PZ Recs/Staff ReportSTAFF REPORT
HEARING DATE:
TO:
FROM:
SUBJECT:
September 17, 2013
Mayor and City Council
Bill Parsons, Associate City Planner
208-884-5533
E IDIAN~--
1DAH0
Bruce Freckleton, Development Services Manager
208-887-2211
Baltic Place Addition -CPAM-13-001; RZ-13-007; PP-13-015 &MDA-13-013
I. SUMMARY DESCRIPTION OF APPLICANT'S REQUEST
The applicant, HD Fowler, has applied for the following:
1) a comprehensive plan map amendment (CPAM) to change the land use designation on
approximately 9.41 acres of land from High Density Residential (HDR) to Industrial;
2) rezone (RZ) of 9.41 acres from the R-40 zoning district to the I-L zoning district;
3) preliminary plat (PP) approval consisting of two (2) industrial building lots on approximately
9.41 acres of land in a proposed I-L zoning district and;
4) a development agreement modification to exclude the subject property from the recorded Baltic
Place development agreement and require a new DA for Baltic Place Addition Subdivision.
See Section VII, VIII & IX for more information.
II. SUMMARY RECOMMENDATION
Staff recommends approval of the proposed CPAM, RZ, PP and MDA applications with the
conditions of approval in Exhibit B based on the Findings of Fact and Conclusions of Law in Exhibit
C. The Meridian Planning and Zoning Commission heard these items on August 15, 2013. At
the public hearing, the Commission voted to recommend approval of the subject CPAM, RZ,
PP and MDA requests.
a. Summary of Commission Public Hearing:
i. In favor: Becky McKay
ii. In opposition: None
iii. Commenting: None
iv. Written testimony: Becky McKay
v. Staff presenting application: Bill Parsons
vi. Other staff commenting on application: None
b. Kev Issue(s) of Discussion by Commission:
i. None
c. Kev Commission Change(s) to Staff Recommendation:
i. None
d. Outstanding Issue(s) for City Council:
i. None
Baltic Place Addition CPAM-13-001; RZ-13-007; PP-13-015 &MDA-13-013
PAGE 1
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve File Numbers CPAM-
13-001; RZ-13-007; PP-13-015 &MDA-13-013 as presented for the hearing date of September 17,
2013, with the following modifications: (Add any proposed modifications.)
Denial
After considering all staff, applicant and public testimony, I move to deny File Numbers CPAM-13-
001; RZ-13-007; PP-13-015 &MDA-13-013(optional), as presented in the staff report for the hearing
date of September 17, 2013, for the following reasons: (You should state specific reasons for denial.)
Continuance
I move to continue File Numbers CPAM-13-001; RZ-13-007; PP-13-015 &MDA-13-013(optional)
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 south of E. Franklin Road, west of E. Kalispell Street, in the NE'/4
of Section 18, Township 3 North, Range 1 East. (Parcel #S 1118120670)
B. Applicant:
>=ID Fowler
1100 W. Taylor Avenue, Suite # 106
Meridian, Idaho 83642
C. Owner:
L.C. Development Inc.
P.O. Box 518
Meridian, ID 83642
D. Representative:
Becky McKay, Engineering Solutions
1029 N. Rosario Street, Suite # 100
Meridian, Idaho 83642
E. Applicant's Statement/Justification: Please see applicant's narrative for this information.
V. PROCESS FACTS
A. The subject applications are for a comprehensive plan map amendment, rezone, preliminary plat
and development agreement modification. A public hearing is required before the Planning and
Zoning Commission and City Council on this matter, consistent with Meridian City Code Title
11, Chapter 5.
B. Newspaper notifications published on: July 29, and August 12, 2013(Commission); August 26
and September 9, 2013 (Council)
C. Radius notices mailed to properties within 300 feet on: July 18, 2013 (Commission); August 22,
2013 (Council)
D. Applicant posted notice on site by: August 3, 2013 (Commission); September 6, 2013 (Council)
Baltic Place Addition CPAM-13-001; RZ-13-007; PP-13-015 &MDA-13-013
PAGE 2
VI. LAND USE
A. Existing Land Use(s): This site is vacant property approved through a planned development for a
228-unit multi-family development.
B. Character of Surrounding Area and Adjacent Land Use and Zoning:
North: Commercial property, zoned C-G
South: Cemetery property and commercial property, zoned RUT and C-G
East: Industrial property, zoned I-L
West: Cemetery, zoned RUT
C. History of Previous Actions: In 2001, the property was approved as a planned development (AZ-
01-008 and CUP-Ol-015) consisting of commercial uses and high density residential. A
development agreement was required with the annexation of the property and recorded as
instrument # 102090926.
• In 2006, similar applications (CPAM, RZ, PP, MDA & CUP) were submitted to develop aself-
service storage facility on the site but were withdrawn.
D. Utilities:
1. Location of sewer: The sanitary sewer main intended to provide service to this development
is existing in S. Baltic Avenue.
2. Location of water: Domestic water mains that are intended to provide service to this
development are existing to the north in S. Baltic Avenue and in E. Kalispell Street to the
southeast.
Issues or concerns: Domestic water services must be extended through this development
from both locations mentioned above. The development also falls on a domestic water
pressure zone boundary, and therefore will be required to install an additional connection to
the higher pressure zone in Franklin Road near the Northeast corner of the existing Baltic
Place development. This connection will keep the overall development in a higher pressure
zone, thereby providing higher levels of fire protection.
E. Physical Features:
1. Canals/Ditches Irrigation: The Hunter Lateral runs along the south boundary of the site and is
tiled.
2. Hazards: NA
3. Flood Plain: This property is not within the flood plain.
VII. COMPREHENSIVE PLAN ANALYSIS
CITY OF MERIDIAN COMPREHENSIVE PLAN POLICIES AND GOALS:
Existing:
The Comprehensive Plan Future Land Use Map (FLUM) currently designates the property as High
Density Residential (HDR). The purpose of the HDR designation is to allow multi-family
development where urban services are available. Residential gross densities may exceed fifteen
dwelling units per acre. Development might include duplexes, apartments and townhomes.
Proposed:
The applicant proposes to change the FLUM designation from HDR to Industrial. The purpose of the
industrial designation is to provide a range of industrial uses that support industrial and commercial
Baltic Place Addition CPAM-13-001; RZ-13-007; PP-13-015 &MDA-13-013
PAGES
activities and to develop areas with sufficient urban services. The Industrial designation on the FLUM
anticipates light industrial (I-L) or heavy industrial (I-H) zoning. These zoning designations allow for
various industrial uses.
The applicant is proposing to rezone to the I-L zone and plat the property concurrent with the
proposed map change to develop Lot 1, Block lwith the new HD Fowler facility (contractor's yard).
The proposed development is consistent with the requested FLUM change and rezone to I-L.
In evaluating the surrounding land uses, a vast majority of them are either commercial or industrial.
Adjacent to the Locust Grove corridor, numerous properties are designated mixed use which
encourages a housing element. Over the last couple of years the City has seen a decline in the amount
of available industrial property and an incline in multi-family developments.
Since this property is in an area that is primarily developed with industrial uses and other properties in
the general vicinity are designated mixed use which encourages a housing component, staff finds the
industrial designation is a better fit for the area than high density residential.
Staff finds the following Comprehensive Plan policies to be applicable to this property and apply to
the proposed use (staff analysis in italics):
1. "Require all commercial development and industrial businesses to install and maintain
landscaping." (2.07.03B)
A 10 foot wide landscape buffer is required adjacent to S. Baltic Avenue and E. Kalispell Street
cul-de-sacs in accord with UDC 11-3B-7C.
2. "Permit new development only where urban services can be reasonably provided at the time of
final approval and development is contiguous to the City." (3.01.01 F)
City services will be provided to the industrial lots with the construction of the subdivision.
3. "Encourage infill development in vacant/undeveloped areas within the City over fringe area
development to halt the outward progression of urban development.:" (5.01.02B)
The proposed development is an infill project consistent with this objective.
4. "Review new development for appropriate opportunities to connect local roads and collectors to
adjacent properties." (3.03.020)
Two local streets (S. Baltic Avenue and E. Kalispell Street) are stubbed to the property. The
applicant is proposing to terminate each stub street as cul-de-sacs. Lot 1, Block 1 will have
access to both roadways. The other lot will have access to/from the E. Kalispell. Staff finds the
proposed access is consistent with the UDC. Further, the proposed development is located in an
area that has an established roadway network to serve the proposed industrial development.
5. "Designate land for a variety of uses." (3.OS.OIH)
The last several years the City has seen a decline in its industrial properties and multi family
developments have been on the incline making this a good candidate for industrial uses rather
than high density residential.
6. "Monitor and adjust accordingly, the amount of industrial areas needed to meet the employment
needs of the City." (3.OS.O1K)
Currently the City's industrial properties are situated along the rail corridor, I-84 or are
undeveloped within the Ten Mile Specific Area Plan. This area can be serviced and is supported
by an established road network which makes it a viable location to attract industrial uses to meet
the employment needs of the community.
7. "Encourage industrial development to locate adjacent to existing industrial uses." (3.06.O1C)
Baltic Place Addition CPAM-13-001; RZ-13-007; PP-13-015 & MDA-13-013
PAGE 4
A vast majority of the properties to the east are developed with industrial uses making this an
ideal location for more industrial development.
Based on the above analysis, staff is supportive of the proposed development as it is generally
consistent with the comprehensive plan.
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 intended use of this property is an
industrial development which will integrate well with existing commercial and industrial uses in
the area.
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. City infrastructure can serve the proposed development.
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. A housing element is not a component of the subject CPAM.
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 high density residential. Since the
property is surrounded by developed commercial and industrial uses, staff is of the opinion the
property is better situated for industrial development rather than multi family. The graphic
provided below demonstrates that the City of Meridian has limited acreage of industrial property
in comparison to residential and commercial zoned properties (see Exhibit A.3). Historically,
industrial zoned property has created opportunities for family wage jobs and has spurred
economic development.
e. Public Services, Facilities, and Utilities
City water and sewer service is available to the subject property.
Baltic Place Addition CPAM-13-001; RZ-13-007; PP-13-015 & MDA-13-013
PAGE 5
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. Not applicable.
g. Transportation
The purpose of this element is to promote an efficient and safe transportation system within the
City. The property is located in an area that has an established roadway network to adequately
serve the proposed industrial development.
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.
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 developed City parks totaling approximately
240 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 industrial development is consistent with the proposed
industrial designation for this site.
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 Division will administer the
Comprehensive Plan and its policies through the Unified Development Code. The Planning and
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
Baltic Place Addition CPAM-13-001; RZ-13-007; PP-13-015 & MDA-13-013
PAGE 6
requested Comprehensive Plan Land Use Map change would not unconstitutionally violate
private property rights. The current property owner has consented to the application submittal.
VIII. UNIFIED DEVELOPMENT CODE (iJDC)
A. Purpose Statement of Zone: Per UDC 11-2C-1A, the purpose of the I-L district is to provide for
convenient employment centers of light manufacturing, research and development, warehousing
and distributing. In accord with the Meridian comprehensive plan, the I-L district is intended to
encourage the development of industrial uses that are clean, quiet and free of hazardous or
objectionable elements and that are operated, entirely, or almost entirely, within enclosed
structures. Accessibility to transportation systems is a requirement of this district.
B. Schedule of Use: Unified Development Code (UDC) Table 11-2C-21ists the principal permitted
(P), accessory (A), conditional (C), and prohibited (-) uses in the I-L zoning district. Any use not
explicitly listed, or listed as a prohibited use is prohibited.
C. Dimensional Standards: Development of the site should be consistent with the dimensional
standards listed in UDC Table 11-2C-3 for the I-L zoning district.
D. Landscaping: Street buffer landscaping shall be installed in accordance with the standards listed
in UDC Table 11-2C-3 for the I-L zoning district.
E. Subdivision Design and Improvement Standards: The subdivision must comply with the
subdivision design standards outlined in UDC 11-6C-3.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
COMPREHENSIVE PLAN MAP AMENDMENT (CPAM): The applicant proposes to amend the
future land use map (FLUM) contained in the Comprehensive Plan to change the land use
designation on approximately 9.41 acres of land from High Density Residential (HDR) to
Industrial (see Exhibit A.2).
Please see the analysis included above in Section VII and the Findings in Exhibit B below for
more information.
REZONE AND DEVELOPMENT AGREEMENT MODIFICATION (RZ AND MDA): The applicant is
proposing to rezone 9.41 acres from the R-40 zoning district to the I-L zoning district to develop
Lot 1, Block 1 with the new HD Fowler facility (contractor's yard). The recorded development
agreement allows for the development of one (1) apartment lot and the planned development
allows the construction of 228 multi-family dwelling units. Since the multi-family use is no
longer planned for the site and many of the DA provisions affect the remaining vacant
commercial lots along the north boundary, staff is recommending that the property be excluded
from the recorded development agreement and subject to a new DA. Staff's recommended DA
provisions are provided in Exhibit B.
PRELIMINARY PLAT (PP): The proposed preliminary plat consists of two (2) building lots on
approximately 9.41 acres of land in a proposed I-L zoning district. Lot 1, Block 1 is five (5) acres
in size and Lot 2, Block consists of 3.93 acres. The proposed plat and future development is
required to comply with the dimensional standards of the I-L zoning district listed in UDC Table
11-2C-2. The submitted plat has the required 10-foot wide landscape buffer easement and the
submitted landscape has the required plantings in accord with UDC 11-3B-7C.
As mentioned earlier, the HD Fowler Company plans on developing Lot 1, Block 1 with a
contractor's yard. On the submitted landscape plan the applicant has provided a conceptual layout
that depicts an 8,000 square foot two-story office building, an 8,000 square foot warehouse
Baltic Place Addition CPAM-13-001; RZ-13-007; PP-13-015 & MDA-13-013
PAGE 7
building and a secure storage yard. The storage yard is proposed to be screened with a CMU wall
and fencing. At this time, details of the screening materials have not been submitted. With the
submittal of the certificate of zoning compliance application, the applicant must provide details of
the screening materials to ensure the storage yard complies with the standards set forth in UDC
11-3A-14.
Building Elevations: In conjunction with the conceptual layout, the applicant has also provided a
photo that demonstrates the construction materials for the office building. The primary building
materials consists of metal siding and split face block (see Exhibit A.6). Because the photo only
shows the front elevation, staff is unable to determine the quality of development such as if
modulation exists in wall planes, floor plans and rooflines to articulate building mass and form; if
the quality of design and detail is present on all facades; if there are adequate details on all
elevations to provide articulation and avoid blank walls; if there will be a variety of materials and
color changes for variety and interest on all facades; etc. Ultimately, the final design of the site
and structures on the site must be consistent with the provisions of the UDC 11-3A-19 and the
Meridian Design Manual.
Access: Access to this properly is provided by two (2) stub streets. S. Baltic Avenue is stubbed
along the north boundary and E. Kalispell Street is stubbed at the southwest corner of the
property, both streets will terminate in cul-de-sacs. The HD Fowler property (Lot 1, Block 1) will
have access to both cul-de-sacs and Lot 2, Block 1 will have frontage and access to E. Kalispell
Street. Since both lots have access to the adjacent local streets, staff is not recommending a cross
access agreement between the properties. ACHD has reviewed the submitted plan and supports
the terminus of the streets as cul-de-sacs. The proposed plat complies with the access to street
standards in accord with UDC 11-3A-3.
Sidewalk: Five-foot wide attached sidewalks are adjacent to the cul-de-sacs in accord with UDC
11-3A-17.
Waterways: The Hunter Lateral transverses the south side of Lot 2, Block 1. This lateral is
currently tiled in accord with the UDC.
Summary: In summary staff finds the proposed project complies with the future land use map,
applicable policies of the Comprehensive plan and is conditioned to comply with the applicable
development standards in the UDC. Based on the aforementioned analysis, staff recommends
approval of the subject application.
X. EXHIBITS
A. Drawings/Other
1. Vicinity Map
2. Existing & Proposed Future Land Use Map
3. Zoning Comparison in Acres
4. Legal Description & Exhibit Map of Rezone Area
4. Proposed Preliminary Plat (dated: 6/25/13)
5. Proposed Landscape Plan (dated: 6/27/13)
6. Building Photo
B. Conditions of Approval
C. Required Findings from Unified Development Code
Baltic Place Addition CPAM-13-001; RZ-13-007; PP-13-015 & MDA-13-013
PAGE 8
Baltic Place Addition CPAM-13-001; R7-13-007; PP-13-015 & MDA-13-013
PAGI 9
Exhibit A.2: Existing & Proposed Future Land Use Map
Date: 8141201'
Legend
Estate; Rural Residential
Low Density Residential
Medium Density Residential
Med-High Density Residential
High Density Residential
Commercial
Office
fndustrisl
~ ~e
Old Town
Mixed Use Neighborhood
A4ixed Use Community
~, Mixed Use Non-Residential
L t Mixed Use Regional
Mlixed Use -Interchange
.~, ".,,~,' Civic
Civic TM
~ .~ Park
h1U-Res
MU-Com
Lisestyle Center
Mixed Employment
Low Density Employment
High Density Employment
~~'aa5
Existing Land Uses
d _ +.i0 1,000
Feet
~
~,
3
} c
v
~
'
~ -
;
~ ~.m~
y.._~.._ ~-
i
'..
..
St ~'~
_..._... ~~,
>Watertawar St
Proposed Land Uses
Baltic Place Addition CPAM-13-001; R1,-13-007; PP-13-O15 & MDA-13-013
PAGI: 10
Exhibit A.3: Zoning Comparison in Acres
Zoning Area by Groups
Employment
2,143
Commercial
3,154
Residential
^ Commercial
Baltic Place Addition CPAM-13-001; RZ-13-007; PP-13-O15 & MDA-13-013
PAGF? 11
Exhibit A.4: Legal Description & Exhibit Map of Rezone Area
j, ntian
Baltic Puce Addition (Rezone and Prellmirtary Plat)
A p located !n the NMl Y. of the NE Y of Section 18. Township 3 North, Range 1 East, Bois
t~M1aridian, Ada County, tdaho, and men particularly dssonbed as blows;
Conur~nch7g at a Brass Cap marwmsnt maAcirp rtes northwest comer vt the NE Ya of ssld Becton 18,
from rvhirh a &aas Cep rnonumenl markir~ the northeast comer of aald Section 18 bears N 89'48`09" E
a disteKU;e of 21354.20 het;
Thence N 89.48'09" E alp fl Mte northerly boundary of said Section 18 a dietancs of 1327.17 feet b a Sl8
inch diameter iron pin rrraricing the rarlheast career of said NW Y of the NE 1l4;
Therroe S 0"29'30" W abnp the easterly boundary and the probngation thereof of Balttc Plaoa
Subdivlaton No. 1 ore shown in BOOic 93 of Plats on Paget 1988, records of Ada County, (demo, s dfetsnoe
of 293.11 feet to e ~ inch diameter iron pin marking the southeast oomar of saki Ba1Nc Phoe
Subdh4aion Nor. 1 and the POINT OF BEGINNM+IG;
Thence S 0'29'30" W along the easterly boundary of said NW'/s of be NE y a distanot of 1038.99 feat
fo a 518 ktch diameter !roe pia msrking the southeast comer of Medimont Subdivision No. 2 as ahoarrr ~
gook 79 of Plats On Pape 8453. records of Ada County, Idaho;
Thence leavirrp saki easterly boundary N 51'25'38` W a distance of 132.88 teat to a pole! la be Hunw
Lateral;
Thanes N 83°27'i5' W a distance of 404.00 test b a 518 krch diameter iron pin;
Thence N 0'39'10" W a di6tarrce of 1380.07 teat to a tr/8 inch diameter' iron pia rnsKkirry the eouttrwest
corner of said f~tc Pace Sub~isbn Na. 1;
TMncoe akmg tFe soulherf)r boundary of said Baltic Place Subdivision No. 1 the toMowinp described
ayurses
Thence N ~°21'28" E a dbbrrce of 129.05 feet b a FiJB inch diameter iron p~;
TMnoe N 46°29`i5" E a distance of 25.tiD het to a B18 inch diameter iron pin;
Thence N 0'29' 15" E a diatanoe of 57.99 feet to a 1318 inch dlsmeterr iraa pb;
Thence S 89"30'46" E a distance of b4.00 feet to a Sd8 Inch diameter iron pin;
Thence N 0•x9` 16' E s distance d 21.00 fact ro a li/8 inch diameter ~ ph;
Thence S 88'30'45" E a distance of x79.98 feet b the POINT t3F BEOtNNING;
This parcel conta~rs 9.41 acres and is suDJed b any easemerns
*xMsbn$ Orin use..
r,
Glin#on W. Harrsan, PlS . RE~+1F~~ltt_JM41. a
Land sohttioros, Rc ~'.~ c
~ ~, 2013 JUL l 1 101
~-°'~ s+tEi2iplAhf GG'~1MUNITY
~lt>ttia~'!s Dt:VELOPM~NT DEPT.
uw+we~a pw ~+..n.an+r
LANp
11118
FOF~ ~b
~N W.N~
a.~uo Rem~-ndsr
Ja- No.1~a6
Baltic Place Addition CPAM-13-001; RZ-13-007; PP-13-015 & MDA-13-013
PAGE 12
a~«
~..
~-
1
t
~_
Baltic Place Addition CPAM-13-001; RZ-13-007; PP-13-015 & MDA-13-013
PAGE 13
Exhibit A.4: Proposed Preliminary Plat (dated: 6/25/13)
i ~'
I .~..~..~.. ~.
,~
T ..
- = _ __-
- --•-v
a> ~p - ua d E fanMtM Oa~D ~2
~J..._-aaTT^.+~j9 a:..~ .~:. r ~,_ a,.. SJ9.3n:S~a~S. ~~~Ii^^ - - ~ -
, .~ ___.. wwjq __ __ -_._ _._r-
(' I II ,
-. /
t I
,I
' -_ ' ti
~ ~ ~ I
I i ~ - I I ._... _ r_-.~~
,,
gg pp r--_ 1
_.
44 a °~ I ~ I L
SL ~ ~ ~ ~ 1' I i T~ i ~axnr¢aan, I ~ I Lf
R t ~--~ I) ~ r ~ ,
$ " ~il, I p I v
;~
_ _ _.,,'
~I ~I ~
~,
o
R ,,I ~ F
a; ~ ;
~~^ __
. ~
i i~ ~- -
of r _
l r. - I p
o. i I !
.:
,~
"~ ~ -~ I
~,
~~~~q~~~~~~ ~~~~~~~ ~1 ~~ ~-
9~ ~ ~ ~ ~ ,
~~ e~ 54 InC+s~i lad: F Z~ ~ .~ ~'d a~
ei ,
it ~ •~
;~
~~ \~ ~ ~
,~ .
'~\ ~ ~ ~
~ _ ..
~~ I
a~ ~' ._ -
~~ _ ,
~ ; ~~ ~ ><.
¢, `~
~.,, ~ ~,
~,
~.
- ~ -_
h
r
e8~'~
I
- ~~ ~)
~,
~a~ F _
QQ ~ \~~~
g~Y - \
t i. - ~~
'r r , ''~- '- ~ *t a,woei ~"
it
~-
_~';
~ w ~ BALTIC PLACE ~ EMB/NEER/~ """" Rioortr~cr n ow~AaF~oa+o
-~ ~ e g ADDITION I`~~u~y~~M ,,,~„ «
3 ,~ q j PFiEUMIN4RY PLAT ~ YYLB IlYwiur , Firm oNaa~m. , q ~,aa oM~o.w,* x+c.
}I m _ [ ,wam x ~~ .n rc ama is ~x. raa aawuao~ -+.`'~"t+an°. .".". w~Ll .r ..,. ~ :.-,.n
F ~r,a. mr2 acM ~~ I •.. am . ~ a.an, .~ wn u-ao.~
Baltic Place Addition CPAM-13-001; RZ-13-007; PP-13-015 & MDA-13-013
PAGE 14
Exhibit A.S: Proposed Landscape Plan (dated: 6/27/13)
l i s I I
#~l~i b`~i I~
I~
1 I- I'` ~ I I I
k
• @ 6i
_~~ ~~~
:~ P~ ml
~ ~ ~ g~ ~~
~~ ~~~'~
~ ~~~~~
z~$
~ ~ ~ ~~~
:~
O~ ~~
y ~4~
~ ~M
L__., i -
} I I
ii^ ~ Lpp
r P]
I
{~ ,~...s...u..~.
r~-
I
I ~
~t
~_ ---
~~
' ~----
~-'~-
I~
I~
~6
i
L _
K~OL R.
~1
~N t
8 ~a
i c~
i
6 ~ ~ BALTIC PLACE EMO/MEERINO ""` narx~~cart"cr 10fRE0°"D
ADDITION SOI.efTIONt °"'" ""ti" , ~'°",'n~`°"' p " °`""°'"`M "~`,
$ 0 ~ ; $ PRELIMANARY LAt~DSCRPE PUW 1 _ ,
i ixam w ae a w ar eecaox ~4 rx +x, a.. . ~~ °s~wma ,ro ar ..w. w°e'°n .s.e::~~ ..'nm""~~i .«-~ w..ne°w°a~ w.
g ,own a. mwn, axo ~. °.a ~' aw .,.
Baltic Place Addition CPAM-13-001; RZ-13-007; PP-13-015 & MDA-13-013
PAGE 15
Exhibit A.6: Building Photo
Baltic Place Addition CPAM-13-001; RZ-13-007; PP-13-015 & MDA-13-013
PAGE 16
B. Agency & Department Comments
1. PLANNING DEPARTMENT
1.1 Anew Development Agreement (DA) is required as part of the project approval. Prior to the
ordinance approval, a new DA shall be entered into between the City of Meridian, the property
owner(s) and the developer at the time of ordinance adoption. The Applicant shall contact the
City Attorney's office to initiate this process. The DA shall be signed by the property owner and
developer and returned to the city within two (2) years of the City Council granting approval of
the project. The DA shall, at minimum, incorporate the following provisions:
a. Future development of the site shall generally comply with the preliminary plat and landscape
plan included in Exhibit A.
b. Future development of the site shall comply with the ordinances in effect at the time of
development.
c. Future development of the site shall be consistent with the design standards in UDC 11-3A-
19 and the guidelines in the Meridian Design Manual.
1.2 Site Specific Conditions of Approval
1.2.1 Prior to issuance of a building permit, the applicant shall obtain approval of a Certificate of
Zoning Compliance and Design Review application. The proposed development shall comply
with the design standards listed in UDC 11-3A-19 and the guidelines contained in the Meridian
Design Manual.
1.2.2 The applicant shall construct all proposed fencing and/or any fencing required by the UDC,
consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B.
1.2.3 Staff's failure to cite specific ordinance provisions does not relieve the applicant of responsibility
for compliance.
1.2.4 Comply with the outdoor storage as an accessory use standards as set forth in UDC 11-3A-14.
1.3 General Conditions of Approval
1.3.1 Comply with all bulk, use, and development standards of the I-L zoning district listed in UDC
Table 11-2C-3.
1.3.2 Comply with all provisions of 11-3A-3 with regard to access to streets.
1.3.3 Comply with the provisions for irrigation ditches, laterals, canals and/or drainage courses, as set
forth in UDC 11-3A-6.
1.3.4 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.
1.3.5 Comply with the sidewalk standards as set forth in UDC 11-3A-17.
1.3.6 Install all utilities consistent with the standards as set forth in UDC 11-3A-21 and 11-3B-SJ.
1.3.7 Construct the required landscape buffers consistent with the standards as set forth in UDC 11-3B-
7C.
1.3.8 Comply with all provisions of UDC 11-3A-3 with regard to maintaining the clear vision triangle.
Baltic Place Addition CPAM-13-001; RZ-13-007; PP-13-015 & MDA-13-013
PAGE 17
1.4 Ongoing Conditions of Approval
1.4.1 The applicant and/or assigns shall have the continuing obligation to provide irrigation that meets
the standards as set forth in UDC 11-3B-6 and to install and maintain all landscaping as set forth
in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14.
1.4.2 The project is subject to all current City of Meridian ordinances and previous conditions of
approval associated with this site.
1.4.3 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.
1.4.4 The applicant has a continuing obligation to comply with the outdoor lighting provisions as set
forth in UDC 11-3A-11.
1.4.5 The applicant and/or property owner shall have an ongoing obligation to maintain all landscaping
and constructed features within the clear vision triangle consistent with the standards in UDC 11-
3A-3.
1.5 Process Conditions of Approval
1.5.1 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.
1.5.2 The applicant shall complete all improvements related to public life, safety, and health as set forth
in UDC 11-SC-3B. A surety agreement may be accepted for other improvements in accord with
UDC 11-SC-3C.
1.5.3 The final plat, and any phase thereof, shall substantially comply with the approved preliminary
plat as set forth in UDC 11-6B-3C2.
1.5.4 The applicant shall obtain approval for all successive phases of the preliminary plat within two
years of the signature of the City Engineer on the previous final plat as set forth in UDC 11-6B-
7B.
1.5.5 The preliminary plat approval shall be null and void if the applicant fails to either 1) obtain the
City Engineer signature on a final plat within two years; or 2) gain approval of a time extension
as set forth in UDC 11-6B-7.
1.5.6 Upon installation of the landscaping and prior to inspection by Planning Division staff, the
applicant shall provide a written certificate of completion as set forth in UDC 11-3B-14A.
2. PUBLIC WORKS DEPARTMENT
2.1 The sanitary sewer main intended to provide service to this development is existing in S. Baltic
Avenue. 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 Domestic water mains that are intended to provide service to this development are existing to the
north in S. Baltic Avenue and in E. Kalispell Street to the southeast. The applicant shall be
responsible to install water mains to and through this development, coordinate main size and
routing with Public Works, and execute standard forms of easements for any mains that are
Baltic Place Addition CPAM-13-001; RZ-13-007; PP-13-015 & MDA-13-013
PAGE 18
required to provide service. The development also falls on a domestic water pressure zone
boundary, and therefore will be required to install an additional connection to the higher pressure
zone in Franklin Road near the Northeast corner of the existing Baltic Place development. This
connection will keep the overall development in a higher pressure zone, thereby providing higher
levels of fire protection.
2.3 The applicant shall provide easement(s) for all public water/sewer mains outside of public right of
way (include all water services and hydrants). The easement widths shall be 20-feet wide for a
single utility, or 30-feet wide for two. 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, 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
signature on the final plat by the City Engineer.
2.5 All existing structures that are required to be removed shall be prior to signature on the final plat
by the City Engineer.
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 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.
2.8 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.
2.9 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.
2.10 A letter of credit or cash surety in the amount of 110% will be required for all uncompleted
fencing, landscaping, amenities, etc., prior to signature on the final plat.
2.11 All development improvements, including but not limited to sanitary sewer and water, fencing,
micro-paths, pressurized irrigation and landscaping shall be installed and approved prior to
obtaining certificates of occupancy.
Baltic Place Addition CPAM-13-001; RZ-13-007; PP-13-015 & MDA-13-013
PAGE 19
2.12 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.
2.13 It shall be the responsibility of the applicant to ensure that all development features comply with
the Americans with Disabilities Act and the Fair Housing Act.
2.14 Applicant shall be responsible for application and compliance with any Section 404 Permitting
that may be required by the Army Corps of Engineers.
2.15 Developer shall coordinate mailbox locations with the Meridian Post Office.
2.16 All grading of the site shall be performed in conformance with MCC 11-12-3H.
2.17 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.
2.18 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 of homes is at least 1-foot above.
2.19 The applicants design engineer shall be responsible for inspection of all irrigation and/or
drainage facility within this project that do not fall under the jurisdiction of an irrigation district
or ACHD. The design engineer shall provide certification that the facilities have been installed in
accordance with the approved design plans. This certification will be required before a certificate
of occupancy is issued for any structures within the project.
2.20 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.
2.21 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. All street lights
shall be installed at developer's expense. Final design shall be submitted as part of the
development plan set for approval, which must include the location of any existing street lights.
Street lighting is required at intersections, corners, cul-de-sacs, and at a spacing that does not
exceed that outlined in the Standards. The contractor's work and materials shall conform to the
ISPWC and the City of Meridian Supplemental Specifications to the ISPWC.
2.22 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.
2.23 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 years. 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.
3. POLICE DEPARTMENT
3.1 The Police Department has no concerns with the proposed development.
Baltic Place Addition CPAM-13-001; RZ-13-007; PP-13-015 & NIDA-13-013
PAGE 20
4. FIRE DEPARTMENT
4.1 The proposed project has no Fire Department concerns.
5. REPUBLIC SERVICES
5.1 Republic Services has no comments related to this application.
6. PARKS DEPARTMENT
6.1 The Parks Department has no comments related to this application.
7. ADA COUNTY HIGHWAY DISTRICT
7.1 Site Specific Conditions of Approval
7.1.1 Extend and terminate S. Baltic Avenue as a standard cul-de-sac street as a 36-foot street section
with curb, gutter, 5-foot attached sidewalk and with a minimum turning radius of 55 feet, as
proposed.
7.1.2 Construct a standard cul-de-sac on S. Baltic Avenue with a minimum turning radius of 55 feet
(measured center to back of curb).
7.1.3 Construct E. Kalispell Street as a standard cul-de-sac street as a 36-foot street section with curb,
gutter and 5-foot attached sidewalk and with a minimum turning radius of 55 feet, as proposed.
7.1.4 Construct a 26-foot wide driveway onto the cul-de-sac of S. Baltic Avenue, approximately 400
feet south of E. Franklin Road, as proposed.
7.1.5 Pave the proposed driveway onto S. Baltic Avenue its full width and at least 30 feet into the site
beyond the edge of pavement of the roadway.
7.1.6 Construct a 30 foot wide paved drive aisle through the property, providing access between E.
Kalispell Street and S. Baltic Avenue, as proposed.
7.1.7 Install gates a minimum of 50-feet away from right-of--way lines from S. Baltic Avenue and E.
Kalispell Street, on drive aisle.
7.1.8 Payment of impacts fees are due prior to issuance of a building permit.
7.1.9 Comply with all Standard Conditions of Approval.
7.2 Standard Conditions of Approval
7.2.1 Any existing irrigation facilities shall be relocated outside of the ACRD right-of--way.
7.2.2 Private sewer or water systems are prohibited from being located within the ACRD right-
of-way.
7.2.3 In accordance with District policy, 7203.3, the applicant may be required to update any
existing non-compliant pedestrian improvements abutting the site to meet current
Americans with Disabilities Act (ADA) requirements. The ~plicant's engineer should
provide documentation of ADA compliance to District Development Review staff for
review.
7.2.4 Replace any existing damaged curb, gutter and sidewalk and any that may be damaged
during the construction of the proposed development. Contact Construction Services at
387-6280 (with file number) for details.
7.2.5 A license agreement and compliance with the District's Tree Planter policy is required for
all landscaping proposed within ACRD right-of--way or easement areas.
Baltic Place Addition CPAM-13-001; RZ-13-007; PP-13-015 & MDA-13-013
PAGE 21
7.2.6 All utility relocation costs associated with improving street frontages abutting the site shall
be borne by the developer.
7.2.7 It is the responsibility of the applicant to verify all existing utilities within the right-of--way.
The applicant at no cost to ACHD shall repair existing utilities damaged by the applicant.
The applicant shall be required to call DIGLINE (1-811-342-1585) at least two full
business days prior to breaking ground within ACHD right-of--way. The applicant shall
contact ACHD Traffic Operations 387-6190 in the event any ACHD conduits (spare or
filled) are compromised during any phase of construction.
7.2.8 Utility street cuts in pavement less than five years old are not allowed unless approved in
writing by the District. Contact the District's Utility Coordinator at 387-6258 (with file
numbers) for details.
7.2.9 All design and construction shall be in accordance with the ACHD Policy Manual, ISPWC
Standards and approved supplements, Construction Services procedures and all applicable
ACHD Standards unless specifically waived herein. An engineer registered in the State of
Idaho shall prepare and certify all improvement plans.
7.2.10 Construction, use and property development shall be in conformance with all applicable
requirements of ACHD prior to District approval for occupancy.
7.2.11 No change in the terms and conditions of this approval shall be valid unless they are in
writing and signed by the applicant or the applicant's authorized representative and an
authorized representative of ACHD. The burden shall be upon the applicant to obtain
written confirmation of any change from ACHD.
7.12 If the site plan or use should change in the future, ACHD Planning Review will review the site
plan and may require additional improvements to the transportation system at that time. Any
change in the planned use of the property which is the subject of this application, shall require the
applicant to comply with ACHD Policy and Standard Conditions of Approval in place at that time
unless awaiver/variance of the requirements or other legal relief is granted by the ACHD
Commission.
Baltic Place Addition CPAM-13-001; RZ-13-007; PP-13-015 & NIDA-13-013
PAGE 22
C. Required Findings from Unified Development Code
1. COMPREHENSIVE 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 changes to the Future Land Use Map are 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
industrial uses on this site will be compatible with existing and future commercial and
industrial uses.
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 is consistent with the Unified
Development Code.
e. The amendment will be compatible with existing and planned surrounding land uses.
The Commission finds the proposed amendment will be compatible with the surrounding
existing and future single-commercial and industrial uses.
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. Sewer and water services are available to be
extended to this site.
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 industrial development of this property is consistent
with 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 VIII and the subject findings above, the
Commission finds that the proposed amendment is in the best interest of the City.
1. REZONE 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 annexation and zoning, the
Baltic Place Addition CPAM-13-001; RZ-13-007; PP-13-015 & MDA-13-013
PAGE 23
Council shall make the following findings:
a. The map amendment complies with the applicable provisions of the Comprehensive
Plan;
The applicant is proposing to rezone the subject property with an I-L zoning district
consistent with the proposed industrial land use designation for this site. Therefore, the
Commission finds the amendment is consistent with the applicable provisions of the
Comprehensive Plan (see section VII above).
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 I-L zoning district and
proposed industrial development is generally consistent with the purpose statement of the
district consistent with the Comprehensive Plan.
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. City utilities will be extended at the expense of the applicant.
The Commission recommends 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 (as applicable) is in the best of interest of the City (UDC 11-SB-3.E).
Not applicable.
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 is in substantial compliance with the
adopted and proposed 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 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;
Baltic Place Addition CPAM-13-001; RZ-13-007; PP-13-015 & MDA-13-013
PAGE 24
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 consider comments from the public service
providers (i.e., Police, Fire, ACHD, 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 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.
Baltic Place Addition CPAM-13-001; RZ-13-007; PP-13-015 & MDA-13-013
PAGE 25