is in the development process. B. Character of Surrounding Area and Adjacent Land Use and Zoning: 1. North: Rural residential property zoned RUT in Ada County & vacant land approved for apartments (Regency at River Valley), zoned R-40 2. East: Vacant property conceptually approved for multi-family residential & office uses, zoned C-G; and Kleiner Memorial Park in the development process, zoned C-G 3. South: Retail uses in Meridian Crossroads shopping center, zoned C-G 4. West: Eagle Road & vacant land conceptually approved for office & retail uses, zoned C-G C. History of Previous Actions: None for the subject property. • The subject property is one of three properties included in the Meridian Town Center annexation (AZ-07-012) and is governed under development agreement Instrument No. 108131103. At the time of the annexation hearing, the northern portion of the site was within the Kleiner Family Trust ownership Instrument No. 109009630. • A variance (VAR-07-017) to UDC 11-3H-4 which prohibits new approaches from directly accessing a state highway at points other than the section line road and the half mile mark between section line roads was approved by City Council on February 19, 2008. Two right- in/right-out access points and one right-in/right-out/left-in access points are allowed for access to/from the site via SH 55/Eagle Road. A development agreement modification (MDA-11-002) was approved in 2011 that included a revised conceptual development plan and changes to the text of the agreement. D. Utilities: 1. Public Works: a. Location of sewer: site is currently under construction. b. Location of water: site is currently under construction. c. Issues or concerns: None CenterCal Subdivision PP-11-012 PAGE 2 E. Physical Features: 1. Canals/Ditches Irrigation: There are a few existing ditches on this site. 2. Hazards: Staff is not aware of any hazards that exist on this property. 3. Flood Plain: This property does not lie within a floodplain. VII. COMPREHENSIVE PLAN POLICIES AND GOALS This property is designated "Mixed Use -Regional" (MU-R) on the Comprehensive Plan Future Land Use Map. The purpose of this category is to designate areas at prominent corners of major arterials for developments that provide a mix of employment, retail, and residential or public uses. The developments should be anchored by uses that have a regional draw with the appropriate supporting uses. The subject 80+/- acre property, zoned C-G, along Eagle Road, a major arterial street, is proposed to provide a mix of employment, retail, and residential uses consistent with the MU-R designation as shown on the conceptual development 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): • 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 of providing the City with a range of affordable housing opportunities. The approved concept plan shows future residential uses on the northeast portion of the site. The existing zoning requires conditional use approval for a multi family development on this site. • Provide housing options close to employment and shopping centers. (Chapter 3, pg. 54) The proposed residential portion of this development will provide housing opportunities in close proximity to shopping and employment. • Plan for and encourage services like health care, daycare, grocery stores and recreational areas to be built within walking distance of residential dwellings. A grocery store is planned at the north end of the property adjacent to the area proposed for residential uses. Recreational areas, such as Kleiner Memorial Park to the east and Big Al's to the south are also in the development process within walking distance offuture dwellings. • Require landscape street buffers for new development along all entryway corridors. Landscaped street buffers are required and have already been approved along Eagle Road & Fairview Avenue, both entryway corridors, with the Certificate of Zoning Compliance for the overall development. • Require all commercial and industrial businesses to install and maintain landscaping. Internal parking lot landscaping has already been approved with the Certificate of Zoning Compliance for the overall site. • Plan for a variety of commercial and retail opportunities within the Area of City Impact. The proposed development will provide a mix of commercial, retail, and residential uses as desired in the MUR designation.. CenterCal Subdivision PP-11-012 PAGE 3 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. B. Schedule of Use: Unified Development Code (UDC) Table 11-2B-21ists the principal permitted (P), accessory (A), conditional (C), and prohibited (-) uses in the C-G zoning district. 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 11-2B-3 for the C-G zoning district. D. Landscaping: Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed in UDC Table 11-2B-3 for the C-G zoning district. E. Off-Street Parking: NA IX. ANALYSIS A. Analysis of Facts Leading to Staff Recommendation: The Applicant has applied for a preliminary plat consisting of 15 building lots on 80.1 +/- acres of land in the C-G zoning district for CenterCal Subdivision. Conceptual Development Plan: A conceptual development plan was previously approved 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 site is proposed on the plat via two (2) right-in/right-out accesses and one (1) right-in/right-out/left-in access to/from N. Eagle Road, as approved with VAR-07-017, and one (1) right-in/right-out access to/from E. Fairview Avenue. Comments have not yet been received from ACHD on this application. Right-of--Way: Right-of--way is in the process of being dedicated for E. River Valley Street, Records Road, the % mile access road and Eagle Road. The applicant states this should be done prior to recordation of the final plat. All public rights-of--way (i. e. Eagle Road, E. River Palley Street, Records Road and the'/ mile access road) dedicated by separate instrument prior to recordation of the final plat should be noted on the final plat with the instrument number of the dedication. Public rights-of--way as shown by the preliminary plat but not previously dedicated at the time of the final plat shall be dedicated to ACHD or ITD (as applicable) with the final plat. Multi-use Pathway: A 10-foot wide multi-use pathway is required to be constructed along N. Eagle Road within a public use easement in accord with UDC 11-3H-4C. Pedestrian lighting and landscaping consistent with the Eagle Road corridor study and the lighting specifications listed in UDC 11-3H-4C.3 is also required. Dimensional Standards: Staff has reviewed the proposed plat for conformance with the dimensional standards of the C-G zoning district and found it to be in compliance with those standards. Future development of the property shall comply with these standards. Landscaping: Street buffer landscaping was reviewed and approved with the Certificate of Zoning Compliance (CZC-11-021) for the overall site. The landscape plan submitted with this application is consistent with the approved plan. CenterCal Subdivision PP-11-012 PAGE 4 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 (dated: 12/2/11) 3. Proposed Landscape Plan (dated: 12/2/11) 4. Approved Conceptual Development Plan (dated: 2/8/11) B. Agency & Department Comments C. Required Findings from Unified Development Code CenterCal Subdivision PP-11-012 PAGE 5 A. Drawings 1. Vicinity Map ~i s~-~t~ i. ' ~~~ ,~ Ica ~,7,1`=~ ~''~T ~r -~ ~ ~ ~, ~ ~~ ~~r; ~ ' r r ~;~ ~~ ~"~° ~' ~'z e ` _.~. ~ ~. ~--~f ~ ,. '`! r~~ ,~ ~`` __ t i_. .. 1 ~ 4 '~ ,, IE1N AVER ---. - ~ 1 -~ - ~ ,~ ,mss. {. ,.;~ ,._a ~k ~ ~ <<~, . ~ , ~, ~. _W~._. ,~ ~~ ,a ~. ~ ( ._ -.. ~ ~ ' _~ ~~~ i~'~ ~ t ~. __ ~ SetG ers Canal I ~_ i ~."'~ . w Z Exhibit A Page 1 2. 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'? 3i r.~ -- - - -- -- - - - - - .. ~P-2 Exhibit A Page 1 -- - ~ . + ~ - -- ------- -------- i - ~~~ ~- ~: --------- _ ~ ~ fi ~ _ ~:~_~-_ -r ~ _ ~ '~ ~~ ~~/ _ ~ ~ ~I _ I, ,g I ~ e 1 - +''_ -. (IU tAi -~ -- _ ~ r ~ ~ Y i ~ it ` ~ a® I ~ yy ~ i 1 i - ___~ ,. ~ . ~ . ~ , -~ __ I # ~ ~~ - _r I I °7"` r Y ~ { ~ ~ I ~ ~ 1 -~" ~ _ _ t f i { _ - ~ } ~ d j" I I A n .':'1 ~ { l ~f '„ 1 .~ ~ ~° '~ ~ r ~- ~~ ~ n ~ ~ ~ i Xr~ II ~~ T ~ ~ r LZISJJ W ~ ~~ ~ .. ~ . _ ~ .v ~. _ L e ull~mnel .._._ i .. ...- ~~ - 4 'R.., ~ - ...,..., ~ __ _ _ __ __ __ __ _r_ __ _ - _ .. _.. h--.. .~ - ~ Ir _ 1~~'~_ _ L_•_ ~. ~s y Z..~A ~PrWun.inarv Plat Lnrom Plan Y'P-3 iJ, i Exhibit A Page 2 ;S I f i 3. Proposed Landscape Plan - __ - - - PRELIMINARY PLAT OF ___ • _ CenterCal Subdivision --- - •~ _ ATtvl=a,on.rro•.w<ce~rs> __ ~n~~(-: -^-- 1 ~~~~ 1 -..~~ ~; j i MFG-_f., I . C: ~'LH ~ ~• ~I,' ~ __ .,,....n iii }i ~ I ~c:;u.>. J ~~ _ ~ . . n...Wr 1. _ .'•'a;,~-L u ~ ©i='-- ~~ fit = ~ ~ I I !.... ~:.; .:_.. ~, ~ ~ Ii' ti .. ,,~_„ ~• Exhibit A Page 3 Exhibit A Pagc 4 4. Approved Conceptual Development Plan (dated: 2/8/11) sc ~-~~ MERIDIAN TOWN CENTER C.F \T1:L-I~ AL MERIDIAN. IDAHO <un': s :~cr.s.rrre-rccrryyr ~''f~- U:CC :f iSf.x'S fr 9T. FLAN EXHBR'A' "-V. ILJYI~I .Lf ~l I. Exhibit B - 1 - B. EXHIBIT B -AGENCY & DEPARTMENT COMMENTS 1. PLANNING DEPARTMENT 1.1 Site Specific Conditions of Approval 1.1.1 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. 1.1.2 The 10-foot wide multi-use pathway shall be depicted on the landscape plans submitted with the final plat application along N. Eagle Road. 1.1.3 The applicant shall design and construct the multi-use pathway 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. 1.1.4 The applicant shall depict a public access easement for the multi-use pathway on the final plat. 1.1.5 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. 1.1.6 The applicant shall depict internal cross-access/ingress-egress and parking easements between all properties included in the final plat in accord with the provisions of UDC 11-3A-3A2. 1.1.7 Construct a 10-foot wide multi-use pathway and install pedestrian lighting and landscaping along Eagle Road consistent with UDC 11-3H-4C3. 1.1.8 Development of the subj ect property shall comply with the provisions of the development agreement (Instrument No. 108131103) and the amended development agreement (Instrument No. 111052692) recorded for this property as provisions of AZ-07-012 & MDA-11-002, respectively. 1.1.9 All public rights-of--way (i.e. Eagle Road, E. River Valley Street, Records Road, the'/ mile access road, etc.) dedicated by separate instrument prior to recordation of the final plat shall be noted on the final plat with the instrument number of the dedication. Public rights-of--way as shown by the preliminary plat but not previously dedicated at the time of the final plat shall be dedicated to ACHD or ITD (as applicable) with the final plat. 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. L2.5 Construct the pathway 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. 1.2.8 Comply with the sidewalk standards as set forth in UDC I 1-3A-17. Exhibit B - 2 - 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- 11C. 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 I 1-6C-3, including but not limited to cul-de-sacs, alleys, driveways, common driveways, easements, blocks, street buffers, and mailbox placement. 1.2.15 Comply with the off street loading space requirements as set forth in UDC 11-3C-8. 1.2.16 Comply with the outdoor service and equipment area standards as set forth in UDC 11-3A-12. 1.2.17 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. 1.2.18 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle. 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. 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. 2. PUBLIC WORKS DEPARTMENT 2.1 Sanitary sewer is currently being installed to this site via approved construction drawings from development services. The applicant has been required to install mains to and through this subdivision. 2.2 Domestic water is cui~ently being installed to this site via approved construction drawings from development services. The applicant has been required to install mains to and through this subdivision. Exhibit B - 3 - 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. 2.7 Applicant shall be required to pay Public Works development plan review, and construction inspection fees, as deternlined 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. Tlus 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 Exhibit B - 4 - 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 The Police Department did not submit comments on this application. 4. FIRE DEPARTMENT 4.1 The proposed office/commercial lots lot will have an unknown transient population and will have an unknown impact on Meridian Fire Department call volumes. 4.2 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 'h" 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. In regard to fire hydrant placement for the project, there are a couple areas that need to be addressed prior to Certificate of Zoning Compliance and/or final plat as follows: 1) West of the power center, Lot 1, Block 1, -this area will require another hydrant placement on the south side of the lot. The two shell buildings south of Lot 1 will require two additional hydrants. The placement of the hydrants will be as per Fire Department approval. 2) Lot 8, Block 2 -This shell will also require at least one additional hydrant to be placed as per Fire Department approval. 4.3 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. 4.4 Provide signage ("No Parking Fire Lane") for all fire lanes in accordance with International Fire Code Sections 503.4 & D103.6. 4.5 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth in International Fire Code Section 304.1.2. 4.6 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. Exhibit B - 5 - 4.7 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. 4.8 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) 4.9 Maintain a separation of 5' from the building to the dumpster enclosure as set forth in International Fire Code Section 304.3.3. 4.10 Provide a Knox box entry system for the complex prior to occupancy as set forth in International Fire Code Section 506. 4.11 The first digit of the Apartment/Office Suite shall correspond to the floor level as set forth in International Fire Code Section 505.1. 4.12 All aspects of the building systems (including exiting systems), processes & storage practices shall be required to comply with the International Fire Code Section 101.2. 4.13 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. 4.14 The Fire Department will require Knoxbox Fire Department Connection caps on all FDC inlets. IFC 102.9. 5. SANITARY SERVICE COMPANY 5.1 Prior to submittal of a Certificate of Zoning Compliance (CZC) application to the City of Meridian Planning Department, the applicant shall submit a scaled site plan and detail of the trash enclosure to Doug Mason, SSC (888-3999) that demonstrates compliance with the following items: a. Suitable waste enclosure locations (enclosures should be located to minimize service vehicle back-up requirement)J; b. Sufficient overhead clearance height for service vehicles (a minimum 13' clearance is required, including power and telecommunication lines; this requirement increases to 22' at container service locations); c. Ample number and size of waste receptacles/enclosures to meet waste generation points and volumes; d. Adequate waste enclosure access (the applicant shall provide drive-on capability for 6 and 8 cubic yard containers; allow a minimum of 60' ,frontal clearance); e. Adequate turning radius (provide a minimum 28' inside and 48' outside ,for all entrances, internal roads, drive aisles, alleys, and private streets where they itatersect a public street); £ Any roadway greater than 150 feet in length that is not provided with an outlet shall be required to have an approved turn around. g. Meets design standards for waste enclosure(s): i. Concrete pad for the waste enclosure (regt~[ired for all enclosures); ii. Concrete apron in front of waste enclosure (minimum 8' in depth) iii. Gate locks for the waste enclosure for both open and closed positions; Exhibit B - G - iv. Clearance inside waste enclosure gates (minimum 12' x 10' when in open position) Note: If bztilding tenant wishes to recycle, please contact Doug Mason, SSC at 888-3999 for minimum dimensional requirements; v. Bollards inside the enclosure to prevent the container from damaging the walls and gates; vi. Waste enclosure user access (When possible, the enclosure should be designed with an easy pedestrian access point other than the front gates to ensz-tre less mess within the enclosure as well as reduce gate damage); 6. PARKS DEPARTMENT 6.1 The Parks Department has no comments on this application. 7. ADA COUNTY HIGHWAY DISTRICT Comments have not yet been received from ACHD on this application. Exhibit B - 7 - C. Required Findings from Unified Development Code 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 VII, 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 public services will be provided to the subject property upon development. (See Exlubit 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 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, ACHD, etc.) to determine this finding. (See Exhibit B for snore 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 - 8 -