PZ Recs/Staff ReportSTAFF REPORT
HEARING DATE:
TO:
FROM:
SUBJECT:
September 18, 2012
Mayor & City Council
Sonya Wafters, Associate City Planner
208-884-5533
E IDIAN~-
1DAH0
CPAM-12-001; AZ-12-005; PP-12-003 - TM Crossing
I. SUMMARY DESCRII'TION OF APPLICANT'S REQUEST
The applicants, Brighton Investments, LLC; Steven Smith; and CRS 10, have applied for an
amendment to the Comprehensive Plan (CPAM) to change the future land use map designation on
75.5 acres of land from LC (Lifestyle Center), MHDR (Medium High Density Residential), and HDE
(High Density Employment) to Commercial.
Annexation and zoning (AZ) of 89.22 acres of land from the RUT district in Ada County to the C-G
(General Retail and Service Commercial) zoning district is also requested consistent with the CPAM
request.
Lastly, a preliminary plat consisting of 50 commercial building lots and 4 common/other lots
on 75.5 acres of land is proposed for TM Crossing Subdivision.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed CPAM, AZ, and PP with the requirement of a
development agreement containing the provisions listed in Exhibit B in accord with the Findings of
Fact and Conclusions of Law in Exhibit D of the Staff Report.
The Meridian Planning & Zoning Commission heard these items on August 16, 2012. At the
public hearing, the Commission moved to recommend approval of the subiect CPAM,
AZ and PP requests.
a. Summary of Commission Public Hearing:
i. In favor: Mike Wardle
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: Mike Wardle
v. Staff presenting application: Sonya Waters
vi. Other staff commenting on application: None
b. Kev Issue(s) of Discussion by Commission:
i. Modifying the future land use map contained in the TMISAP to allow for commercial
rather than mixed-use development in this area.
c. Kev Commission Change(s) to Staff Recommendation:
i. Modify DA provision #1.1.2a to require a revised conceptual development plan,
consistent with the design elements of the Ten Mile plan, to be submitted prior to
submittal of the first Certificate of Zoning Compliance;
ii. Add a DA provision requiring all street names within the development to be approved
by the street name committee or the Planning Commission as applicable, prior to final
plat approval (see Exhibit B, #1.1.21);
iii. Add a DA provision requiring a roundabout at the north property boundary (see
Exhibit B, #1.1.2k).
TM Crossing CPAM-12-001; AZ-12-005; PP-12-003 PAGE 1
d. Outstanding Issue(s) for City Council:
i. The applicant has requested a waiver from City Council to UDC 11-3A-6A.3a, which
requires the Purdam Drain to be covered due to its large capacity. Council may waive
this requirement if it rinds that the public purpose requiring such will not be served and
public safety can be preserved in order to waive the requirement; or, for large capacity
facilities. (See Exhibit A.8 for a cross section of Purdam Drain.)
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers CPAM-
12-001, AZ-12-005, and PP-12-003 as presented in the staff report for the hearing date of September
18, 2012, with the following modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers CPAM-12-
001, AZ-12-005, and PP-12-003, as presented during the hearing on September 18, for the following
reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Numbers CPAM-12-001, AZ-12-005, and PP-12-003 to the hearing date of
(insert continued hearing date here) for the following reason(s): (You should state specific reason(s)
for continuance.)
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location:
The subject property is located on the northeast corner of N. Ten Mile Road and Interstate 84 in
the southwest'/4 of Section 14, Township 3 North, Range 1 West.
B. Applicant:
Brighton Investments, LLC; Steven Smith; and CRS 10
12601 W. Explorer Drive, Ste. 200
Boise, Idaho 83713
C. Owner:
Same as applicant
D. Representative:
Michael D. Wardle, Brighton Development, Inc.
12601 W. Explorer Drive, Ste. 200
Boise, Idaho 83713
E. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject application is for a comprehensive plan map amendment, annexation & zoning, and
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: July 30, and August 13, 2012 (Commission); August 27,
and September 10, 2012 (Council)
C. Radius notices mailed to properties within 300 feet on: July 25, 2012 (Commission); August 23,
TM Crossing CPAM-12-001; AZ-12-005; PP-12-003 PAGE 2
2012 (Council)
D. Applicant posted notice on site by: August 6, 2012 (Commission); September 6, 2012 (Council)
VI. LAND USE
A. Existing Land Use(s): There is an existing home on this property; the remainder of site is
agricultural in nature.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: Agricultural land, zoned RUT in Ada County
South: I-84 and vacant land, zoned M-E
East: Rural residential properties in Primrose Subdivision, zoned R1 in Ada County
West: Ten Mile Road and vacant property, zoned C-C & H-E
C. History of Previous Actions: NA
D. Utilities:
a. Location of sewer: The Black Cat trunk runs from S. Ten Mile Road to the east along the
applicant's northern property line.
b. Location of water: N. Ten Mile Road
c. Issues or concerns: None
E. Physical Features:
1. Canals/Ditches Irrigation: The Purdam Drain bisects this site; other smaller facilities also
exist on this site.
2. Hazards: Staff is not aware of any hazards that exist on this site.
3. Flood Plain: This property does not lie within the floodplain or flood way.
VIL COMPREHENSIVE PLAN/ANALYSIS
CITY OF MERIDIAN COMPREHENSIVE PLAN POLICIES AND GOALS:
EXISTING FUTURE LAND USE DESIGNATION:
The Future Land Use Map (FLUM) contained in the Ten Mile Interchange Specific Area Plan
(TMISAP) currently designates 30.45+/- acres of the subject property "Lifestyle Center" (LC); 8.5+/-
acres as "Medium High Density Residential" (MHDR); and 39.75 acres as "High Density
Employment" (HDE). See Exhibit A. 7.
The LC designation is a specific form of mixed use commercial. The purpose of the LC is to
encourage a diversity of compatible land uses in a unified development that includes a mix of retail,
professional services, offices, entertainment uses, civic services, housing and public outdoor spaces.
The design and arrangement of buildings should be oriented to pedestrians. Streetscape improvements
should be provided that create rich and enjoyable public spaces.
Areas designated MHDR are recommended primarily or 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 of 12 dwelling
units per gross acre. Generally, densities should range from 8-15units per acre.
TM Crossing CPAM-12-001; AZ-12-005; PP-12-003 PAGE 3
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 High Density
Employment areas are encouraged.
PROPOSED FUTURE LAND USE DESIGNATION:
The applicant proposes to change the FLUM designation on all of the subject property from LC,
MHDR, and HDE to Commercial. The Commercial designation provides for a full range of
commercial and retail to serve area residents and visitors. Uses may include retail, wholesale, service
and office uses, multi-family residential, as well as appropriate public uses such as government
offices. See A. 7.
The applicant's narrative states that a range of uses from office and professional, to hospitality, to
large and small retailers, may develop on the site. A market analysis of the area by the applicant
deemed that another lifestyle center (in addition to the Meridian Town Center development) is not
feasible within such close proximity. Therefore, a commercial designation is proposed. Even though
the site is not planned to develop in accord with the mixed use standards of the TMISAP, the
applicant states future development will be subject to the design goals of the TMISAP through a
development agreement.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed use (staff analysis in italics):
• Chapter VII, Goal III, Objective A, Action 1 -Require that development projects have planned
for the provision of all public services.
When the City established its Area of City Impact, it planned to provide City services to the
subject property. The City of Meridian plans to provide municipal services to the subject property
in the following manner:
- Sanitary sewer and water service is available to the property.
- The lands are capable of being serviced by the Meridian Fire Department (MFD).
- The lands are capable of being serviced by the Meridian Police Department (MPD).
- The roadways adjacent to the subject lands are currently owned and maintained by the Ada
County Highway District (ACHD). This service will not change.
- The subject lands are currently serviced by the Meridian School District #2. This service will
not change.
- The subject lands are currently serviced by the Meridian Library District. This service will
not change.
Municipal, fee-supported, services will be provided by the Meridian Building Department, the
Meridian Public Works Department, the Meridian Water Department, the Meridian Wastewater
Department, the Meridian Planning Department, Meridian Utility Billing Services, and Sanitary
Services Company.
• "Provide landscaping, pedestrian friendly areas, and appropriate signage at gateways, and new
development sites throughout town as appropriate, with upscale attractive construction."
With development o f the site, the applicant is required to provide landscaped street buffers in
accord with the standards listed in UDC 11-2B-3 and 11-3B-7C along Ten Mile Road and I-84,
entryway corridors into the City. A Welcome to Meridian sign is also planned for this site. To
ensure quality design, all future structures are required to comply with the design standards
listed in UDC 11-3A-19 and the design guidelines in the Meridian Design Manual.
TM Crossing CPAM-12-001; AZ-12-005; PP-12-003 PAGE 4
• "Require screening and landscape buffers on all development requests that are more intense than
adjacent residential properties."
There are (7) existing rural residential properties in Primrose Subdivision that border the eastern
boundary of this site. These properties are currently within Ada County and are designated on
the FLUMas Low Density Residential. The UDC (Table 11-2B-3) requires C-G zoned properties
to provide a 25 foot wide landscape buffer to residential uses landscaped in accord with the
standards listed in UDC 11-3B-9C.
• "Require landscape street buffers for new development along all entryway corridors."
Upon development of the property, a 35 foot wide landscape buffer will be required along S. Ten
Mile Road, an entryway corridor; and a SO foot wide landscape buffer will be required along I-
84, landscaped in accord with the standards listed in UDC 11-3B-7C Landscape Buffers along
Streets.
• "Require all commercial and industrial businesses to install and maintain landscaping."
With development of the property, all businesses will be required to install landscaping within
parking lots in accord with the standards listed in UDC 11-3B-8C Parking Lot Landscaping.
Street buffer landscaping is also required per UDC Table 11-2B-3 in accord with the standards
listed in UDC 11-3B-7C. If development is adjacent to a residential use, a landscape buffer will
be required per UDC Table I1-2B-3 in accord with the standards listed in UDC 11-3B-9C
Landscape Buffers to Adjoining Uses.
• "Permit new development only where urban services can be reasonably provided at the time of
final approval and development is contiguous to the City."
The subject property is contiguous to the City and urban services can be provided at the time of
development.
TRANSPORTATION:
The transportation system map contained in the TMISAP depicts a collector street from S. Ten Mile
Road on the property to the north (Parcel #51214234020 & 51214233665) which runs south through
the site and back to the west under the Ten Mile ramp. Around-a-bout is planned at the property line
shared with the property to the north along with a collector street running along the north boundary of
the site to the east, curving north at the '/2 mile to W. Franklin Road. A potential slip ramp is also
shown on this site from I-84 to the southern leg of the collector street. See map in Exhibit A.6.
The proposed concept plan depicts an off-site collector street access via S. Ten Mile Road that runs
south through the site and back to the west under the Ten Mile ramp as anticipated on the
transportation system map. At the intersection where the collector street goes to the west, it also goes
to the east along the southern portion of the site and then curves to the north at the %z mile providing a
stub street to the property to the north for eventual extension to Franklin Road.
Neither around-a-bout nor a collector street is proposed along the north boundary of the site as
depicted on the transportation system map. A driveway is shown along the north boundary of the site
for access to the back of the buildings. A slip ramp is also not proposed as it was determined by the
applicant, staff and ITD not to be feasible.
The TMISAP includes several collector street types (sections) for specific uses and conditions based
on projected vehicular and pedestrian usage, desired parking conditions, specific physical conditions,
public emergency access, and streetscape character. Streets within the Ten Mile area should be
designed and sized to optimize pedestrian comfort and to facilitate slow-moving traffic. Staff has
TM Crossing CPAM-12-001; AZ-12-005; PP-12-003 PAGE 5
compared the street sections proposed with the plat to those contained in the plan and determines the
following:
• The collector street (W. Crossbridge Drive) proposed along the south boundary of the site to the
west under the Ten Mile ramp is consistent with street section "C" depicted in the plan.
• The proposed collector street (W. Smithfield Dr.) that provides access into the site is not
consistent with street section "C" as it is a 4-lane street with a median turn lane instead of 2-lane
as depicted in the plan. The only 4-lane street sections with median turn lanes in the plan serve as
arterial streets. They are designed to provide rapid and relatively unimpeded traffic movement
throughout the area and carry high volumes of traffic to mixed use and employment centers.
• The southern & eastern collector streets (W. Goodland St. & S. New Market Ave.) were not
contemplated in the plan; however, typical street sections for collector streets depict a 2-lane
street -the proposed plat depicts a 4-lane street with a median turn lane.
• The proposed street widths are consistent with the plan.
Although the proposed street sections are not entirely consistent with the plan, staff is of the
opinion they are appropriate given the nature of the development proposed. However, it should be
noted that the proposed design will not promote a pedestrian friendly environment as intended for
this area as traffic will be more rapid with the proposed design.
In summary, the applicant's proposed transportation plan is not entirely consistent with the TMISAP
as noted above. For consistency, staff recommends either a 3-legged round-a-bout be constructed at
the north boundary of the site where the first intersection is proposed that provides access to the
property to the north (51214233665); or, %z of a collector street be constructed along the north
boundary of the site (the other %2 to be constructed in the future by the property owner/developer to
the north).
DESIGN:
The location, scale, form, height, and design quality of public and private buildings and spaces are
integral to the development of the Ten Mile area. The design elements included in Chapter 3 of the
TMISAP are intended to serve as the basic framework for projects within this area.
Although the applicant does not propose to develop the site consistent with the LC and 1=IDE
designations so far as uses, the applicant does propose, at staff's recommendation, to develop the site
consistent with the design standards of the TMISAP.
The matrix on page 3-49 lists the following design elements (& associated page numbers) as
applicable to LC & HDE designated areas: architecture & heritage (3-32); commercial & mixed use
buildings (Street-Oriented Design 3-33); buildings to scale (3-34); commercial activity centers;
building facades, building heights - 1St floor ceiling heights for retail, up to 6 stories; base, body, and
top; commercial retail frontage; live/work unit frontage, urban residential frontage in Commercial
Districts -Frontage; flat, pitched -roofs (Building Form & Character 3-37); materials; screening of
mechanical units & service areas; awnings; canopies (Building Details 3-41); signs (3-46); and public
art (3-47).
The following are some important design elements noted in the Plan:
• Buildings at or close to the property line facing the street -main entrances/facades should be
oriented to the street;
• Buildings should relate effectively to the fronting streets by aligning and being as continuous
as possible;
TM Crossing CPAM-12-001; AZ-12-005; PP-12-003 PAGE 6
• Buildings at street corners should "hold the corners";
• The space between a building facade and the adjacent sidewalk should be landscaped with a
combination of lawn, groundcover, shrubs, and trees;
• Restaurants are encouraged to have outdoor dining; shops & stores are encouraged to open
their doors & street front windows & use clear glass that allows visual access inwards &
outwards;
• Human-scale design by building entrances placed close to the street, ground floor windows,
articulated facades, appropriately scaled signs and lighting, and awnings and other weather
protection;
• Provide elements that become focal points and announce special places in the Ten Mile area
(gateway & entryway corridor signs, continuous walkways, attractive streetscape design,
avoid parking in front of buildings, landscaping, etc.);
• Architectural character should establish a clear sense of identity for each activity center
through an overall palette for each commercial center while maintaining a degree of
individuality for each building. The palette should address and coordinate key elements such
as materials (walls, roofs, key architectural elements), and colors, etc.;
• Low-rise buildings of 2-4 stories over much of the area is recommended with opportunities
for taller buildings in a few locations;
• For streets & block fronts where commercial uses and pedestrian activity are most desired, it
is recommended that sidewalks be lined with shops, restaurants, and galleries and that
buildings be designed with multiple sidewalk entries, generously-scaled display and transom
windows, pedestrian-scaled signs and banners, and awnings or canopies for sun shading;
• Signs should be designed to contribute to the overall character, identity and way finding
system. Signs should be compatible with the architecture of the buildings and businesses they
identify in colors, materials, sizes, shapes, and lighting.
• Public art that contributes to the character and identity of the City should be incorporated into
the development in the design of streetscapes, plazas, public spaces associated with buildings,
etc. Art should be easily visible to the public (e.g. on the exterior of buildings rather than in
lobbies, or visible from the street or publicly accessible open spaces rather than interior
courtyards).
The concept plan submitted by the applicant is not entirely consistent with the TMISAP. Staff is
recommending provisions in the development agreement for future development of the site to comply
with the design elements contained in the TMISAP.
STATE REQUIRED COMPREHENSIVE PLAN ANALYSIS
Idaho's counties and cities are required by law, Idaho Code 67-6508, to prepare, implement, review,
and update a comprehensive plan which outlines goals and policies for land use. Fourteen elements
which must be addressed in the plan are listed in the Code. It is the detailed ordinances that then spell
out how these policies are to be achieved.
The order in which the following policies are presented implies no order or priority.
a. Community Design
The purpose of this element is to ensure a pattern of planned growth resulting in orderly and
attractive developments within the City of Meridian. The proposed plan for this property is for
TM Crossing CPAM-12-001; AZ-12-005; PP-12-003 PAGE 7
commercial uses; the applicant is proposing to develop the site with a range of uses from office
and professional, to hospitality, to large & small retailers, consistent with the proposed
Commercial designation. To promote quality design that is consistent with the TMISAP for this
area, future development will be required to comply with the City's design standards contained in
the UDC, Meridian Design Manual, and TMISAP.
b. Population
The City of Meridian must ensure that population growth is accommodated in an orderly pattern.
Residential and commercial developments must be easily served by City infrastructure and public
services. Necessary services are currently available to the subject site and will still be available
upon development of the site.
c. Housing
The City of Meridian is charged with ensuring an adequate and attractive living environment
which meets the needs of City residents of different ages, family sizes, lifestyles, and income
levels. To accomplish this, the plan identifies areas appropriate for residential development and
areas not appropriate. No residential uses are proposed with this application.
d. Economic Development
Meridian's economic base has been gradually shifting over the last 20 years from afarming-based
economy to a retail, service, and manufacturing-based economy. During this time, local policy
with regard to the types of lands needed to support the economic and employment needs of the
community has also changed. The Comprehensive Plan forecasts the need to continually adjust
the provision of commercial lands in order to gradually broaden economic opportunity throughout
the City.
The subject property is currently identified as appropriate for a lifestyle center, medium high
density residential, and high density employment uses. Although a mix of uses is not proposed,
commercial development of this site will provide employment opportunities in this area as well
allow for businesses serving area residents.
e. Public Services, Facilities, and Utilities
City water and sewer service has been provided to the subject property and reclaimed water is
available to the site as well. Because this property is already within the City limits, public
services such as police and fire protection are currently provided to this property.
f. School Facilities and Student Transportation
The purpose of this element is to direct new residential development to areas with adequate
school facilities and student transportation. Because no residential uses are proposed, this element
is not applicable to this application.
g. Transportation
The purpose of this element is to promote an efficient and safe transportation system within the
City. Because the existing plan is for a lifestyle center, medium high density residential, and high
density employment uses, Staff does not believe that the proposed plan amendment would
negatively impact transportation within the City of Meridian in this area if approved.
h. Natural Resources
The purpose of this element is to promote conservation of areas of natural significance, where
appropriate. Staff is not aware of any natural resources that exist on this site that would be
impacted by the proposed development.
TM Crossing CPAM-12-001; AZ-12-005; PP-12-003 PAGE 8
i. Special Areas
The subject amendment does not directly impact any lands designated for open space, natural
resources, or scenic areas, nor does the parcel contain any known significant or sensitive natural
resources.
j. Hazardous Areas
The purpose of this element is to ensure regulation of development in hazardous areas, such as
floodplains, unstable slopes, etc. Staff is unaware of any hazardous areas on this site.
k. Recreation
Recreation resources within Meridian include 18 City parks totaling approximately 242 acres.
The City is in the process of developing new park facilities. The City also maintains several
pathways. This site is not formally designated for recreational purposes.
1. Land Use
The Comprehensive Plan Future Land Use Map is a graphic representation of applicable policies
and goals of Meridian's Comprehensive Plan. The Map has been prepared to identify suitable
areas for future residential, commercial, and industrial development. The Map is designed to be a
projection of growth patterns for the City. Therefore, the Map is to be used as a guide for
decisions regarding request for land use changes.
Staff is of the opinion the proposed commercial use of the site is consistent with the proposed
future land use designation of Commercial.
m. Implementation
The City provides the necessary staff and facilities to administer and enforce the policies and
goals of the Comprehensive Plan. The City of Meridian Planning Department will administer the
Comprehensive Plan and its policies through the Unified Development Code. The Planning &
Zoning Commission is also authorized by the Council to review, approve and make
recommendations on proposals affecting the public's interest in land use. The City Council is the
ultimate decision making authority on most land use applications.
n. Property Rights
The purpose of this element is to ensure that the land use policies, restrictions, conditions, and
fees do not unconstitutionally violate private property rights, and establish a consistent review
process that enable the City to ensure that any proposed actions will not result in an
unconstitutional taking of private property without due process of law. Staff believes that the
requested Comprehensive Plan Land Use Map change would not unconstitutionally violate
private property rights. A neighborhood meeting was held on May 6, 2012 of which ten people
attended.
VIII. UNIFIED DEVELOPMENT CODE
A. Purpose Statement of Zone: 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) 11-2B-2 lists the permitted,
accessory, conditional, and prohibited uses in the C-G zoning district. No specific uses
are proposed at this time.
TM Crossing CPAM-12-001; AZ-12-005; PP-12-003 PAGE 9
C. Dimensional Standards: The dimensional standards listed in UDC Table 11-2B-3 for the C-G
zoning district apply to development of this site.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
COMPREHENSIVE PLAN MAP AMENDMENT (CPAIVI): The applicant proposes an amendment to
the future land use map (FLUM) contained in the Ten Mile Interchange Specific Area Plan
(TMISAP) to change the land use designation on 75.5 acres of land from Lifestyle Center (LC),
Medium High Density Residential (MHDR); and High Density Employment (HDE) to
Commercial.
The applicant proposes to develop the site with a range of uses from office and professional, to
hospitality, to large and small retailers as allowed in the C-G zoning district, consistent with the
proposed Commercial land use designation. See Section VII above for more information.
ANNEXATION & ZONING (AZ): The applicant proposes to annex and zone a total of 89.22 acres
of land with a C-G (General Retail & Service Commercial) zoning district consistent with the
proposed Commercial FLUM designation.
The legal description submitted with the application (included in Exhibit C) shows the boundaries
of the property proposed to be annexed and zoned contiguous to the existing boundary of the City
of Meridian.
Concept Plan: The applicant has submitted a conceptual development plan included in Exhibit
A.2 that depicts future building locations, parking, streets and drive aisles. Some sample building
elevations are also included in Exhibit A.3 that depicts how future structures may be constructed.
Ultimately, the final design of the site and structures on the site must be consistent with the
provisions of the UDC, the Meridian Design Manual, and the design concepts contained in the
TMISAP for this area.
Zoning: The proposed C-G zoning for the site is consistent with the zoning choices listed in the
Zoning District Compatibility Matrix of the TMISAP for the existing Lifestyle Center and High
Density Employment designated areas as well as the proposed Commercial designation.
However, Medium High Density areas are anticipated to have residential (R-8 or R-15) zoning.
Because the applicant proposes a Commercial designation for the entire site, no residential zoning
is proposed. The residential designated area consists of approximately 8.5 acres at the northeast
corner of the site.
Hours of Operation: Business hours of operation in the C-G zoning district are limited from
6:00 am to 11 pm when the property abuts a residential use or district, per UDC 11-2B-3A.4.
There are existing residences along the east boundary of this site. Staff recommends that hours of
operation of businesses along that boundary be restricted accordingly through the DA.
Sign: A Welcome to Meridian monument sign is designated on this property visible from the I-84
off-ramp to Ten Mile Road. Staff is recommending a DA provision that the developer construct a
sign accordingly and coordinate with staff on the location and design.
PRELIMINARY PLAT (PP): A preliminary plat is proposed that consists of 50 commercial
building lots and 4 common/other lots on 75.5 acres of land for TM Crossing Subdivision. The
preliminary plat is proposed to develop in two phases (see Exhibit A.4). Although an abundance
of lots are proposed, staff recognizes this is because future users/owners are unknown making the
ultimate size and configuration of lots impossible to know at this time. The proposed plat will
allow for a future reduction in lots or property boundary adjustments as needed.
TM Crossing CPAM-12-001; AZ-12-005; PP-12-003 PAGE 10
As noted above in Section VII, the proposed street layout is not entirely consistent with the
transportation system map contained in the TMISAP. Staff recommends that the applicant
revise the preliminary plat in accord with the provisions listed in Exhibit B, 1.1.1., prior to
the City Council hearing.
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.
Cross-Access/Parlung: A note is depicted on the preliminary plat that grants cross-
access/parking to all lots within the subdivision.
Access: Access to this site is proposed via an off-site access to Ten Mile Road north of the site;
no other access is available to the site at this time.
ACFID policy restricts the amount of traffic allowed on a collector roadway with only one public
street access in and out of the site to 3,000 vehicle trips per day. Depending on the number of
vehicle trips per day, only one user or phase may be allowed until secondary access can be
obtained (see ACHD comments in Exhibit B).
Additionally, the Fire Department requires commercial buildings or facilities having a gross
building area of more than 62,000 square feet to be provided with two separate and approved fire
apparatus access roads separated by one half of the maximum overall diagonal dimension of the
property or area to be served, measured in a straight line between accesses as set forth in
International Fire Code Appendix D104.2. An exception is allowed for projects having a gross
building area of up to 124,000 square feet that have a single approved fire apparatus access road and
all buildings are equipped throughout with approved automatic sprinkler systems (remoteness
required).
There may be an opportunity for an emergency access point at the east boundary of this site from
Primrose Subdivision. Currently, there is a 25-32 (varies) foot public right-of--way, W. Verbena
Drive, existing at the east boundary of this site - a portion of which has not been improved. If
emergency access is provided in this location, the access road would need to be improved per Fire
Department standards.
Landscaping: Landscape buffers along streets are required to be provided in the C-G district in
accord with UDC Table 11-2B-3 and the standards listed in UDC 11-3B-7C as follows: a 50-foot
wide buffer is required along I-84; a 35-foot wide buffer is required along S. Ten Mile road, an
arterial street and entryway corridor; and 20-foot wide buffers are required along all collector
streets (W. Smithfield Dr., W. Cross Bridge Dr., W. Goodland St., and S. New Market Ave.).
A 25-foot wide buffer to adjoining residential
accord with the standards in UDC 11-3B-9C
residential properties in Primrose Subdivision.
uses is required per UDC 11-Table 11-2B-3 in
along the east boundary of the site adjacent to
In areas where the buffer is encumbered by easements or other restrictions, the buffer area is
required to include a minimum 5-foot wide area for planting shrubs and trees, per UDC 11-3B-
7C.lb. Along the south boundary of the site adjacent to I-84 and along the west boundary of the
site adjacent to Ten Mile, an 85-foot wide easement is depicted for the re-located Purdam Drain.
The applicant proposes a minimum 10-foot wide buffer outside of the easement for landscaping.
Parkways planted with Class II trees are required to be a minimum of 8-feet in width, measured
from the back of curb, per UDC 11-3A-17E. The width of the buffer may be reduced to 6-feet in
width if root barriers are provided in accord with UDC 11-3A-17E.2. The landscape plan depicts
7.5-foot wide parkways; the plan should be revised accordingly.
TM Crossing CPAM-12-001; AZ-12-005; PP-12-003 PAGE 11
Waterways: The Purdam Drain currently bisects this property from the southeast corner to the
northwest corner. The Taylor Drain connects to the Purdam Drain from the south. The Purdam
Drain is proposed to be relocated along the southern boundary of the site. Both of these
easements are proposed to be vacated.
Pathway: The City's Master Pathway's plan depicts a section of the City's multi-use pathway
system on this site along Ten Mile Road. When the Ten Mile interchange was constructed, a 7-
foot wide sidewalk was constructed along Ten Mile Road. Since there is not adequate area to
widen the sidewalk in this area because of the steep grade between the road and site, a pathway or
widening of the existing sidewalk will not be required.
Staff recommends approval of the subject applications with the conditions and development
agreement provisions listed in Exhibit B.
X. EXHIBITS
A. Drawings
1. Vicinity Map
2. Conceptual Site Plan (dated: 2 8/15/12) -REVISED
3. Conceptual Building Elevations
4. Proposed Preliminary Plat (dated: 7/16/12) -REVISED
5. Proposed Landscape Plan (dated: 2 9/11/12) -REVISED
6. Transportation System Map
7. Adopted & Proposed FLUM
8. Purdam Drain Cross Section
B. Agency Comments/Conditions of Approval
1. Planning Deparhnent
2. Public Works Department
3. Fire Department
4. Police Department
5. Sanitary Service Company
6. Parks Department
7. Ada County Highway District
C. Legal Description and Exhibit Map for Proposed Annexation
D. Required Findings from Unified Development Code
TM Crossing CPAM-12-001; AZ-12-005; PP-12-003 PAGE 12
Exhibit A.1: Vicinity Map
TM Crossing CPAM-12-001; A7-12-005; YP-12-003 VALE 13
Exhibit A.2: Conceptual Site Plan (dated: ~ 8/15/12) -REVISED
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TM Crossing CPAM-12-001; AZ-12-005; PP-12-003 PAGE 14
Exhibit A3: Conceptual Building Elevatio~~s
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TM Crossing CPAM-12-001; AZ-12-005; PP-12-003
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4. Proposed Preliminary Plat (dated: 7/16/12) -REVISED
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LOCATED IN N'N 114 OF S'J4 1;4 OF S=CTION 14, T3N.. R.1'aY B.M.
ADA COUNTY, IDAHO
JULY 1f, 2C72
LIST OF DRAWINGS
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6. Transportation System Map
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TM Crossing CPAM-12-001; AZ-12-005; PP-12-003 PAGE 25
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TM Crossing CPAM-12-001; Al-12-005; PP-12-003 PAGE 26
8. Purdam Drain Cross Section
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TM Crossing CPAM-12-001; AZ-12-005; PP-12-003 PAGE 27
B. Agency Comments
On July 21, 2011, Planning Staff held an agency comments meeting. The agencies and departments
present include: Meridian Fire Department and Meridian Public Works Department. Staff has
included all comments and recommended actions in the attached Exhibit B.
1. PLANNING DEPARTMENT
1.1 ANNEXATION & ZONING
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1.1.2 A Development Agreement (DA) is required as a provision of annexation of this property.
Prior to the annexation ordinance approval, a DA shall be entered into between the City of
Meridian, the property owner(s) at the time of annexation ordinance adoption, and the
developer. The Applicant shall contact the City Attorney's Office to initiate this process. The
DA shall be signed by the property owner and returned to the city within two (2) years of the
City Council granting annexation. Currently, a fee of $303.00 shall be paid by the applicant
to the City Attorney's office prior to commencement of the DA. The DA shall, at minimum,
incorporate the following provisions:
a. Prior to submittal of the first Certificate of Zoning Compliance for this site, the
development agreement shall be modified to include a revised conceptual
development plan that is consistent with the design elements of the Ten Mile
Interchange Specific Area Plan.
b. Business hours of operation in the C-G zoning district are limited from 6:00 am to 11:00
pm when the property abuts a residential use or district, per UDC 11-2B-3A.4. Extended
hours may be requested through a conditional use permit. There are existing residences
along the east boundary of this site in Primrose Subdivision. Hours of operation of
businesses along that boundary shall be restricted accordingly.
TM Crossing CPAM-12-001; AZ-12-005; PP-12-003 PAGE 28
c. Future development of the site shall be consistent with the design elements contained in
the TMISAP, the design standards in UDC 11-3A-19, and the guidelines in the Meridian
Design Manual.
d. Public art shall be incorporated into the development at the entry of the site to create a
sense of arrival and as appropriate throughout the site, in accord with the TMISAP.
e. A Welcome to Meridian sign shall be constructed at the developer's expense on the
subject property visible from the I-84 off-ramp to Ten Mile Road. The developer shall
coordinate the design and location of the sign with City Planning staff.
f. If additional right-of--way can be obtained on the property to the north (parcel
#51214233665) for W. Smithfield Drive, the developer shall construct a minimum 8-foot
wide parkway (or 6-foot wide if root barriers are constructed) landscaped in accord with
the standards listed in UDC 11-3B-7C, along with a 5-foot wide detached sidewalk.
g. The easements for the Purdam Drain and Taylor Drain shall be vacated prior to signature
on the final plat by the City Engineer.
h. The Purdam Drain shall be piped or otherwise covered in accord with UDC 11-3A-6,
unless waived by City Council.
i. At a minimum, the following design elements from the TMISAP shall be incorporated
into the development:
• Buildings at or close to the property line facing the street -main entrances/facades
should be oriented to the street;
• Buildings should relate effectively to the fronting streets by aligning and being as
continuous as possible;
• Buildings at street corners should "hold the corners";
• The space between a building fagade and the adjacent sidewalk should be landscaped
with a combination of lawn, groundcover, shrubs, and trees;
• Restaurants are encouraged to have outdoor dining; shops & stores are encouraged to
open their doors & street front windows & use clear glass that allows visual access
inwards & outwards;
• Human-scale design by building entrances placed close to the street, ground floor
windows, articulated facades, appropriately scaled signs and lighting, and awnings
and other weather protection;
• Provide elements that become focal points and announce special places in the Ten
Mile area (gateway & entryway corridor signs, continuous walkways, attractive
streetscape design, avoid parking in front of buildings, landscaping, etc.);
• Architectural character should establish a clear sense of identity for each activity
center through an overall palette for each commercial center while maintaining a
degree of individuality for each building. The palette should address and coordinate
key elements such as materials (walls, roofs, key architectural elements), and colors,
etc.;
• Low-rise buildings of 2-4 stories over much of the area is recommended with
opportunities for taller buildings in a few locations;
• For streets & block fronts where commercial uses and pedestrian activity are most
desired, it is recommended that sidewalks be lined with shops, restaurants, and
TM Crossing CPAM-12-001; AZ-12-005; PP-12-003 PAGE 29
galleries and that buildings be designed with multiple sidewalk entries, generously-
scaled display and transom windows, pedestrian-scaled signs and banners, and
awnings or canopies for sun shading;
• Signs should be designed to contribute to the overall character, identity and way
finding system. Signs should be compatible with the architecture of the buildings and
businesses they identify in colors, materials, sizes, shapes, and lighting.
• Public art that contributes to the character and identity of the City should be
incorporated into the development in the design of streetscapes, plazas, public spaces
associated with buildings, etc. Art should be easily visible to the public (e.g. on the
exterior of buildings rather than in lobbies, or visible from the street or publicly
accessible open spaces rather than interior courtyards).
• Four-sided architecture is important where appropriate;
• Public spaces and linkages should be clearly defined.
j. All street names within the subdivision shall be approved by the Street Name
Committee (or Planning Commission, as applicable) prior to final plat approval.
k. If the property owner to the north (Parcel #51214233665) is prepared to participate
in the dedication of right-of--way and the cost of construction on a 50/50 basis at the
time of construction, the subiect property owner shall construct the roundabout at
the north boundary of the site with the first phase of development; or.
If the property owner to the north is not prepared to participate at the time of
development of the subiect property, the subiect property owner shall:
• design the roundabout so that right-of--way boundaries are determined, but
design and construct the road without the roundabout, including interim
connections to service drives.
• dedicate right-of--way on the subiect property for the future roundabout and
submit funds to ACRD for the construction cost of the roundabout, less
design costs, and design and construction costs for the interim street section.
At the time the property owner to the north plats any portion of the adiacent
property, that owner would be obligated to construct a full roundabout,
including modifications to any interim access points.
1.2 PRELIMINARY PLAT
1.2.1 Site Specific Conditions of Approval
1.2.1.1 The landscape plan included in Exhibit A.5 shall be revised as follows:
a. The width of parkways shall be revised from 7.5 feet to a minimum of 8 feet for Class II
trees unless root barriers are provided in accord with UDC 11-3A-17E.
b. The Site Data table shall be revised to reflect a 35-foot wide required street buffer for Ten
Mile Road, an entryway corridor, in accord with UDC Table 11-2B-3.
c. A Site Data table shall be included for all of the collector streets within the site.
1.2.1.2 The applicant shall construct any proposed fencing or fencing required by the UDC,
consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B.
TM Crossing CPAM-12-001; AZ-12-005; PP-12-003 PAGE 30
1.2.1.3 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.
1.2.2 General Conditions of Approval
1.2.2.1 Comply with all bulk, use, and development standards of the C-G district listed in UDC
Table 11-2B-3.
1.2.2.2 Comply with all provisions of 11-3A-3 with regard to access to streets.
1.2.2.3 Construct on-street bikeways on all collector streets as set forth in UDC 11-3A-5.
1.2.2.4 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses,
as set forth in UDC 11-3A-6.
1.2.2.5 Construct the pathway and landscaping consistent with the standards as set forth in UDC
11-3A-7A7 and 11-3B-12C respectively.
1.2.2.6 Install lighting consistent with the provisions as set forth in UDC 11-3A-11.
1.2.2.7 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.
1.2.2.8 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.2.2.9 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-
SJ.
1.2.2.10 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.
1.2.2.11 Construct the required landscape buffers consistent with the standards as set forth in
UDC 11-3B-7C (streets) and 11-3B-9C (adjoining use).
1.2.2.12 Construct storm water integration facilities that meet the standards as set forth in UDC
11-3B-11C.
1.2.2.13 Construct all parkways consistent with the standards as set forth in UDC 11-3A-17E, 11-
3G-3B5 and 11-3B-7C.
1.2.2.14 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.
1.2.2.15 Comply with the off street loading space requirements as set forth in UDC 11-3C-8.
1.2.2.16 Comply with the outdoor service and equipment area standards as set forth in UDC 11-
3A-12.
1.2.2.17 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.
1.2.2.18 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision
triangle.
1.2.2 Ongoing Conditions of Approval
1.2.3.1 All common open space and site amenities shall be maintained by an owner's association
as set forth in UDC 11-3G-3F1.
TM Crossing CPAM-12-001; AZ-12-005; PP-12-003 PAGE 31
1.2.3.2 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.
1.2.3 Process Conditions of Approval
1.2.3.1 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.
1.2.3.2 The final plat, and any phase thereof, shall substantially comply with the approved
preliminary plat as set forth in UDC 11-6B-3C2.
1.2.3.3 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 service to this development is being proposed via extension of mains in N Ten
Mile Road. 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 N Ten Mile Road. The
applicant shall be responsible to install two water connections due to fire flow requirements.
The applicant shall be responsible to install water mains to and through this development; the
applicant has provided three options for a secondary water connection that are adequate to
provide the necessary water flows, coordinate main sizes and routing with Public Works.
2.3 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.
2.4 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, a
single-point connection to the culinary water system shall be required. If a single-point
connection is utilized, the developer will be responsible for the payment of assessments for
the common areas prior to signature on the final plat by the City Engineer.
2.5 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
TM Crossing CPAM-12-001; AZ-12-005; PP-12-003 PAGE 32
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.
2.6 Any existing domestic well system within this project shall be removed from domestic
service per City Ordinance Section 9-1-4 and 9-4-8 contact the City of Meridian Engineering
Department at (208)898-5500 for inspections of disconnection of services. Wells may be used
for non-domestic purposes such as landscape irrigation if approved by Idaho Department of
Water Resources Contact Robert B. Whitney at (208)334-2190.
2.7 Any existing septic systems within this project shall be removed from service per City
Ordinance Section 9-1-4 and 9-4-8. Contact Central District Health for abandonment
procedures and inspections (208)375-5211.
2.8 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 All development improvements, including but not limited to sewer, fencing, micro-paths,
pressurized irrigation and landscaping shall be installed and approved prior to obtaining
certificates of occupancy.
2.10 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.
2.11 Applicant shall be responsible for application and compliance with any Section 404
Permitting that may be required by the Army Corps of Engineers.
2.12 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.13 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.
2.14 The applicants design engineer shall certify that all seepage beds out of the public right- of-
way are installed in accordance with the approved design plans. This certification must be
received by the City of Meridian Public Works Department prior to the project receiving final
approval.
2.15 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.
2.16 100 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.
2.17 Pursuant to Meridian City Code Section 11-3B-6(D), the applicant hereby agrees to utilize
the City of Meridian's Class A Reclaimed Water System as the primary water supply source
for the required pressurized irrigation system within this development, when it is determined
to be available by the Public Works Department as set forth in Section 9-1-28.
TM Crossing CPAM-12-001; AZ-12-005; PP-12-003 PAGE 33
2.18 The City of Meridian requires that the owner post to the City a performance surety in the
amount of 125% of the total construction cost for all incomplete sewer, water and reuse
infrastructure prior to final plat signature. This surety will be verified by a line item cost
estimate provided by the owner to the City. The surety can be posted in the form of an
irrevocable letter of credit, cash deposit or bond. Please contact Land Development Service
for more information at 887-2211.
2.19 The City of Meridian requires that the owner post to the City a warranty surety in the amount
of 20% of the total construction cost for all completed sewer, water and reuse infrastructure
for duration of two ,~. This surety will be verified by a line item cost estimate provided by
the owner to the City. The surety can be posted in the form of an irrevocable letter of credit,
cash deposit or bond. Please contact Land Development Service for more information at 887-
2211.
2.20 A letter of credit, cash surety or bond in the amount of 110% will be required for all
uncompleted non-life safety improvements (eg. fencing, landscaping, amenities, etc.),prior to
signature on the final plat.
3. FIItE DEPARTMENT
3.1 The proposed office/commercial lots lot will have an unknown transient population and will
have an unknown impact on Meridian Fire Department call volumes.
3.2 Any newly installed Fire Department connections for sprinkler or standpipes will require locking
Knox box plugs.
3.3 Based on the size of new construction and the location of the sprinkler room in relation to the
address side of the structure, the AHJ may require separate Knox box locations. One being at the
main, address side entrance and the other at the entrance to the sprinkler riser room.
3.4 Acceptance of the water supply for fire protection will be by the Meridian Fire Department and
water quality by the Meridian Water Department for bacteria testing.
3.5 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.
3.6 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.
3.7 Provide signage ("No Parking Fire Lane") for all fire lanes in accordance with International
Fire Code Sections 503.4 & D103.6.
TM Crossing CPAM-12-001; AZ-12-005; PP-12-003 PAGE 34
3.8 Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set
forth in International Fire Code Section 304.1.2.
3.9 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.
3.10 Operational fire hydrants, temporary or permanent street signs, and access roads with an all
weather surface are required to be installed before combustible construction material is brought
onto the site, as set forth in International Fire Code Section (IFC) 501.4 and Meridian
amendment to IFC 10-4-2J.
3.11 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 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
D 103.6.2.
3.12 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.
3.13 The fire department requests that any future signalization installed as the result of the
development of this project be equipped with Opticom sensors to ensure a safe and efficient
response by fire and emergency medical service vehicles. The cost of this installation is to be
borne by the developer. (National Fire Protection Std 1141 Section 5.2.11.1)
3.14 Maintain a separation of 5' from the building to the dumpster enclosure as set forth in
International Fire Code Section 304.3.3.
3.15 Provide a Knox box entry system for the complex prior to occupancy as set forth in International
Fire Code Section 506.
3.16 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.
3.17 All portions of the buildings located on this project must be within 150' of a paved surface as
measured around the perimeter of the building as set forth in International Fire Code Section
503.1.1.
3.18 Where a portion of the facility or building hereafter constructed or moved into or within the
jurisdiction is more than 400 feet (122 m) from a hydrant on a fire apparatus access road, as
measured by an approved route around the exterior of the facility or building, on-site fire
hydrants and mains shall be provided where required by the code official as set forth in
International Fire Code Section 507.5.1. For buildings equipped throughout with an approved
automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2 the
distance requirement shall be 600 feet (183).
a. For Group R-3 and Group U occupancies, the distance requirement shall be 600 feet (183
m).
b. For buildings equipped throughout with an approved automatic sprinkler system installed in
accordance with Section 903.3.1.1 or 903.3.1.2, the distance requirement shall be 600 feet
(183 m).
TM Crossing CPAM-12-001; AZ-12-005; PP-12-003 PAGE 35
3.19 All electric gates are required to be 20' in width and equipped with a Knoxbox key switch as set
forth in International Fire Code Section 503.6 & National Fire Protection Standard 1141,
Section 5.3.17.3.
3.20 There shall be a fire hydrant within 100' of all fire department connections as set forth in local
amendment to the International Fire Code 10-4-2L.
3.21 The Fire Department will require Knoxbox Fire Department Connection caps on all FDC inlets.
IFC 102.9.
3.22 Buildings over 30' in height are required to have access roads in accordance with the
International Fire Code Appendix D Section D105.
3.23 This project will be required to provide a 20' wide swing or rolling emergency access gate as set
forth in International Fire Code Sections 503.5 and 503.6. The gate shall be equipped with a
Knoxbox padlock which has to be ordered thru the Meridian Fire Department. All gates at the
entrance to fire lanes shall be located a minimum of 30 feet from the roadway and shall open
away from the roadway, unless other provisions are made for safe personnel operations as set
forth in National Fire Protection Standard 1141, Section 5.3.17.
3.24 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.
3.25 COMMERCIAL AND INDUSTRIAL -Buildings or facilities exceeding 30 feet (9144mm) or
three stories in height shall have at least two means of fire apparatus access for each structure.
The access roads shall be placed a distance apart equal to not less than one half of the length of
the overall diagonal dimension of the property or area to be served, measured in a straight line as
set forth in International Fire Code Appendix D104.1.
3.26 COMMERCIAL AND INDUSTRIAL -Buildings or facilities having a gross building area
of more than 62,000 square feet (5760 m2) shall be provided with two separate and
approved fire apparatus access roads separated by one half of the maximum overall
diagonal dimension of the property or area to be served, measured in a straight line
between accesses as set forth in International Fire Code Appendix D104.2.
a. Exception: Projects having a gross building area of up to 124,000 square feet (11520 m2)
that have a single approved fire apparatus access road and all buildings are equipped throughout
with approved automatic sprinkler systems. (Remoteness Required)
4. POLICE DEPARTMENT
4.1 The Police Department has no comments on this application.
5. SANITARY SERVICES
5.1 SSC has no comments related to this application.
6. PARKS DEPARTMENT
6.1 The Parks Departments has no comments on this application.
TM Crossing CPAM-12-001; AZ-12-005; PP-12-003 PAGE 36
7. ADA COUNTY HIGHWAY DISTRICT
ACHD has not yet issued a staff report as they are waiting for the Traffic Impact Study to be
completed.
°'.
,. a
VC1sFN'i4Mtq~~4
AUgu6t $, 2012
Jay Walker - 8rghbn Corporatan
12601 W. Explorer ~ 20f1
Boise, la 83773
Subject: Ten tine Crossing Traffic Aaaly:is
Jay,
Rrr'rou w, iwxre,
Srra Mt aaimr, vier Praaidsit
torn Sti Franda~, Cannrnhaknar
Carol A. ~ Coarniieiaeair
A. ]alraty Caar+ihtionar
sent vi. ~a
1 Want b clarify a few tt~ngs ACHD wiY be bokrceg for h your 1radTic Impact sbdy (TIS) far ttee
proposed Ten futile Crossing daveloprreeret ACtiD's traflsc impact study policy requires a full TtS tar
developmerels uenlte greater tltart 3,000 square feet d planed rotas ones. Tt~s sfie wood faM keto Beth
category. tioelaever, MUs area w>>n studied exlrxnivaely as part d The City d Meridian's Ten MNe
tretercfearge Specific Area Plan (TMtSAP). Because d ttws, staff has recorrrreended that an abtx~evia6ed
~ ~'eP~, g ~ ptaposed ctumga d fond uses and roadway oonfigutation wtek:te
dMfera from tteose in ttee TI4MSAP.
The tallauring infarmatiore should be inckided h ttee analysis:
A trip generation anaty5ts tar the proposed Uses and analysts d the haw 1hC trip geilerati0n is
different from What was atig>,taMy antic~ated k- the TMiSAP. This analysis should be donee per
17istric~t Pdicy 7106.2.4 (Trip Generation) and 7106.3.3 (Tsree Periods)..
• A disunsi+ore d the proposed roadway layout. The Ten Mee Aron Specfic Area Plan shoWS a
,ca~ecbr raadeAray bung wed ak>reg yauf north property NrMls b provide access to your safe,
and the property b the north (puaesi no. S1214233665). Your eke plrue shows a roathway anbering
~ sane and rtrowireg south and east the site providing a stub street b the nortifeem pare.
Is this roadway proposed b replace the eofieclar roadway ahowr- on the TMISAP?
+ The site plan ahoWS .proposed signet at the intersectior- d the 31° driveway and ttee new public
street- At this tknne siynai an,dysis alas not been for review. A signal analysis should bee
done pet O~trict Pabcy 7106.4.2 (Si~eal Warrants}. Phase keep in mind That ACHD Policy
7106.4.3 ( ) rocorrerre~er~ds ~ be considered if a stgnsl may ba
warranted. The corestrudian d a taurfdabout is preferd~le and caraisteM with the TNMSAP. The
TIS ahoukt inchide an analysis d this inbersecbion as a roundabout.
• t]istrict Pdicy 7206.3.3 (tu~lnum Traffic on Ogre Atxess} restrida ttee smouret d traffic seilarsd
are a cdtecbr roadway vrlfte only one pubfic street access In and out dthe si/e b 3,000 vehicle
trips per day_ Because you' entidpaeled trip genera#lan is ta>tutowrt at q~b three, your arwllysis
should include a section an haw tiffs pol'lry impacts you' proposed development, in Particular ttte
phaskeg d your project. You maybe lirreited b only one user or phase un6~ secondary access can
be ate.
R tourtp 13phny+ CilstrieE • 3775 Adinn $trant • Gatdas Cry, IQ ~ ~lTii ~ ~F120!! 387.610fY ~ FX 315-7650 ~ wwwadd.ada.id.~s r
TM Crossing CPAM-12-001; AZ-12-005; PP-12-003 PAGE 37
Both ACHE and Gty of Meridian staff have concerts regarding ~nsiste.~r w~h the TMISAP and access
to the parcel to the nar~t {patexi no. S1214233665). Ttte Ten Mik Area Speck Area Plan shows
rourtd~out [ constructed an the area at yam firt:t driveaaey with one bg ty~tg i<-bo the road to be
+~nstntctad along your north property 1xte. Staff believes that there is a bettefr! to a roundabout h this
location., riot only for traffic control, but to provide access 1p the pared to the north. Stall recotmtends
that yov consider redesigning the alto plan to allow for the cortstr~ort of a 3 fegigsd rourtdabocd in tttls
location with adegEuate right-of-way stubbing to t#~e parcel to the north. This wroufd Mawr inr q~e exberaior~
of a street info tht rtortft~n parcel, proving t access to the rtorMtem parcel. Boning than, provide
furor yawr devetoprnent w~i replax the access afforded ate nortttem parcel ~ the TMISAP wilt your
p changts to the plan.
Please let me knawv ~ you have arty questions.
Sincerely,
Mindy Wallace
Planning Rev~r Supervisor
Oaweloprnertt Services
CC: Project Fite,
City alt Meridian
i-da ~+~r ~ oa~c • ]775 Adrnu Street • o.raen oly, ID • a3Tli • PH 2cs-9a~~xoa . rya ~+s-rsso • w~.w •~ ,~• r• •~
TM Crossing CPAM-12-001; AZ-12-005; PP-12-003 PAGE 38
C. Legal Description and Exhibit Map for Proposed Annexation
ANNEXATION BOUNDARY LEGALDESCRIPTION FOR TM CROSSING
TOWNSHIP 3 NORTH, RANGE 1 WEST, SECTION 14, B.M.
AOA GOUNTy, IDAHO
Being a portion of the NW 1/4 of the SW 1/4, Section 14, Township 3 North, Range 1 West, Boise
Meridian, Ada County, Idaho, deuribed as folbws:
Commencing at the Northwest cornerofSection 14. Thence along the westerly line of Section 14
S 00'33'40" W, a distance of 2658.15 feet, to a point, that is the Northwest corner of the Southwest
Quarter of said section 14, also being the POINt OF BEGINNING..
Thenceleaving said westerly section Ilne S 89'11'32" E, a distance of 2656.42 feet, to a point, also being
a point on the north property line of parcel 51214314807;
Thence leaving said north. property Nne:S 00°34'54" W, a distance of 1455.23 feet, to a point;
also being on the centerfine of Interstate 84;
Thence along said centeriine N $9'33`07" W, a distance of 2654.39 feet, to a point; also being on the
westerly Jine of Section 14;
'Thence .along said westerly section line N 00'30'13" E, a distance of 1471.92 feet, to a point, atso being
the POINTOF BEGINNING
Contafnfng 89.22 acres, more or less.
Basis of Bearing
West section line of the P1VU lb of Section 14 commencing at the Northwest. comer of the Southwest 1/4
of Section 14; thence N 00'33'40'"' .E, a distance. of 2658.15 feet, to the northwest comer of section 14.
REVI ~Al
~Y__
.IUD. 7 .~ 2a12
',r i;tfjl~N ~'Uf3l.IC
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TM Crossing CPAM-12-001; AZ-12-005; PP-12-003 PAGE 39
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LEGAL DESCRIPTION MAP FUR TM CROSSING
TM Crossing CPAM-12-001; AZ-12-005; PP-12-003 PAGE 40
D. Required Findings from Unified Development Code
1. COMPREHENSNE PLAN AMENDMENT FINDINGS
Upon recommendation from the Commission, the Council shall make a full investigation and
shall, at the public hearing, review the application. In order to grant an amendment to the
Comprehensive Plan, the Council shall make the following findings:
a. The proposed amendment is consistent with the other elements of the Comprehensive Plan.
The Commission finds that the proposed change to the Future Land Use Map is consistent
with elements of the Comprehensive Plan as detailed in section VII above.
b. The proposed amendment provides an improved guide to future growth and development of
the city.
The Commission finds that the proposal to modify the Future Land Use Map to allow for
solely commercial uses on this property will allow for future growth and development in this
area of the City.
c. The proposed amendment is internally consistent with the Goals, Objectives and Policies of
the Comprehensive Plan.
The Commission finds that the proposed amendment is internally consistent with the Goals,
Objectives, and Policies of the Comprehensive Plan (see Section VII for detailed analysis).
d. The proposed amendment is consistent with the Unified Development Code.
The Commission finds that the proposed amendment to Commercial is consistent with the
Unified Development Code.
e. The amendment will be compatible with existing and planned surrounding land uses.
The Commission finds the development of commercial uses on this site will be compatible
with future commercial/mixed uses in this area as well as residential uses to the east with the
construction of a landscape buffer to screen the development.
f. The proposed amendment will not burden existing and planned service capabilities.
The Commission finds that the proposed amendment would not burden existing and planned
service capabilities in this area of the city.
g. The proposed map amendment (as applicable) provides a logical juxtaposition of uses that
allows sufficient area to mitigate any anticipated impact associated with the development of
the area.
The Commission finds the proposed commercial development of this property resulting
from the proposed map amendment will not significantly impact development in this area
and provides a logical juxtaposition of uses.
h. The proposed amendment is in the best interest of the City of Meridian.
For the reasons stated in Sections VII and IX and the subject findings above, the
Commission finds that the proposed amendment is in the best interest of the City.
2. ANNEXATION & ZONING FINDINGS:
Upon recommendation from the Commission, the Council shall make a full investigation and
shall, at the public hearing, review the application. In order to grant an annexation and/or rezone,
the Council shall make the following findings:
TM Crossing CPAM-12-001; AZ-12-005; PP-12-003 PAGE 41
a. The map amendment complies with the applicable provisions of the Comprehensive Plan;
The Commission finds the proposed rezone to C-G is consistent with the proposed
Commercial future land use designation for this site.
b. The map amendment complies with the regulations outlined for the proposed district,
specifically the purpose statement;
The Commission finds that the proposed map amendment to the C-G zoning district and uses
allowed in that district are consistent with the purpose statement of the commercial district in
that it provides for the retail and service needs of the community.
c. The map amendment shall not be materially detrimental to the public health, safety, and
welfare;
The Commission finds that the proposed zoning amendment will not be detrimental to the
public health, safety, or welfare. However, the Commission recommends that the Council
consider any oral or written testimony that may be provided when determining this finding.
d. The map amendment shall not result in an adverse impact upon the delivery of services by
any political subdivision providing public services within the City including, but not limited
to, school districts; and,
The Commission finds that the proposed zoning amendment will not result in any adverse
impact upon the delivery of services by any political subdivision providing services to this
site.
e. The annexation is in the best of interest of the City (UDC 11-SB-3.E).
The Commission finds the proposed annexation of this site is in the best interest of the City
based on the information contained in the staff report.
3. 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 Commission finds that the proposed plat will be in substantial compliance with the
adopted Comprehensive Plan in regard to land use, transportation, and circulation if the
plat is amended as recommended by staff. 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 Commission 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 Commission 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 Commission recommends the 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
The Commission is not aware of any health, safety, or environmental problems associated
with the platting of this property that should be brought to the Council's attention.
ACRD considers road safety issues in their analysis. The Commission recommends that
the 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.