Rodhouse Office Park CUP-13-009CITY OF 1VIEl2IDIAN
FINDINGS OF FACT, CONCLUSIONS OF LAW
ANU
DECISION AND ORDER
E IDIAN ~--
In the 1Vlatter of Conditional Use Permit for an Office Park Consisting of Four (4}Buildings
Located at 289 SW 5"' Avenue in the L-O Zoning District, by Rocihouse Capital, LLC.
Case Na(s}. CUP-13-009
Fo~• the Planning and Zoning Commission Hearing Date of: October 3, 2013
A. Findings of fact
1. Hearing Facts (see attached Staff Report for the hearing date of October 3, 2013, incorporated by
reference}
2. Process Facts (see attached Staff Report for the hearing date of October 3, 2013, incorporated by
reference}
3. Application and Property Iiacts (see attached Staff Report for the hearing date of October 3, 2013,
incorporated by reference}
4. Required Findings per the Unified Development Code (see attached Staff Report far the hearing
date of October 3, 2013, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall c~ercise the powers cor~ferred upon it by the "Local Land Use
Planning Act of 1975," codified at Chapter 65, Title G7, Idaho Code (LC. §67-6503).
2. The Meridian Planning &7..,oning Commission takes judicial notice of its Unified Development
Code codified at'1'itIe 11 Mcridiau City Code, and all current zoning maps thereof. The City of
Meridian has, by ordinance, established the Impact Area and the Amended Comprehensive Plan
of the City of Meridian, which was adopted April 19, 201 1, Resolution No. 11-784 and Maps,
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s) received from tlZe governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impost:
expense upon the public if t1~e attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this decision, which shall be
signed by the Chau•man of the Commission and City Cleric and then a copy served by tl~e Cleric
upon the applicant, the Planning Department, the Public Warlcs Department and any affected
party requesting notice.
CI"J'Y OF M1~RIDIAN hINDINGS OF FACT, CONCLUSIONS OF LAW AND DECISION & OItD1~R
CASE NO(S}. CIJP-13-009
]Wage 1
That this approval is subject to the conditions of approval in the attached staff report for the
hearing date of October 3, 2013, incorporated by reference. The conditions are concluded to be
reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the Planning & Zoning Commission's authority as provided in Meridian City Code § ll-
SA and based upon the above and foregoing Findings of Fact which are herein adopted, it is hereby
ordered that:
1. 'I'l~e applicant's request for conditional use permit is hereby approved per the conditions of
approval in the attached staff report for the hearing date of October 3, 2013, attached as Exhibit
A.
D, Notice of Applicable Time Limits
Notice of'l'wo (2) Ycar Conditional Use Pci7nit Duration
Please take notice that the conditional use permit, when granted, shall be valid foe a maximum
period of two (2} years unless otherwise approved by the City in accord with UDC 11-SB-6F.1.
During this time, the applicant shall commence the use as permitted in accord with the
conditions of approval, satisfy the requirements set forth in tl~e conditions of approval, and
acquire building permits and commence construction of permanent footings or structures on or
in the ground. For conditional use permits that also require platting, the final plat must he
signed by the City Engineer within this two (2) year period in accord with L1DC 1 l-SI3-6F.2.
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-SB-G.F.I, the Director may authorize a single extension of the time to commence the
use not to exceed one (1}two (2) year period, Additional time extensions up to two (2) years as
determined acid approved by the Commission may be granted. With all extensions, the Director
or Commission may require the conditional use comply with the earrent provisions of Meridian
City Code Title 1 1 .
E. Notice of liinal Action and Right to Regulatory "Takings Analysis
1. The Applicant is hereby notil2ed that pursuant to Idaho Code 67-8003, a denial of a conditional
use permit entitles the Owner to request a regulatory taking analysis. Such request must be in
writing, and must be filed with the City Clerk not more than twenty-eight (28) days after the
final decision concerning the matter at issue. A request for a regulatory takings analysis will
toll the time period within which a Petition for Judicial Review nay be filed.
2. Please take notice that this is a final action of the governing body of the City of Meridian.
When applicable and pursuant to Idaho Code § 67-6521, any affected person being a person
who has an interest in real property which may be adversely affected by the final action of the
governing board may within tWVenty-eight (28) days after the date of this decision and order
seek a judicial review as provided by Chapter 52, Title 67, Idaho Code.
F. Attached: Staff report for the hearing date of October 3, 2013
CITY OF MERIDIAN FINDINGS OF E'ACT, CONCLUSIONS OF L,AW AND DECISION & ORDER
CAS}, NO(S}. CUP-13-f109
Page 2
By action of the Planning & Zoning Cominissian at its regular meeting held on the ~ ~ day of
~~~°ah2-Fr' , 2413.
COMMISSIONER STEVEN YEARSLEY, CHAIRMAN
COMMISSIONER JOE MARSIIAI.,L,, VICE CHAIRMAN
COMMISSIONER MICHAEL ROHM
COMMISSIONER SCOTT FREEMAN
COMMISSIONER MACY MILII~ER
voTED t ~.
V Orl'lD~~'(,
VOTED ~! ~ ~..
VOTED( ,
VOTED .~ ~ SE'
f`rA F~J
r ~~
Steven Yearsley,`Chaa=man ~~'
Attest:
~~~ ~ " ~ ~~L ~~~L
Jaycee Holman, City Clerl:
Copy served upon Applicant, The Planning Deparfn~ent, Public Works Department and City Attorney.
By: ~~.~~.__~~,~'~'°a~~~ ~~ ` ~~, Dated: 1 ~~ _ ,...aa~ _~. e
City Clerk's O~~e~ ~~
~~ ..5~`~' _nRAT[ D n
catY of
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~L, •s
~'q bP PR F,iSU k'~t;
CITY OF MI;KIDI~N FINI 1t~CS OF FACT, CONCLUSIONS ~F I AW AND DECISION & ORDER
CAST; NO(S). CUP-13-009
Pale 3
EXHIBIT A
STAFF REPORT
Hearing Date:
•ro:
FKOM:
SUBJECT:
October 3, 2013
Planning and Zoning Commission
Bil] Parsons, Associate City Plamier
208-884-5533
E I~IA~1
Bruce Freclclefion, Development Services Manager
208-887-2211
CUP-13-009 -Rodhouse Office Parlc
I. SUMMARY DESCRIPTION O:F APPLICANT'S REQUEST
The applicant is requesting conditional use permit (C1JP) approval to construct four (4} office
buildings ranging i~l size between 3,983 square feet and 4,538 square feet on 1.217 acres of land in an
existing I1 Q (Limited Office) zone. Typically, a CUP would not be required for this project as office
uses are principally permitted in the L-O zoning district; however, the recorded development
agreement (DA) (Inst. #97044077) for Troutner Parlc Subdivision requires all development to obtain
CUP approval prior to submittal of a certificate of zoning compliance application. ,See Seclioar IX
Anral~~sis fot• more iia• fot•fiza~io~~.
II. SI1MIVl.ARY RECOMMENDATION
Staff recommends approval of the proposed conditional use permit application vaith the conditions
listed in Exhibit B, based on the Findings of Fact and Conclusions of Law in Exhibit C of the Staff
Report._ The l~leridian Planning and Zoning Commission heard this item on October 3, 2013. At
the public hearing, the Commission moved to approve the subject CUP request,
a. Summary of Commission Public Hearing:
i. In favor: Shawn Redder
ii. In opposition: None
iii. Commenting: Bill Hamlin concern
provided with the office project.
iv. Written testimony: None
v. Staff E1resenting application: Bill Parsons
vi. Other staff cornmentin!? on application: None
b. Key Issues of Discussion by Commission:
i. Required paf•Izing by oi•cliuance.
c. Key Commission Changes to Staff Recommendation:
i. None
III. PROPOSED MOTION
Approval
After considering all staff, applicant and public testimony, I move to approve file N-umber CUP-13-
009 as presented in the staff report for the hearing date of October 3, 2013, with the: following
modifications: (Add any proposed modifications.}
Denial
After considering all staff, applicant and public testimony, I move to deny File Number CUP-13-009
as presented during the hearing on October 3, 2013, for the following reasons: (You should state
specific reasons for• denial.)
Rodhouse Office Park CtJP-13-009 PAGI, 1
EXHIBIT A
Continuance
I move to continue File Number CUP-13-009 to the hearing date of (insert continued hearing date
here) for the following reason(s): (Yost should state specific reasons} far continuance,}
IV. APPLICATION AND PROPERTY FACTS
A. Site Address/Location (Parcel #R8533750700):
The subject property is located at 289 SW. Sal' Avenue (Lot 7, Block 1, Trouttter Park
Subdivision); Section 13, Township 3 Nor•ii, Range 1 West,
B. Applicant/Owner(s):
Rodhouse Capital, LLC
1763 W. Sunny Slope Drive
Meridian, ID 83642
C. Representative:
Shawn Reeder, Perfor•tnance Engineers
1102 N. Franklin Boulevard.
Nampa, ID 83687
D. Applicarrt's Statement/Jrtstifieation: Please see applicant's narrative for this information.
V. PROC>/SS FACTS
A. The subject application is for a conditional use permit. A public hearing is required before the
Planning and Zoning Commission on this matter, consistent with Meridian City Code Title 11,
Chapter 5.
B. Newspaper notifications published on: September 16, and 30, 2013
C. Radius notices mailed to properties within 300 feet on: September 12, 2013
D. Applicant posted notice on site by: September 24, 2013
VL LAND USE
A. Existing Land Ilse{s} and 7,oniug: The subject property is vacant commercial property, zoned
L-O.
B. Character of Surrounding Area and Adjacent Land Use and Zoning: 'I'bis area is a rapidly
transitioning commercial area. There is existing vacant commercial property as well as developed
cornmercial uses to the east, south, and north of the proposed office buildings. The property abuts
a residential. subdivision on the west boundary.
C, History of Previous Actions:
In 1996, the City of Meridian approved the annexation and zoning of property in Troutner Park
Subdivision to C-G and L-O zones. In 1997, a Development Agreement (DA) was entered into
which required all developmentwithin the subdivision to obtain CUP approval. In 1.998, an
amendment to the Findings of Fact and Conclusions of Law was approved that eliminated the
requirement for CUP approval for the C-G zoned portions of the development but still required
CUP approval for the L-O zoned portions, tvhieh are located adjacent to existing residential
homes.
D. Utilities:
1. Public Works:
Rodhouse Office Park CUP-13-009 PAGE 2
EXHIBIT A
a. Location of sc~vcr; NA
b. Location of water: NA
c. Issues or concerns: Nonc
E. Physical Feat~nes:
1. Canals/Ditches h•rigation: NA
2. Hazards; Staff is not aware of any hazards that exist on this property.
3. Flood Plain: NA
VL[. COMPREHENSIV>J PLAN POLlC1F.S AND GALS
The subject property is currently designated "Commercial" on the Comprehensive Plan Future Land
Use Map. Per the Comprehensive Plan, comnaea•cial designated areas provide 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. Within this land use category, specific zones may be ct•eated to focus commercial activities
unique to their locations. 'These zones may inelnde neighborhood connnercial uses focusing on
specialized service for residenrtial areas adjacent to that zone.
The applicant is proposing to develop an office park which is acceptable in the commercial
designation. Staff is of the opinion the property will develop in a fashion consistent with the
Comprehensive Plan.
Staff finds the fol}owing Comprehensive Plan policies to be applicable to this property and apply to
the proposed use (staff analysis in italics}:
• Kegrtire all commercial and industrial businesses to install and maintain landscaping
(2.01.03B, Chapter 2, pg. 14).
C'trrreratly, a 35-foot snide landscape bt~er e~:ists• along the east boundary arad will rerracrira
anadistzrr°bed with flee developrateraf ~f flee site. The appliccrrat is alsv pr•oposirag a 2.5 foot 1t~ide
landscape buffer adjacent to ~S'W S`r' A~~eratre card iraterraal IcnacLscaping corasistertt ~nith the
laradscahe stcrradcrr°ds set forth ire UUC 11-3B-7C arad UDC 11-313-8C. Mairrtenrnace of the
lcrradscapirag is required cis set forth irr UDC 11-3B-13.
• Protect existing residential properties from incompatible land use development on adjacent
parcels." (3.06.01F, pg. 53)
Stclff frrads that this project acts as a good bz~er bet~weert the. corrtrraet•cial arses ore the east side
of Si'Y 5'r' Aveaaue arad the etLstirag single fcrrtaily residential development to the east. A
caraditiora of the T r•outraer Subdirisiora r•eduired a 35-joot Icrrrc~scape baiffer along the east
batnadar y.
• Encourage infiil development izi vacantlundeveloped areas within the City over fringe area
development to halt the outward progression of urban development.:" (5.01.02B, pg. 69}
The proposed developnaerat is crra infill project cvrzsistent yvith dais objective.
~ Permit new development only where urban services can. he reasonably provided at the time of
final approval and development is contiguous to the City." (3.OI.O1F, pg. 45)
City services are stubbed fa the property arad will be eaaeraded tinith the de>>eloprtrerat of this
site.
® Plan for a variety of commercial anal retail opportunities within the Impact Area (3.05.01 J,
]todhotfse Office F'ark CLfP-13-Q09 PAGE 3
EXIIIBIT A
Chapter 3, pg. 51).
Stc7ff belieres that tlae pr•ol~osed office uses tinill cortlt•ibtrte to the ljariety of uses in this area
ar~d will be corrapcrtible. with the existing r•esiderrces to the west.
For the above-stated reasons, staff is of the opinion the proposed office park is consistent with the
applieable comprehensive plan policies and is appropriate in this location.
VIII. UIViF'IEB DEVELOPMENT CODE
A. Ptupose Statement of Zone: The purpose of the commercial districts is to provide for the retail
and service needs of the community in accordance with dle Meridian comprehensive plan. Six (C)
districts are designated which differ in the size and scale of commercial strnchtres 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 ofUse: UniCed Development Code (UDC} 11-2B-2 lists the permitted, accessory,
conditional, and prohibited uses in the L-O zoning district.
C. Dimensional Standards: The dimensional standards listed in UDC Table I1-2B-3 for the L-O
zoning district apply to development of this site.
IX. ANALYSIS
A. Analysis of Facts Leading to Staff Recommendation:
CUP: The applicant requests conditional use permit (CLIP) approval to construct four (4) office
blllldiilgS Oil the subject property. The recorded development agreement requires detailed site
plan review prior to construction on the site. 111 accordance with the DA, the applicant has
submitted a CUP for the proposed office buildings.
Site Plan: The subrnitteti site plan depicts four (4) office buildings ranging in various square
footages (3,983 up to 4,538 square feet}. Access to the development will be provided from SW
5`'' Avenue. Since the parcel a-3d structures arc held undet• single ownership, staff is not requiring
cross access with this development.lf the property is subdividing in the future, cross access may
be required in accord with UDC 11-3A-3.
Parking: The applicant is proposing to construct 39 parking stalls for this use; 34 parking stalls
are required by ordinance. The proposed parking stalls and drive aisles shown on the site plan
comply with the dimensional standards in UDC Table 11-3GS..AdditionaIly, tIDC 1I-3C-6G
requires that one bicycle parking space be provided for every 25 vehicle parking spaces. The
applicant is proposing a central bike rack location between two (2) of the proposed northern
buildings. Staff is of the opinion the bike rack should be in a more visible/convenient location and
near the entrances of the buildings. With firture CZC submittal, the applicant must provide a
minimum of a one space bicycle parking facility for each building to be located as close to the
building entrance as possible in compliance with UDC 11-3C-SC.
Landscaping: "1'Ire submitted landscape plan depicts a 25-foot wide landscape buffer which is 5-
feet wider than 20-foot landscape buffer required by ordinance. The buffer must comply with the
requirements set forth in IIDC 11-3B-7C. Additionally, there is a 5-foat wide parkway adjacent to
SW 511' Avenue. This area is located within ACRD right-of--way (ROW} but not improved. Other
parkways in the area are landscaped with lawn and trees and provide an attractive streetscape
witiain the Troutner development. For this reason, staff is of the opinion the unimproved parkway
abutting this site should be improved consistent with the other parkways in the area. With filture
CZC submittal, the applicant must revise the landscape plan to include the parkr~Tay. The parkway
Rodhousc OfFcc Park CLJI'-13-009 PAC7E 4
EXHIBIT A
must be landscaped in accord with UDC 11-3Ii-7C and requires the applicant enter into a license
agreement with ACRD for the landscape improvements within the ROW.
Elevations: Elevations «rere submitted for the proposed buildings on the site. All of the buildings
proposed for site have a cohesive design theme. The proposed building materials include viliyl
fi•arne windows, architectural fiberglass shingles, stucco and stone wainscot on all facades. Per
the City's design standards (UDC 11-3A-19), the entries into each building must have weather
protection in the form of awnings or arcades. As submitted this design feature is not incorporated
into the building design.
Prior to the construction of the site, the applicant is required to obtain approval of a certificate of
zoning compliance and administrative design review applications. Staff ~~~iII ensure all str•uchires
proposed far the site comply with the design standards set forth in L7.DC ll-3A-19. With the
addition of the awnings as required, staff is suppartive of the proposed building elevatians and
construction materials.
Stafi'recommertds approval of the proposed CIJP with the conditions listed in Exhibit F3.
X. EXHLBITS
A. Drawings
1, vicinity Map
2. Site Plan
3. Landscape Plan
4. Proposed Building Elevations
S. Conditions of Approval
1. Planning Department
2. Public Works Department
3. Fire Department
4. Police Department
5. Sanitary Service Company
6. Ada County Highway Disir•ict
7. Parks Department
C. Required Findings from Unified Development Code
Rodhuuse Office Park CUP-13-009 PAGI: 5
EXHIBIT ~
Ratlhouse C3ffice Park CUP-13-009 pp<,P ~,
Exhibit A.1: Vicinity Map
EXHIBI'T' A
Exhibit A.2: Site Plan
RODHOUSE OFFICE COMPLEX
TROUTN~R PARK SUB.
LOT 7, BLOOK 1
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LANDSCAPE PLAN
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Rodhouse Office Park GUP-I3-009 PAGE 7
FXHIBII' A
Exhibit A.3: Lai~dsca~e Plan
RODHOUSE OFFICE COMPLEX
TROUTNER PARK SUB.
LOT 7, BLOCK 1
MERtDIhN, IQhHO
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LOT 8 ,o',;. ~.-,
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Rod(ZOUSe Office Park CUP-13-009 PAG1i 8
LANDSCAPE PLAN
EXHIBIT A
L~laibit A.4: I'iroposed Buildi~~g Elevations
REAR ELEVATION
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Rodho~{sc'OFfice Park CUP-13-009 p~,O~
F,XHIBII' A
FRONT ELlVATION #2
FRONT ELEVATION #3
Rodhouse Office Paa•k CUP-13-~09 PAGE 10
EXHIBIT A
B. Conditions of Approval
X. PLANNING DEPARTNt ENT
1.1 The applicant shalt comply with all conditions of approval for Troutner Park Subdivision and
Development Agreement instrument No. 97044077.
1.2 The site plan and landscape plan labeled L1.0, prepared by Performance Engineers, dated
08108/13, are approved with the following modifications:
a. Provide a minimum of a one space bicycle parking facility for each building to be located as
close to the building entrance as possible in compliance with UDC l 1-3C-5C.
b. With future CZC submittal, the applicant must revise the landscape plan to include the
parkway abutting SW Stt' Avenue. The parkway must be landscaped in accord with UDC 11-
3B-7C and squires the applicant enter into a license agreement with ACIID for the landscape
improvements within the ROW.
c. All landscaping near the construction zone (east boundary) must remain protected during
construction on the site. Protect any existing trees on the subject property that are greater than
four-inch caliper and/or mitigate for the loss of such trees as set forth in UDC 11-3B-10.
1.3 Prior to t11e issuance of a building permit for any structures on the site, the applicant is required to
obtain approval of a certificate of zoning cornplianee azid administrative design review
application for each structure constructed on the site.
I.4 The applicant shall have a maximum of two (2} yews to commence the construction of the site as
peemitted in accord with tl~e conditions of approval listed herein. If the use has not begun within
two (2) years of approval, a new conditional use permit must be obtained prior to operation or a
time extension must be requested in accord with UDC 11-5B-6F.
1.5 Staff's failure to cite specific ordinance provisions does not relieve the applicant of responsibility
for compliance.
1.6 The applicant shall complete all required improvements prior to issuance of a Certificate of
Occupancy. It is unlativfitl to use or occupy any building or structure until the Building Official
has issued a Certificate of Occupancy.
l .7 Applicant shall be required to i~istall street lighting per the City of Meridian Department of Public
Works, lmprovetnent Standards for Street Lighting. All streetlights shall be installed at
suhdivider's expense. Final design shall be submitted to the Public Worl<s Department for
approval. The street light contractor shall obtain the approved design on file and an elech•ical
permit from the Public Works Department prior to commencing ir~zstallations. The contractor's
work and materials shall conform to the ISPWC ar7d the City of Meridian Supplemental
Specifications to the ISPWC.
1.8 The building elevations constructed on this site shall substantially comply with the renderings
attached in Exhibit A.4 and comply with the structure and site design standards in accord with
UDC 11-3A-19.
1.9 The applicant shall comply with the access to street standards in accord with UDC I 1-3A-3.
2. PUBLIC WORKS DEPARTMENT
2.1 Public Works has no concerns with this application.
Rodhouse Office Park CUP-13-009 PAGE 11
EXHIBIT A
3. FIItE DEPARTMENT
3.l Ensure that all yet undeveloped parcels are maintained free of combustible vegetation as set forth
in International Fire Code Section 304.1,2.
3.2 The applicant shall work with Pablic Worlcs and Planning Department staff to provide an address
identification plan and a sign which meets the requi-•ements of the City of Meridian sign
ordinance and is placed in a position that is plainly legible and visible from the street or road
fronting the propel•ty, as set forth iii International Fire Code Section 505.1.
3.3 1Vlaintain a separation. of S' from the building to the dumpster enclosure as set forth in
International Fire Code Section 304.3.3.
3.4 Where a portion of the facility or building hereafter constructed or moved into or within the
~uI'1SdtetIOn is more than 400 feet (122 m} from a lrydrant on a fire apparatus access road, as
measured by an approved route aroLtnd the exterior of the facility or building, on-site fire hydrants
and mains shall be provided where required by the code official as set foI•th 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 943.3.1.2 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 in).
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 in).
4. POLICGDEPARTMENT
4.1 The Police T}epai•tment has no concerns with this application.
5. REPUBLIC SERVICES
5.1 Prior to submittal of a Certificate of Toning Compliance (CZC) application to the City of Meridian
Planning Department, tl~e applicant shall submit a scaled site plan and detail of the trash. enclosure to
Bob Olson at Republic Services (345-126.5) that demonstrates compliance with the following items:
a. Suitable waste enclosure locations (errclostrres should be located to rrrirrimize ser•I~ice vehicle
bcrck-up r•equiremerrt));
b. Sufficient overhead clearance height for service vehicles (a nrinirrrznn l3' clearance is rec~zrir•ec~
irrclzrdirrg potit~er crr~d teleconrrrnrnicaticrrr lures; this regzrirenrent increases to 22' at corrtairrer
Se7'VIL'e IUCat10r15);
c. Ample ntnnbei• and size of waste receptacles/euclostn-es to meet waste generation points ~tnci
voltlines;
d. Adequate waste enclosure access (the applicant shall provide drive-on capabilit3~ for 6 arrd 8
cZrhic yard contcrirrers; allot-~ a rnirrirrrrrrrr of 60' •fr•orrtal clearance);
e. Adequate tanning radius (provide a mirrinrznrt 28' inside acrd 48' oartside.for all entrances,
irrterrrctl roads, drive aisles, alleys, and private streets lvhere they intersect. cr prrlrlic stn°eet);
f. Any roadway greater than 1 SO feet in lenl,~th that is not provided with an outlet shall be
required to have an approved tui•Ii around.
g. Meets design standal•ds for waste enclosure{s):
i. Concrete pad far the waste enclosure (re~uir•ed for crll e~closrn•es);
Rodho~ise Off'iee Park CLIP-13-009 YAGF 12
EXHIBIT A
ii. Concrete apron in front of waste enclosure (mirtirzazrnt 8' in depth)
iii. Gate locks for the waste enclosm•e for both open and closed positions;
iv. Clearance inside waste enclosure gates (mirrizrarmr 12' ~- I U' 1vlaen in open position) Note:
If btrildir~g tenant wishes to recycle, please corrtcrctBob Olson at Republic Ser~~ices (345-
I?65) for• nzininzann dimensional re~arirerrzents;
t~. Bollards inside the enclosure to prevent the container from damaging the walls and gates;
vi. Waste enclosure user access (l~hen possible, the enclosure should be designed ~i~ith arr
easy pedestrian access point other Haan the front gates to ensrn•e less mess rwithirr the
errclosan~e as r>>ell as rechrce gate dcnnage);
G. PARKS DEPAR'I'MEN'C
6.l The Parks Department has no concerns with this application.
Rodhouse Office Park CUP-i3-009 NAGL; 13
EXHIBIT
C. Required Findings from Uniflcd Development Code
1. Conditional Use Permit {UDC 11-SR-6E}
The Commission shall base its determination on the Conditional Use Permit request upon
the following:
a. That the site is large enough to accommodate the proposed use and meet all the
dimensional and development regulations itt the district in which the use is located.
The Commission finds that the subject property is large enough to accommodate the proposed
addition which complies with the dimensional and development regulations of the L-O
district (see Analysis Section IX for more information).
b. That the proposed use will 1}e harmonious with the Meridian Comprehensive Plan and
in accord with the requirements of this Title.
The Commission finds that the proposed office pack is consistent and harmonious with the
UllC and Comprehensive Plan Future Land Use Map designation of Connncrcial for this site.
c. That the design, construction, operation and maintenance fvill be compatible with other
uses in the general neighborhood and with the existing or intended character of the
general vicinity and that such use will not adversely change the essential character of
the same area.
The Commission finds that if the applicant complies with the conditions outlined in this
report, the proposed office park should be compatible with other uses in the general.
neighborhood and with the existing and intended character of the area.
That the proposed use, if it complies with all conditions of the approval imposed, will
not adversely affect other property in the vicinity.
The Commission finds that if the applicant complies with the conditions outlined in this
report, the proposed office park will not adversely affect other pt•oper•ty in the area.
e. That the prol~~osed use will be served adequately by essential public facilities and
services such as highways, streets, schools, parks, police and fire protection, d~•ainage
structures, refuse disposal, water, and sewer.
The Commission finds that sanitary sewer, domestic water, refirse disposal, and irrigation are
ctu'rently provided to the subject property. Services will not change with the development of
the site.
f. That the pt•oposecl use will not create excessive additional casts for pttblie facilities and
services and will not be detrimental to the economic welfare of the community.
If approved, the applicant will he financing any improvements regtrir•ed for development. The
Commission finds thet•e will riot be excessive additional requirements at public cost and that
the proposed use will ttol be detrimental to the community's economic welfare.
Rodllouse Office Park CiJF'-13-009 PAC1E I~
F,XHIBIT A
g. That the proposed use will not involve activities or processes, materials, equipment and
conditions of operation that wilt be detrimental. to any persons, property or the general
wvelfare by reason of excessive production of traffic, noise, smoke, fumes, glare or odors.
The Commission finds the expansion of the building will not be detrimental to any persons,
propcrt.y or the general welfare of the a~•ea.
h. That the proposed use will not result in the destruction, loss or damage of a
natu~•al, scenic or historic feature considered to be of major importance.
The Commission finds that there should not be any health, safety or environmental p~•oblems
associated with the existing rise. Furthel•, staff finds that the proposed office park will not
result in the destruction, loss or damage of any natural, scenic or liista~•ic feature of major
importance.
Rodhouse Otlice Park CLTP-13-009 PAU1; 15