HomeMy WebLinkAboutValencia Plaza Sub PPJU~'~ D ~ 2004
A
f ~tyOf'IVgeridiarz
5 Clerk Ollice
miv
eridian STAFF SUMMARY
iUAHb
e~. OF
°~°" ° ~-°° "~ aw PLANNING AND ZONING COMMISSION
RECOMMENDATION TO CITY COUNCIL
Project Name: Valencia Plaza Subdivision
Case No(s).: PP-04-010
Applicant: Aspen Grove Development, LLC.
P&Z Commission Hearing Date: May 6, 2004
Recommendation: Approve with conditions.
Summary of Public Hearing:
Mark Guho, representing Aspen Grove Development, LLC, testified in favor of the
application.
No members of the public testified about the proposed development.
Key issues of discussion and questioning by the Commission included:
Internal drive aisle design
Requirement for future CUP approval of office buildings, as required
with the existing Development Agreement for Resolution Subdivision
No. 1.
Key Commission Additions/Modifications to Staff Recommendation:
• The Commission made no modifications to the staff recommendation.
Outstanding Issues for City CounciL•
• On June 8, 2004, the Council voted to amend the Development Agreement for
Resolution Subdivision No. 1 (see MI-04-004). The Council voted to amend the
Development Agreement by removing the requirement for all buildings within
Valencia Plaza Subdivision (a.k.a. -Lot 1, Block 1, Resolution Subdivision No. 1) to
obtain CUP approval prior to construction. Therefore, Site Specific Condition #2
should be deleted from the recommendation for PP-04-010 (Valencia Plaza
Subdivision) as well. NOTE: Neither the FFCL for MI-04-004 nor the Amended DA
have been signed by the City yet. The FFCL for MI-04-004 are on for Council
approval on June 22, 2004.
BEFORE THE PLANNING AND ZONING COMMISSION
IN THE MATTER OF THE REQUEST
FOR PRELIMINARY PLAT
APPROVAL OF SIX (6)
COMMERCIAL LOTS ON 5.23 ACRES
IN A L-O ZONE FOR VALENCIA
PLAZA SUBDIVISION
Case No. PP-04-010
RECOMMENDATION TO CITY
COUNCIL
ASPEN GROVE DEVELOPMENT, LLC,
Applicant
The subject property is approximately 5.23 acres in size and is located on the
south side of Gala Street, approximately 300 feet east of Millennium Way, in
Section 20, Township 3 North, Range 1 East.
2. Resolution Business Park, LLC, is the current property owner, and Gary Voigt,
who is a registered agent of Resolution Business Park, LLC, has submitted
notarized consent for Mark Guho, who is a registered agent of Aspen Grove
Development, LLC, to submit the subject application.
3. The Applicant is Aspen Grove Development, LLC.
4. The subject property is currently zoned L-O. The zoning of L-O is defined within
the City of Meridian Zoning and Development Ordinance Section 11-7-2.
5. The subject property is within the city limits of the City of Meridian.
6. The enfire parcel is included within the Meridian Urban Service Planning Area as
defined in the Meridian Comprehensive Plan.
7. The Applicant proposes to develop the subject property in the following manner:
A six-lot commercial (office) subdivision.
8. There are no significant or scenic features of major importance that affect the
consideration of this application.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF A SIX LOT
COMMERCIAL SUBDIVISION ON 5.23 ACRES IN A L-O ZONE FOR VALENCIA PLAZA
SUBDIVISION, BY ASPEN GROVE DEVELOPMENT, LLC - PP-04-010 -Page 1
RECOMMENDATION
The Meridian Planning and Zoning Commission hereby recommends to the City
Council of the City of Meridian that they approve the requested Preliminary Plat as
requested by the Applicant for the property described in the application, subject to the
following:
A. Adopt the Comments and Recommendations of the Meridian Planning & Zoning
and Engineering Departments as follows:
SITE SPECIFIC CONDITIONS (PRELIMINARY PLATT
1. Applicant shall meet all of the requirements of the previously approved
applications (CUP-00-017 & Resolution Subdivision No. 1) as a condition of the
subject Preliminary Plat.
2. No building or other structure shall be erected, moved, added to or structurally
altered, nor shall any building structure or land be established or change in use on
this site without first obtaining a Conditional Use Permit (CUP) from the City of
Meridian. Place a note on the plat stating that prior to construction all buildings
within this development require sepazate CUP approval.
3. Provide a note on the plat granting cross-access to the lot to the west (Lot 3,
Block 1, Resolution Subdivision No.l ), to utilize the drive aisle within this
development for access to Gala Street, as proposed. There shall be a minimum of
5-feet between the northern edge of the drive aisle and the south property line of
Lot 1, Block 1, Gaudry Seegmiller Subdivision. Provide a note on the plat
granting cross-access to all of the proposed lots within the subject subdivision to
utilize the drive aisles and parking azeas. Maintenance of all drive aisles and
parking azeas shall be provided for with a note on the plat, AND/OR a recorded
document such as CCR's. The applicant shall provide the required documents
prior to the City Engineer's signature of the final plat.
4. All drive aisles shall be constructed in accordance with Meridian City Code. All
parking areas shall be constructed in accordance with Meridian City Code 11-13-
1. Any fire lane greater than 150-feet in length that is not provided with an outlet
shall be required to have a Fire Department approved turnazound. Provide a
minimum of 20-feet of pavement on either side of any landscape islands/medians
within drive aisles that serve as fire lanes.
5. The submitted landscape plan, prepared by The Land Group, Inc., and dated 3-12-
04 is approved as submitted, with the following changes:
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF A SIX LOT
COMMERCIAL SUBDIVISION ON 5.23 ACRES IN A L-O ZONE FOR VALENCIA PLAZA
SUBDIVISION, BY ASPEN GROVE DEVELOPMENT, LLC - PP-04-010 -Page 2
• In accordance with the recorded Resolution Subdivision No. 1, provide a 12-
foot wide landscape buffer along Gala Street. Delineate said landscape buffer
on the future final plat(s). The landscape buffer shall not preclude the
construction ofhard-surface driveways. Landscaping shall be in accordance
with MCC 12-13-10.
• Two trees approved for planting within street buffers shall be installed along
Gala Street where the conifers are shown (northwest corner of the plan).
• Because of the existing irrigation easement, plant low-lying shrubs, not trees,
within the proposed landscape buffer along the east property line.
• Any tree over 4" in caliper that is removed from the property shall be replaced
by installing additional trees, being the equivalent number of caliper inches of
trees that were removed. Required landscaping trees will not be considered as
replacement trees for those trees that are removed (MCC 12-13-13-3).
A revised landscape plan, shall be submitted for review and approval with the
submittal of the Final Plat application(s). The plan must include sizes and
species of trees, shrubs, berming/swale details, and all proposed ground
cover/treatment.
6. An underground, pressurized irrigafion system shall be installed to all landscape
areas per the approved specifications and in accordance with MCC 12-13-8 and
MCC 9-1-2.
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 MCC 12-4-13. Plans will need to 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 not be obtained, plans will be reviewed
and approved by the City Engineer prior to final plat signature.
A drainage plan designed by a State of Idaho licensed architect or engineer is
required and shall be submitted to the City Engineer (Ord. 557, 10-1-91) for all
off-street parking areas. Storm water treatment and disposal must be designed in
accordance with Department of Environmental Quality 1997 publication Catalog
of Storm Water Best Management Practices for Idaho Cities and Counties and
City of Meridian standards and policies. Off-site disposal into surface water is
prohibited unless the jurisdiction which has authority over the receiving stream
provides written authorization prior to development plan approval. The applicant
is responsible for filing all necessary applications with the Idaho Department of
Water Resources regarding Shallow Injection Wells.
9. Contact Bill Gregory at Sanitary Service Company SSC (888-3999) for detailed
review of your proposed dumpster locations and design. Submit stamped
(approved) plans with your Certificate of Zoning Compliance (CZC) application.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF A SIX LOT
COMMERCIAL SUBDIVISION ON 5.23 ACRES IN A L-O ZONE FOR VALENCIA PLAZA
SUBDIVISION, BY ASPEN GROVE DEVELOPMENT, LLC - PP-04-010 -Page 3
10. Sanitary sewer and water service to this site shall be via main line extensions from
existing mains installed adjacent to the property. The applicant shall be required
to extend sewer and water mains to and through the proposed development,
thereby making them available to the adjacent properties. The Applicant shall
coordinate main sizing and routing with the Public Works Department. Mains
shall follow driveways and not fall under landscape islands. Cover over the
sanitary sewer shall be no less that three-feet from finish grade to the top of pipe.
Applicant shall execute City of Meridian standard forms of easements, for any
mains that are required to provide service.
11. Maintenance of all common areas, including but not limited to: drive aisles,
parking areas, landscaping, etc., shall be the responsibility of the Valencia Plaza
Business Owners Association.
12. A fmal plat shall be filed with the County Recorder within one year after written
approval by the Council (MCC 12-3-8). The Applicant shall have one year from
the approval date of the final plat, to begin construction of the public utilities and
one year thereafter to complete construction of those public facilities (MCC 12-2-
4).
STANDARD PLAT CONDITIONS:
1. Prior to signature of the final plat(s) by the City Engineer, a letter of credit or cash
surety in the amount of 110% will be required for' all fencing, landscaping,
pressurized irrigation, sanitary sewer, water, etc. that has not been completed.
2. Streetlights may be required at locations designated by the Public Works
Department. All streetlights shall be installed at the expense of the applicant.
Typical locations are at street intersections and/or fire hydrants. Final design
locations and quantity are determined after power designs are completed by Idaho
Power Company. The street light contractor shall obtain design and permit from
the Public Works Department prior commencing installations.
3. Down-shield or otherwise alter all exterior lighting, whether attached to the
building or located within the parking area, so that the light does not spill over
onto adjacent properties or rights-of--way. All parking lot lighting shall be in
accordance with Ordinance 11-14-4.C.
4. Please submit groundwater/soils monitoring data, as collected and analyzed by a
soils scientist, to the Public Works Department for review. Any drainage areas
(detention/retention basins) must be designed to ensure that water will percolate
or discharge with a period of time not to exceed 24-hours for all storms up to and
including a 100-year stone events. Side slopes within drainage areas shall not
exceed 3:1. Any portion of a drainage area not improved with sod/grass seed (or
other approved landscaping) shall not count towards the required open space area.
The project engineer should pay close attention to the results of field studies
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF A SIX LOT
COMMERCIAL SUBDIVISION ON 5.23 ACRES IN A L-O ZONE FOR VALENCIA PLAZA
SUBDIVISION, BY ASPEN GROVE DEVELOPMENT, LLC - PP-04-010 -Page 4
determining the groundwater, soil type & and characteristics during the design
and construction phases.
5. All signage shall be in accordance with the standards set forth in Section 11-14 of
the City Zoning and Development Ordinance. All sigriage is subject to design
review and shall require separate permits. Temporary or portable signs shall be
prohibited, and will be removed upon three (3) days notice to the applicant.
6. Coordinate mailbox locations with the Meridian Post Office.
Any existing domestic wells and/or septic systems within this project will have to
be removed from their domestic service per City Ordinance Section 9-1-4 and
9-4-8. Wells maybe used for non-domestic purposes such as landscape irrigation.
8. Compaction test results must be submitted to the Meridian Building Department
for all building pads receiving engineered backfill, where footing would sit atop
fill material.
9. Staffs failure to cite specific ordinance provisions or terms of the approved
annexation conditional use does not relieve the Applicant of responsibility for
compliance.
B. Adopt the Recommendations of ACHD as follows:
Site Specific Conditions of Approval
1. The applicant shall be required to construct a temporary turnaround at the
terminus of Gala Street or provide the District with an easement over the parking
lot for emergency services and the general public if not previously provided by
Resolufion Subdivision.
Should the applicant chose to construct a temporary turnaround at the terminus of
Gala Street the applicant shall be required to construct an ACHD approved
turnaround at the end of Gala Street. Submit a design of the turnaround for review
and approval by District staff
2. Utilize the existing driveway that is in alignment with Celebration Avenue as
proposed. This location meets District policy and shall be approved with this
applicafion. Commercial driveways will be constructed as curb-cut type facilities
if located on local streets. Therefore the applicant may construct acurb-cut in lieu
of a curb return with 15-foot radii.
Pave the driveway its full width (a maximum of 35-feet) and at least 30-feet into
the site beyond the edge of pavement Gala Street.
3. Construct an additional driveway on Gala Street located 25-feet west of the east
property line. This location meets District policy and shall be approved with this
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF A SIX LOT
COMMERCIAL SUBDIVISION ON 5.23 ACRES IN A L-O ZONE FOR VALENCIA PLAZA
SUBDIVISION, BY ASPEN GROVE DEVELOPMENT, LLC - PP-04-010 -Page 5
application. Commercial driveways will be constructed as curb-cut type facilities
if located on local streets. Therefore the applicant may construct acurb-cut in lieu
of a curb return with 15-foot radii.
Pave the driveway its full width (a maximum of 35-feet) and at least 30-feet into
the site beyond the edge of pavement Gala Street.
4. The applicant shall be required to repair any existing damaged sidewalk; curb and
gutter construction or replacement; replacement of unused driveways with
standard curb, gutter and sidewalk; installation of pedestrian ramps; pavement
repairs; signs; traffic control devises; and other similaz items in order to correct
deficiencies or replace deteriorated facilities. The applicant shall be required to
work with the Development staff to correct any deficiencies abutting the site
5. Comply with all Standard Conditions of Approval.
Standard Conditions of Approval
1. Any existing irrigation facilities shall be relocated outside oftheright-of--way.
2. All utility relocation costs associated with improving street frontages abutting the
site shall be borne by the developer.
3. Replace any existing damaged curb, gutter and sidewalk and any that maybe
damaged during the construction of the proposed development. Contact
Construction Services at 387-6280 (with file number) for details.
4. 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.
All design and construction shall be in accordance with the Ada County Highway
District Policy Manual, ISPWC Standards and approved supplements,
Construction Services procedures and all applicable ACHD Ordinances unless
specifically waived herein. An engineer registered in the State of Idaho shall
prepaze and certify all improvement plans.
6. The applicant shall submit revised plans for staff approval, prior to issuance of
building permit (or other required permits), which incorporates any required
design changes.
7. Construction, use and property development shall be in conformance with all
applicable requirements of the Ada County Highway District prior to District
approval for occupancy.
RECOMMENDATION TO CITY COUNCII. FOR PRELIMINARY PLAT APPROVAL OF A SIX LOT
COMMERCIAL SUBDIVISION ON 5.23 ACRES IN A L-O ZONE FOR VALENCIA PLAZA
SUBDIVISION, BY ASPEN GROVE DEVELOPMENT, LLC - PP-04-010 -Page 6
8. Payment of applicable road impact fees are required prior to building construction
in accordance with Ordinance #198, also known as Ada County Highway District
Road Impact Fee Ordinance.
9. 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-
800-342-1585) 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) aze compromised during
any phase of construction.
10. No change in the terms and conditions of this approval shall be valid unless they
aze in writing and signed by the applicant or the applicant's authorized
representative and an authorized representative of the Ada County Highway
District. The burden shall be upon the applicant to obtain written confirmation of
any change from the Ada County Highway District.
11. Any change by the applicant in the planned use of the property which is the
subject of this application, shall require the applicant to comply with all rules,
regulations, ordinances, plans, or other regulatory and legal restrictions in force at
the time the applicant or its successors in interest advises the Highway District of
its intent to change the planned use of the subject property unless a
waiver/variance of said requirements or other legal relief is granted pursuant to
the law in effect at the time the change in use is sought.
C. Adopt the Meridian Fire Department Recommendations as follows:
A fire hydrant will be required to serve this development. Final Approval of the
fire hydrant location shall be by the Meridian Fire Department.
a. Fire Hydrants shall have the 4 %" outlet face the main street or parking lot
aisle.
b. The Fire hydrant shall not face a street which does not have addresses on
it.
c. Fire hydrant markers shall be provided per Public Works spec.
d. Locations with fire hydrants shall have the curb painted red 10' to each
side of the hydrant location.
e. Fire Hydrants shall be placed on corners.
f. Fire hydrants shall not have any vertical obstructions to outlets within 10'.
2. All entrance and internal roads shall have a turning radius of 28' inside and 48'
outside.
3. Any roadway greater than 150-feet in length that is not provided with an outlet
shall be required to have a Fire Department approved turnaround. Provide a 20'
wide Fire Lane for all internal drive aisles.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF A SIX LOT
COMMERCIAL SUBDIVISION ON 5.23 ACRES IN A L-O ZONE FOR VALENCIA PLAZA
SUBDIVISION, BY ASPEN GROVE DEVELOPMENT, LLC - PP-04-010 -Page 7
4. Fire lanes and streets shall have a vertical cleazance of 13'6". This includes
mature landscaping.
5. Commercial and office occupancies will require afire-flow consistent with the
International Fire Code to service the proposed project. Fire hydrants shall be
placed an average of 300' apart.
6. Operational fire hydrants and temporary or permanent street signs are required
before combustible construction begins.
7. The proposed office will have an unknown transient population and will have an
unknown impact on Meridian Fire Department call volumes. The Meridian Fire
Department has experienced 2397 responses in the year 2003. According to a report
completed by Fire & Emergency Services Consulting Group, our requests for
service are projected to reach 2800 in the yeaz 2005 and 3800 by the year 2010.
8. The proposed project lies outside the five-minute response zone goal.
Achievement of this goal is subject to budgetary constraints and is intended to
enhance the probability of a favorable outcome on a request for Basic Life
Support. The budget constraints are typically defined as capital outlay for
facilities that are located within 1.5 miles from a given location and sufficient
operational funds to staff the facilities.
9. The first digit of the office suites shall correspond to the floor level.
10. All processes & storage practices shall be required to comply with the International
Fire Code.
D. Adopt the Recommendations of the Sanitary Services Company (SSC) as follows:
1. Overhead Clearance: Prior to issuance of a certificate of zoning compliance, the
applicant shall provide a site plan that has a minimum of 13 ft. clearance for
service vehicle height, including power and telecommunication lines. This
requirement increases to 22 ft. clearance at container service locations.
2. Waste enclosure access: Prior to issuance of a certificate of zoning compliance,
the applicant shall provide a site plan that has drive-on capability for 6 and 8
cubic yazd. Containers. Allow a minimum of 60 ft. frontal cleazance for such
containers.
3. Waste enclosure locations: There is a concern that the enclosures are not located
to minimize service vehicle backing-up requirements. Large waste vehicles have
blind spots when backing up is required. 98% of waste vehicle accidents occur
when backing-up. Please contact Bill Gregory at SSC (888-3999) to discuss this
matter prior to issuance of the certificate of zoning compliance.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF A SIX LOT
COMMERCIAL SUBDIVISION ON 5.23 ACRES IN A L-O ZONE FOR VALENCIA PLAZA
SUBDIVISION, BY ASPEN GROVE DEVELOPMENT, LLC - PP-04-010 -Page 8
4. Enclosure Numbers and or capacity: There is a concern that you have not
provided enough enclosures to meet waste generation points and volumes that
may be generated by the proposed development. Please contact Bill Gregory at
SSC (888-3999) to discuss this matter prior to issuance of the certificate of zoning
compliance.
5. Turning Radius: Prior to issuance of a certificate of zoning compliance, the
applicant shall provide a site plan that has a minimum of 50 ft. fuming radius.
6. Waste enclosure Pad: Prior to issuance of a certificate of zoning compliance, the
applicant shall provide a site plan that has a concrete pad inside of all enclosures.
7. Waste enclosure aprons: Prior to issuance of a certificate of zoning compliance,
the applicant shall provide a site plan that has an 8 ft. concrete apron in front of all
waste enclosures greater than 6 and 8 cubic yards.
8. Waste enclosure gate locks: Prior to issuance of a certificate of zoning
compliance, the applicant shall provide a site plan that has gate locks for both
open and closed positions.
9. Waste enclosure dimensions: Prior to issuance of a certificate of zoning
compliance, the applicant shall provide a site plan that has a minimum of 10 ft.
clearance inside of the enclosure gates with the gates in the open position.
10. Waste enclosure bumpers or stops: Prior to issuance of a certificate of zoning
compliance, the applicant shall provide a site plan that has bumpers or stops
inside of the enclosure to prevent the container from damaging enclosure walls
and gates.
11. Waste enclosure user access: When possible, design the enclosure with an easy
pedestrian access point other than the front gates. This will insure less mess in the
enclosure as well as reduce gate damage.
12. Please contact Bill Greeorv at SSC (888-3999) for detailed review of vour
proposal and submit stamped (approved) plans with vour Certificate of Zoning
Compliance (CZCI application.
E. Adopt the Recommendations of the Meridian Police Department as follows:
1. To increase emergency access to the site, the applicant shall provide cross access
to the property to the west.
F. Adopt the Recommendations of the Meridian Parks Department as follows:
The Parks Department has no concerns with the site design as submitted with the
application.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF A SIX LOT
COMMERCIAL SUBDIVISION ON 5.23 ACRES IN A L-O ZONE FOR VALENCIA PLAZA
SUBDIVISION, BY ASPEN GROVE DEVELOPMENT, LLC - PP-04-010 -Page 9
G. Adopt the Recommendations of the Central District Health Department as
follows:
1. This proposal can be approved for central sewage & central water after written
approval from appropriate entities is submitted.
2. The Applicant's central sewage and central water plans must be submitted to and
approved by the Idaho Department of Health & Welfare, Division of
Environmental Quality.
3. Run-off is not to create a mosquito breeding problem.
4. Stormwater shall be pretreated through a grassy swale prior to discharge to the
subsurface to prevent impact to groundwater and surface water quality.
5. The engineers and architects involved with the design of the subject project shall
obtain current best management practices for stormwater disposal and design a
stormwater management system that prevents groundwater and surface water
degradation.
RECOMMENDATION TO CITY COUNCIL FOR PRELIMINARY PLAT APPROVAL OF A SIX LOT
COMMERCIAL SUBDIVISION ON 5.23 ACRES IN A L-OZONE FOR VALENCIA PLAZA
SUBDIVISION, BY ASPEN GROVE DEVELOPMENT, LLC - PP-04-010 -Page 10