CenterCal PP-11-012CITY OF MERIDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
AND
DECISION & ORDER
~E IDIZ IANx-
~J
In the Matter of Request for Preliminary Plat for CenterCal Subdivision, Located on the Northeast
Corner of E. Fairview Avenue & N. Eagle Road, by Meridian CenterCal, LLC.
Case No(s). PP-11-012
For the City Council Hearing Date of: February 21, 2012 (Findings on March 7, 2012)
A. Findings of Fact
1. Hearing Facts (see attached Staff Report for the hearing date of February 21, 2012, incorporated
by reference)
2. Process Facts (see attached Staff Report for the hearing date of February 21, 2012, incorporated
by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of February 21,
2012, incorporated by reference)
4. Required Findings per the Unified Development Code (see attached Staff Report for the hearing
date of February 21, 2012, 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 April 19, 2011, Resolution No. 11-784 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.
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.
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). PP-11-012
-1-
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of February 21, 2012, 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 request for preliminary plat is hereby conditionally approved per the conditions
of approval in the attached Staff Report for the hearing date of February 21, 2012, attached as
Exhibit A.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat, combined preliminary and final plat, or
short plat shall become null and void if the applicant fails to obtain the city engineer's signature
on the final plat within two (2) years of the approval of the preliminary plat or the combined
preliminary and final plat or short plat (UDC 11-6B-7A).
In the event that the development of the preliminary plat is made in successive phases in an
orderly and reasonable manner, and conforms substantially to the approved preliminary plat,
such segments, if submitted within successive intervals of two (2) years, may be considered for
final approval without resubmission for preliminary plat approval (UDC 11-6B-7B).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-6B-7.A, the Director may authorize a single extension of time to obtain the City
Engineer's signature on the final plat not to exceed two (2) years. Additional time extensions up
to two (2) years as determined and approved by the City Council may be granted. With all
extensions, the Director or City Council may require the preliminary plat, combined
preliminary and final plat or short plat to comply with the current provisions of Meridian City
Code Title 11. If the above timetable is not met and the applicant does not receive a time
extension, the property shall be required to go through the platting procedure again (UDC 11-
6B-7C).
E. Notice of Final Action and Right to Regulatory Takings Analysis
1. The Applicant is hereby notified that pursuant to Idaho Code 67-8003, denial of a development
application entitles the Owner to request a regulatory taking analysis. Such request must be in
writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the
final decision concerning the matter at issue. A request for a regulatory takings analysis will
toll the time period within which a Petition for Judicial Review may be filed.
2. Please take notice that this is a final action of the governing body of the City of Meridian.
When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). PP-11-012
-2-
governing board may within twenty-eight (28) days after the date of this decision and order
seek a judicial review as provided by Chapter 52, Title 67, Idaho Code.
F. Attached: Staff Report for the hearing date of February 21, 2012
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). PP-11-012
-3-
By action of the City Council at its regular meeting held on the
2012.
COUNCIL PRESIDENT DAVID ZAREMBA
COUNCIL VICE PRESIDENT BRAD HOAGLUN
COUNCIL, MEMBER CHARLIE ROUNTREE
~~ day of ~Q~/t,G.~
VOTED
VOTED
VOTED
COUNCIL MEMBER KEITH BIRD VOTED
MAYOR TAMMY de WEERD VOTED ~`
(TIE BREAKER)
Mayor T de Weerd
Attest:
4~oRp,'~EDAUCGST
0 j
~~G j`~o
w
ity of
Jaycee H an, City Clerk ~ IDIAN~.-
-~ enA~o
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Copy served upon Applicant, The ~'~~a~~ ~~ ent Public Works D '
~~ epartment and City Attorney.
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By• ~~. ~ ~ , f Dated: ~,
City clerk' `=,f ce t~l
CITY OF MERIDIAN FINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & ORDER
CASE NO(S). PP-11-012
-4-
EXHIBIT A
STAFF REPORT Hearing Date: February 21, 2012
TO: Mayor & City Council ~' T~IAN~
FROM: Sonya Wafters, Associate City Planner I D A H O
208-884-5533
SUBJECT: PP-11-012 -CenterCal Subdivision
L 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.
The Meridian Planning & Zoning Commission heard this item on January 19, 2012. At the
public hearing, the Commission moved to recommend approval of the subiect PP request.
a. Summary of Commission Public Hearing:
i. In favor: Doug Russell, The Land Group
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: John Gordon, Applicant (response in agreement with the staff
re ort
v. Staff presenting application: Sonya Wafters
vi. Other staff commenting on application: None
b. Key Issue(s) of Discussion by Commission:
i. None
c. Key Commission Change(s) to Staff Recommendation:
i. None
d. Outstanding Issue(s) for City Council:
i. None
;~
i, In favor: Jason Densmer,~onlicant's Renresentative
11, In opnosition: None
111. Commenting; Brian Carter
iy. Written testimony: John Gordon (in greement with the staff reoortl
y~ , taff presenting annlication: Pete Friedman
yi. Other staff commenting on annlication: None
]2, Key Issues of Discussion by Council:
L_ None
~_ Key Council Changes to Staff/Commission Recommendation
1. None
CenterCal Subdivision PP-11-012 PAGE 1
EXHIBIT A
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Number PP-11-
012, as presented in the staff report for the hearing date of February 21, 2012, with the following
modifications: (Add any proposed modifications).
Denial
After considering all staff, applicant and public testimony, I move to deny File Number PP-11-012, as
presented during the hearing on February 21, 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: 51104325505 &
51104336005)
B. Owner(s):
Meridian CenterCal, LLC
7455 SW Bridgeport Rd., Ste. 205
Tigard, OR 97224
C. Applicant:
Same as owner
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 (Commission); January 30, and
February 13, 2012 (City Council)
C. Notices mailed to subject property owners on: December 22, 2011 (Commission); January 27,
2012 (City Council)
D. Applicant posted notice on site(s) on: January 9, 2012 (Commission); February 9, 2012 (City
Council)
VI. LAND USE
A. Existing Land Use(s) and Zoning: This site is zoned C-G and is in the development process.
CenterCal Subdivision PP-11-012 PAGE 2
EXHIBIT A
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
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 properly.
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):
CenterCal Subdivision PP-11-012 PAGE 3
EXHIBIT A
• 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 AZ'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..
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-2 lists 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
CenterCal Subdivision PP-11-012 PAGE 4
EXHIBIT A
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'/4 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.
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
L 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
EXHIBIT A
A. Drawings
1. Vicinity Map
Exhibit A Page 1
EXHIBIT A
2. Proposed Preliminary Plat
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4. Approved Conceptual Development Plan (dated: 2/8/11)
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Exhibit B - 1 -
EXHIBIT A
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 subject 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'/4 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.
1.2.5 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 11-3A-17.
Exhibit B - 2 -
EXHIBIT A
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 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 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 11-3 G-3F 1.
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 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.
Exhibit B - 3 -
EXHIBIT A
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 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
Exhibit B - 4 -
EXHIBIT A
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 '/2" 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'.
f. Fire hydrants shall be placed 18" above finished grade to the center of the 4 '/s" 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 -
EXHIBIT A
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 intersect a public street);
f. 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 (required 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 - 6 -
EXHIBIT A
iv. Clearance inside waste enclosure gates (minimum 12' x 10' when in open position) Note:
If building 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 ensure 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 -
EXHIBIT A
C. Required Findings from Unified Development Code
1. Preliminary Plat Findings:
In consideration of a preliminary plat, combined preliminary and final plat, or short
plat, the decision-making body shall make the following findings:
a. The plat is in conformance with the Comprehensive Plan;
The City Council 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;
The City Council finds that public services 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, the City Council finds that the subdivision will not require the
expenditure of capital improvement funds.
d. There is public financial capability of supporting services for the proposed
development;
The City Council has determined there is public financial capability of supporting
services for the proposed development (see Exhibit B for more detail.)
e. The development will not be detrimental to the public health, safety or general
welfare; and
The City Council is not aware of any
associated with the platting of this property
analysis.
health, safety, or environmental problems
ACRD considers road safety issues in their
Exhibit B - 8 -